Disclaimer: This article is for informational purposes only and is not legal advice. New York law is exceptionally complex with overlapping state, city, and county regulations. Always consult a qualified New York real estate attorney.
New York ranks among the most tenant-protective states in the country. Between statewide regulations, the Housing Stability and Tenant Protection Act of 2019, the Good Cause Eviction law, and New York City's extensive local ordinances, landlords in New York face more regulatory obligations than in almost any other market. The upside is strong rental demand and premium rents — but only if you navigate the legal landscape correctly.
Key developments for 2025–2026
NYC rent stabilization increases: 2.75% / 4.5%
The New York City Rent Guidelines Board set the allowable rent increases for stabilized apartments with leases commencing October 1, 2025 through September 30, 2026 at 2.75% for one-year leases and 4.5% for two-year leases. These are the maximum increases landlords can impose on the approximately one million rent-stabilized apartments in NYC.
Outside of NYC, different jurisdictions have their own rent guidelines boards with separate rates. Landlords with stabilized units must verify the applicable rate for their specific location and lease period.
NYC increases enforcement of tenant protections
In early 2026, the NYC Mayor's Office issued Executive Order 08, directing multiple city agencies to prioritize enforcement of laws protecting tenants from abusive landlord practices. This includes coordinated enforcement across the Mayor's Office to Protect Tenants (MOPT), the Department of Housing Preservation and Development (HPD), and the Department of Consumer and Worker Protection (DCWP). Public hearings are being conducted in all five boroughs to hear tenant complaints.
This signals increased scrutiny on landlord compliance across the city. NYC landlords should ensure their operations are fully compliant with all housing codes, disclosure requirements, and rent regulations.
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Rent control and rent stabilization
New York has two separate systems: rent control (covering tenants or their lawful successors who have lived in their apartment continuously since before July 1, 1971) and rent stabilization (covering most apartments in buildings with 6+ units built before 1974 in NYC). Rent-controlled apartments become rent-stabilized when the original tenant or successor vacates. For stabilized units, annual increases are set by the Rent Guidelines Board. The 2019 Housing Stability and Tenant Protection Act made stabilization permanent — apartments can no longer be deregulated through vacancy or high-rent thresholds.
Good Cause Eviction
New York's Good Cause Eviction law (signed in 2024) provides protections for tenants in non-regulated units in many jurisdictions. Under this law, landlords cannot evict tenants or fail to renew leases without "good cause." Unreasonable rent increases can also be challenged as constructive eviction. The law has various exemptions including owner-occupied buildings with 10 or fewer units, newer construction, and units above certain rent thresholds. The specifics are complex and locality-dependent — consult an attorney if your properties may be affected.
Security deposits
Security deposits in New York are capped at one month's rent for all residential units (changed from higher limits by the 2019 law). Deposits must be held in a separate interest-bearing account, and tenants must be notified of the bank name and address. Landlords must return the deposit within 14 days of move-out with an itemized statement of any deductions. Failure to return the deposit on time can result in the landlord forfeiting the right to make deductions.
Eviction process
New York evictions require proper notice, and the process varies by situation. For nonpayment, landlords must serve a 14-day rent demand before filing in court. For holdover (lease expiration or violation), notice requirements vary: 30 days for tenancies of less than one year, 60 days for 1–2 year tenancies, and 90 days for tenancies of 2+ years. Eviction cases are filed in Housing Court (NYC) or local courts. The process can be lengthy — often 3–6 months or longer, especially in NYC where courts have significant backlogs. Self-help evictions are strictly prohibited and can result in criminal charges.
Habitability
New York's warranty of habitability is broad and requires landlords to maintain safe, livable conditions including working plumbing, heat (between October 1 and May 31, with specific temperature requirements), hot water, working electrical systems, pest-free conditions, and structural integrity. In NYC, the Department of Housing Preservation and Development (HPD) actively enforces housing codes and can issue violations that carry fines.
Right of entry
Landlords must provide "reasonable" notice before entering — generally interpreted as at least 24 hours. Entry is permitted for repairs, inspections, and showings to prospective tenants (during the last 30 days of a lease). Emergency entry is always allowed without notice.
Required disclosures
New York requires extensive disclosures including lead paint (pre-1978), bedbug history (NYC), window guard notice (NYC, where children under 10 reside), sprinkler system notification, rent stabilization status and rider (if applicable), stove knob covers (NYC, where children under 6 reside), and the identity of the property owner (even if managed by an agent).
NYC-specific rules
New York City has a thick layer of additional regulations that apply only within the five boroughs. The Rent Stabilization Code governs approximately one million apartments. HPD actively inspects buildings and issues violations with associated fines. The Housing Court handles the vast majority of landlord-tenant disputes and has tenant-favorable procedures. Heat and hot water requirements are specific and strictly enforced: heat season runs October 1 through May 31, with daytime indoor temperatures required to be at least 68°F (when outdoor temps are below 55°F) and nighttime temperatures at least 62°F. Hot water must be available 24/7 at a minimum of 120°F.
Outside NYC
Upstate New York and Long Island have different dynamics. While state law applies everywhere, many of the most restrictive regulations (rent stabilization, HPD enforcement, specific disclosure requirements) are NYC-specific. Landlords in markets like Buffalo, Rochester, Syracuse, and Albany generally face fewer regulatory hurdles, though the Good Cause Eviction law may apply in many of these jurisdictions. Always check your specific municipality's local ordinances.
Practical compliance checklist for 2026
To stay compliant in New York in 2026, verify whether your units are subject to rent stabilization and the applicable increase percentages. Ensure security deposits are held in separate interest-bearing accounts with proper tenant notification. Review your lease templates for all required disclosures (lead paint, bedbug history, window guards, etc.). Document all tenant communications in writing — New York courts expect a paper trail. Budget for the reality that evictions in NYC can take 3–6+ months. If your properties may be affected by Good Cause Eviction, consult an attorney to understand your obligations. Maintain heat and hot water records during heat season to demonstrate compliance if challenged.
The bottom line
New York is one of the most challenging states for landlords from a regulatory perspective, but it also offers some of the strongest rental demand and highest rents in the country. Success in New York requires meticulous compliance, thorough documentation, and professional legal guidance. The landlords who thrive here are the ones who treat compliance as a core part of their business operations — not an afterthought.