Last updated: August 4, 2026
New York Landlord-Tenant Laws 2026: HSTPA + Rent Rules
New York has the most tenant-protective laws in the country. The 2019 HSTPA rewrote security deposit, eviction, and rent stabilization rules statewide. The 2024 Good Cause Eviction law added another layer. This guide covers every rule that applies to New York landlords in 2026.
Key Takeaways
- HSTPA 2019 (Housing Stability and Tenant Protection Act) — sweeping tenant protections statewide
- Good Cause Eviction (2024) — most tenants in buildings with 10+ units protected after lease expires
- Security deposits capped at 1 month’s rent statewide (HSTPA)
- 14-day deposit return deadline
- NYC Rent Stabilization: ~1 million units, separate from statewide law
- Late fees capped at $50 or 5% of monthly rent (whichever is less)
- No more “blacklisting” — screening reports cannot include eviction filings decided in tenant’s favor
New York landlord-tenant law is governed primarily by the Real Property Law (RPL), Real Property Actions and Proceedings Law (RPAPL), and the Housing Stability and Tenant Protection Act of 2019 (HSTPA). Security deposits are capped at one month’s rent, must be returned within 14 days, and held in interest-bearing accounts. The 2024 Good Cause Eviction law (RPL §226-c) requires landlords of buildings with 10 or more units to renew leases unless they can demonstrate “good cause” for non-renewal.
HSTPA 2019: What Changed
The Housing Stability and Tenant Protection Act of 2019 was the most significant overhaul of New York landlord-tenant law in a generation. Signed June 14, 2019, most provisions took effect immediately. These are the changes that affect every New York landlord.
Security Deposits
Capped at 1 month’s rent statewide. Previously unlimited outside NYC. Landlords must return deposits within 14 days. Must hold in interest-bearing account. No more “last month’s rent” as separate charge.
Late Fees
Capped at $50 or 5% of monthly rent, whichever is less. Late fees cannot be charged until rent is 5 days past due.
Application Fees
Capped at $20 statewide. Cannot charge separately for credit checks or background checks beyond this amount. Must provide a copy of the screening report to the applicant.
Rent Stabilization Strengthened
Eliminated vacancy decontrol (units can no longer exit stabilization when rent exceeds a threshold). Eliminated vacancy bonuses and most Individual Apartment Improvements (IAI) rent increases. Made preferential rent the permanent base rent.
Eviction Protections
14-day notice required before filing nonpayment proceedings. Courts must stay eviction for 1 year in hardship cases. Tenant blacklisting banned — screening reports cannot include dismissed or decided-in-favor-of-tenant eviction cases.
Good Cause Eviction (RPL §226-c)
Signed into law in April 2024, New York’s Good Cause Eviction law applies to most tenants in buildings with 10 or more residential units once their lease expires or if they are month-to-month. Landlords must demonstrate “good cause” to evict or decline to renew a lease.
Who Is Covered
- Tenants in buildings with 10+ units
- Month-to-month tenants
- Tenants whose lease has expired
- Not already covered by rent stabilization
Who Is Exempt
- Buildings with fewer than 10 units
- Owner-occupied buildings (1–3 family)
- Units renting above 245% of Fair Market Rent
- Tenants within first lease term
What Counts as “Good Cause”
- Nonpayment of rent
- Violation of a substantial obligation of the tenancy
- Nuisance or illegal use
- Refusal to provide access for repairs
- Owner or immediate family member intends to occupy (personal use)
- Withdrawal of unit from rental market
- Demolition or substantial renovation (requires permits)
Rent increase cap: Under Good Cause, rent increases that are “unreasonable” can serve as a basis for the tenant to challenge eviction. Courts will evaluate increases against the local CPI and comparable rents. Increases above 10% (or CPI + 5%, whichever is lower) are presumed unreasonable.
NYC Rent Stabilization
Approximately 1 million apartments in New York City are rent stabilized. This system is separate from the statewide Good Cause Eviction law and has its own rules, administered by the NYC Rent Guidelines Board (RGB).
Which Units Are Stabilized
Buildings with 6+ units built before January 1, 1974. Buildings that received J-51 or 421-a tax benefits. After HSTPA, units can no longer exit stabilization through vacancy decontrol or high-rent deregulation.
Annual Rent Increases
Set each year by the NYC Rent Guidelines Board (RGB). For leases commencing October 1, 2025 – September 30, 2026: typically 2–5% for 1-year renewals, 3–7% for 2-year renewals. The RGB vote occurs each June.
Succession Rights
Family members (including non-traditional family) who have lived in a rent-stabilized unit for 2+ years (1 year for seniors/disabled) can succeed to the lease if the named tenant dies or permanently leaves. Landlords cannot refuse a valid succession claim.
Preferential Rent (Post-HSTPA)
If a landlord charges rent below the legal regulated rent, that lower amount becomes the permanent base for calculating future increases. HSTPA eliminated the ability to reset to the legal regulated rent upon vacancy or renewal.
Security Deposit Rules
HSTPA fundamentally changed security deposit law across New York State. The rules below apply to all residential rentals statewide.
| Rule | Requirement |
|---|---|
| Maximum amount | 1 month’s rent (no exceptions) |
| Return deadline | 14 days after move-out |
| Account type | Interest-bearing account at a New York banking institution |
| Interest | Belongs to tenant (landlord may deduct 1% annual admin fee) |
| Pet deposit | Included in the 1-month cap — no separate pet deposit allowed |
| Last month’s rent | Cannot be collected — counts against the 1-month cap |
| Application fee | Capped at $20 statewide |
Deep dive: See our New York Security Deposit Laws guide for itemized deduction rules, interest calculations, and penalties for late returns.
