New York City Landlord Rules

Rent stabilization and Good Cause Eviction

Which units are rent stabilized

Generally, units in buildings with 6 or more units built before 1974. Units in newer buildings can also be stabilized as a condition of a tax benefit or affordable housing program (for example J-51 or 421-a). Most 2–4 family houses are not stabilized, but check a unit’s DHCR registration history before you assume it is free market.

Current stabilized lease increases

For leases starting October 1, 2025 through September 30, 2026: 3% for a 1-year lease and 4.5% for a 2-year lease (Rent Guidelines Board Order #57). For leases starting October 1, 2026 through September 30, 2027: 0% for both 1-year and 2-year leases (Order #58, adopted June 25, 2026). A landlord challenge to Order #58 is pending in state court, so check for updates before signing renewals.

Stabilized renewals and registration

Offer a renewal on DHCR Form RTP-8 between 90 and 150 days before the lease ends, with a 1- or 2-year term at the tenant’s choice (Rent Stabilization Code §2523.5). Register every stabilized unit with DHCR each year using rents as of April 1, file by July 31, and give each tenant a copy of their unit’s registration. Late registration can bring a fine of $500 per unit for each month it is late.

Good Cause Eviction coverage

Good Cause applies automatically in New York City (RPL §212). It covers most market-rate units, but not a landlord who owns 10 or fewer units anywhere in New York State, an owner-occupied building with 10 or fewer units, buildings with a certificate of occupancy issued on or after January 1, 2009 (for 30 years), condos and co-ops, units already rent regulated, or units renting above 245% of HUD fair market rent (RPL §214). For the small-landlord test, units owned through LLCs and other entities count toward each owner.

Good Cause rent increase standard (2026)

Increases above 5% plus regional inflation, capped at 10%, are presumptively unreasonable (RPL §211(8)). DHCR’s 2026 notice lists 3.38% inflation for the New York City area, so increases above 8.38% are presumed unreasonable for covered units. The landlord can still try to justify a higher increase in court, for example with documented cost increases.

Good Cause high-rent exemption

In New York City, units renting for more than 245% of HUD fair market rent are not covered. Under DHCR’s 2026 notice the thresholds for all five boroughs are $6,196 for a studio, $6,505 for a 1-bedroom, $7,130 for a 2-bedroom, $8,928 for a 3-bedroom and $9,700 for a 4-bedroom per month.

Registration and annual filings

HPD property registration

Required every year for buildings with 3 or more units, and for 1–2 family homes where neither the owner nor the owner’s immediate family lives (Admin. Code §27-2097). The annual deadline is September 1. HPD’s $13 fee is billed by the Department of Finance on the property tax statement.

If you are not registered

An unregistered owner cannot bring a nonpayment case against a tenant, certify that violations were corrected, or request a violation dismissal (Admin. Code §27-2107). Civil penalties also apply under Local Law 71 of 2023.

Bed bug annual filing

Owners file bed bug infestation counts for the building with HPD each year between December 1 and December 31, covering November 1 through October 31. Give each tenant the filing receipt at every new lease and renewal, or post it in a prominent place in the building (Admin. Code §27-2018.1; Local Law 69 of 2017).

Fees, screening and applicants

Broker fees (FARE Act)

Since June 11, 2025, a broker hired by the landlord, including a listing agent, cannot charge the tenant a fee. The landlord pays that broker (Local Law 119 of 2024). Listings must clearly disclose every fee a tenant will pay.

Fee disclosure

Before the lease is signed, give the tenant an itemized written list of every fee payable to you or your agent, with a description of each. The tenant signs it before the lease, you give them a copy, and you keep the signed copy for 3 years.

Application and screening fees

No application or processing fee is allowed. You may charge only the actual cost of a background or credit check, up to $20, and you must give the applicant a copy of the report and receipt. Waive the fee if the applicant provides a check from the last 30 days (RPL §238-a(1), statewide).

Criminal history (Fair Chance Housing)

Since January 1, 2025, you may run a criminal background check only after reviewing other qualifications and making a written conditional offer, and you must first give the Fair Chance Housing Notice of Rights. Only felony convictions from the last 5 years, misdemeanor convictions from the last 3 years, and current sex offense registration may be considered. The applicant gets 5 business days to respond before any denial, and any denial must be explained in writing (Local Law 24 of 2024). Exempt: owner-occupied buildings with 2 or fewer units.

Source of income

You cannot refuse a tenant or applicant because they use Section 8, CityFHEPS or another voucher or public assistance (NYC Human Rights Law, Admin. Code §8-107(5)). Where a voucher sets the tenant’s share of rent by income, you cannot add a minimum income or guarantor requirement. The only exemption for small owners is a unit in a 2-family building where you or your family live, if the unit was not publicly advertised and receives no public assistance.

Entry, notices and evictions

Entry and access

Tenants must allow access for inspections and required repairs at reasonable times (Admin. Code §27-2008). Give at least 24 hours’ notice for an inspection and at least 1 week’s written notice before starting non-urgent repairs (28 RCNY §25-101). For urgent repairs such as a gas or water leak, written notice is not required, but you must still try to reach the tenant.

Good Cause notice

Include DHCR’s Good Cause Eviction notice with every new and renewal lease, every 14-day rent demand, every non-renewal notice and every eviction petition (RPL §231-c). Landlords who are exempt still give the notice and mark the reason for the exemption.

Housing Court

Nonpayment and holdover cases are filed in the Housing Part of NYC Civil Court in the borough where the unit is located. A current HPD registration is required to bring a nonpayment case. A landlord claiming the Good Cause small-landlord exemption must disclose each owner and the units each owns.

Right to Counsel

Tenants facing eviction in Housing Court get a free lawyer citywide if household income is at or below 200% of the federal poverty level, and brief legal advice above that level (Admin. Code §26-1301 et seq.). Expect cases with represented tenants to take longer.

Lockouts

Anyone who has lived in a unit for 30 consecutive days or more can only be removed by a court-ordered eviction carried out by a city marshal. Changing locks, removing belongings or cutting services to force someone out is an unlawful eviction (Admin. Code §26-521).

Heat, lead and safety rules

Heat and hot water

Heat season runs October 1 to May 31. From 6 a.m. to 10 p.m., keep units at 68°F or more when it is below 55°F outside. From 10 p.m. to 6 a.m., keep units at 62°F or more regardless of outside temperature. Hot water must be at least 120°F all year (Admin. Code §§27-2029, 27-2031). Penalties start at $250–$500 per day for a first violation.

Lead paint

Applies to buildings with 3 or more units built before 1960 (or 1960–1978 if you know there is lead paint) and to tenant-occupied units in pre-1960 1–2 family homes (Local Law 1 of 2004). Send the annual notice between January 1 and January 16 and collect it by February 15. If a child under 6 lives in or spends 10 or more hours a week in the unit, inspect each year. At each turnover, fix lead hazards and abate friction surfaces on doors and windows. Keep records for 10 years.

Lead paint XRF testing

All rental units and common areas covered by the lead law had to be XRF tested by an independent EPA-certified inspector by August 9, 2025 (Local Law 31 of 2020). This includes rental units in 1–2 family homes. If a child under 6 moves in, testing is due within 1 year. Missing the deadline can bring a Class C violation and penalties of $1,500 per unit.

Window guards

In buildings with 3 or more units, install approved window guards in any unit where a child 10 or younger lives, or when a tenant asks in writing (NYC Health Code §131.15). Notify tenants in the lease and in the annual January notice.

Stove knob covers

In buildings with 3 or more units, provide stove knob covers for gas stoves where a child under 6 lives, or to any household that asks. Send the annual notice by January 16 (Admin. Code §27-2056.4).

Mold and pests (Local Law 55)

In buildings with 3 or more units, inspect each unit yearly for mold, roaches, mice and rats, and clean and fix these conditions before a new tenant moves in. Give each new tenant the Local Law 55 notice and fact sheet with the lease (Admin. Code §27-2017 et seq.).

Detectors

Install smoke detectors in every unit of a building with 3 or more units, and a carbon monoxide detector in every unit of a 3+ unit building or non-owner-occupied 1–2 family home with fuel-burning appliances. Natural gas detectors are required in these buildings if they have gas piping, starting January 1, 2027. Tenants can be billed $25 per detector, within 1 year of installation.

Steam radiators

Buildings with 3 or more units and steam heat must have radiators inspected at least every 2 years in units with a child under 6 and in common areas (Local Law 151 of 2025). HPD began enforcing the law in May 2026. Annual tenant notices start in January 2027 (deliver January 1–16, collect by February 15).

Required disclosures

Local notices and disclosures in New York City

• Good Cause Eviction notice with every new and renewal lease, rent demand, non-renewal notice and eviction petition (RPL §231-c)
• Rent Stabilization Lease Rider and a copy of the unit’s annual DHCR registration (stabilized units only)
• FARE Act itemized fee disclosure, signed by the tenant before the lease (Local Law 119 of 2024)
• Fair Chance Housing Notice of Rights before any criminal background check (Local Law 24 of 2024)
• Bed bug infestation history for the past year on DHCR Form DBB-1 with every new lease (Admin. Code §27-2018.1)
• Bed bug annual filing receipt at each new lease and renewal, or posted in the building
• Lead paint lease/commencement of occupancy notice and annual January notice (pre-1960 buildings and pre-1960 1–2 family rentals)
• Window guard lease notice and annual notice (buildings with 3 or more units)
• Indoor allergen hazards (Local Law 55) notice and fact sheet with the lease (buildings with 3 or more units)
• Annual stove knob cover notice by January 16 (buildings with 3 or more units)
• Smoke, carbon monoxide and natural gas detector notices at installation
• Annual steam radiator notice starting January 2027 (3+ unit buildings with steam heat)