Eviction Overview
New York has the slowest eviction process in the United States. NYC evictions routinely take 6–12 months; upstate cases move faster but still average 60–180 days. The process is governed by RPAPL Articles 7 and 7A.
| Notice Type | Period | When Used |
|---|---|---|
| 14-Day Demand for Rent | 14 days | Nonpayment of rent (NYC) |
| 30-Day Notice | 30 days | Lease expiration / month-to-month (tenancy < 1 year) |
| 60-Day Notice | 60 days | Tenancy of 1–2 years |
| 90-Day Notice | 90 days | Tenancy of 2+ years |
| Notice to Cure | 10 days (typical) | Lease violation (curable) |
Full guide: See our New York Eviction Process guide for step-by-step instructions, timelines, costs, and Right to Counsel information.
Required Disclosures
New York requires landlords to provide several disclosures to tenants before or at lease signing. Failure to disclose can void lease provisions or expose you to penalties.
Bed Bug History
Must disclose bed bug infestation history for the prior year. NYC landlords must file annual bedbug reports with HPD and share with tenants. (NYC Admin Code §27-2018.1)
Lead Paint (Federal + State)
Federal disclosure required for pre-1978 buildings. NYC Local Law 1 requires annual inspections and remediation for units with children under 6. Penalties up to $1,000/day for non-compliance.
Flood Zone
If the property is in a FEMA-designated flood zone, landlords must disclose this fact to prospective tenants in writing before signing the lease. (RPL §231-b)
Sprinkler System
Must disclose whether the building has a sprinkler system and its operational status. Required in writing in every residential lease. (RPL §231-a)
Rent Stabilization Status
NYC landlords must include a rent stabilization rider with stabilized leases disclosing the prior rent, any increases, and the tenant’s rights under the Rent Stabilization Code.
New York Landlord Compliance Quick Reference
A quick-reference summary of the most important landlord compliance requirements in New York.
| Category | Requirement |
|---|---|
| Security Deposit | Max 1 month; 14-day return; interest-bearing account |
| Late Fees | $50 or 5% of rent (whichever less); cannot charge until 5 days past due |
| Application Fee | $20 maximum; must provide copy of screening report |
| Termination Notice | 30/60/90 days based on tenancy length; Good Cause required for 10+ unit buildings |
| Heat | Oct 1 – May 31: 68°F (day, outside <55°F), 62°F (night) |
| Lead Paint | Federal disclosure + NYC Local Law 1 (annual inspection if child under 6) |
| Bed Bugs | 1-year history disclosure; NYC annual HPD filing |
| Retaliation | RPL §223-b protects tenants who complain; 1-year presumption of retaliation |
Frequently Asked Questions
Does Good Cause Eviction apply to my property?
Good Cause Eviction (RPL §226-c) applies to most tenants in buildings with 10 or more residential units after their initial lease term expires. It does not apply to owner-occupied buildings with 1–3 units, units renting above 245% of Fair Market Rent, rent-stabilized or rent-controlled units (which already have stronger protections), or tenants still within their first lease term. If your building has fewer than 10 units and you do not live in it, Good Cause does not apply.
Can I charge a pet deposit in New York?
No, not as a separate charge. HSTPA caps the total security deposit at one month’s rent, and this cap includes any pet deposit, last month’s rent, or any other upfront security charge. You cannot collect a pet deposit on top of a one-month security deposit. You may charge pet rent (a recurring monthly charge) as long as it is disclosed in the lease and is not structured as a disguised deposit.
How long does eviction take in New York?
New York has the slowest eviction process in the country. Upstate (outside NYC), a straightforward eviction typically takes 60–180 days. In New York City, the timeline is commonly 6–12 months due to Housing Court backlog, Right to Counsel (free tenant attorneys in certain zip codes), and mandatory adjournments. Nonpayment cases in NYC require a 14-day demand for rent before filing, and the court may grant stays of up to one year in hardship cases.
Related Resources
NY Eviction Process
Step-by-step guide to evicting a tenant in New York — timelines, costs, and Right to Counsel impact.
Read the guide →NY Security Deposit Laws
1-month cap, 14-day return, interest-bearing accounts, and penalties for late returns.
See the rules →NY Eviction Notice Templates
Free copy-paste notice templates with correct statutory language for New York landlords.
Get templates →NY Landlord-Tenant FAQ
20 answers to the most common New York landlord-tenant questions.
Read FAQ →Compliance Engine
Check your property’s compliance status instantly — free, no account required.
Check now →NY Property Management Fees
What property managers charge in New York and when self-managing makes more sense.
Compare fees →Stay compliant with New York landlord-tenant law
LeaseBase™ tracks HSTPA, Good Cause Eviction, rent stabilization rules, and deposit deadlines for your specific properties — and alerts you before you miss a requirement.
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Written by Rachid Abadli
Property manager and founder of LeaseBase
This guide covers New York landlord-tenant law under the Real Property Law, RPAPL, HSTPA (2019), and the Good Cause Eviction Act (2024). Sources verified against NY Legislative Information and NYC Housing Court records.
Disclaimer: The information on this page is provided for informational purposes only and does not constitute legal advice. New York landlord-tenant law is complex and varies significantly between NYC, the five boroughs, and upstate jurisdictions. Local ordinances may impose additional requirements beyond state law. You should consult a qualified New York attorney before taking any legal action. LeaseBase™ is not a law firm and does not provide legal services.