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NYC Just Froze Rents to 0%
Calculate your rent-stabilized apartment’s maximum allowable increase under the NYC Rent Guidelines Board — including the historic 0% rent freeze for 2026–2027 leases.
Uses RGB Orders #57 and #58. Reflects HSTPA 2019 amendments. For informational purposes only.
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How NYC Rent Stabilization Works
New York City’s Rent Stabilization system is the largest rent regulation program in the United States, covering approximately one million apartments. Stabilized rents are governed by the Rent Guidelines Board (RGB), which votes annually on the maximum percentage increase landlords can charge when renewing leases.
Rent stabilization generally applies to apartments in buildings with six or more units built between February 1, 1947 and January 1, 1974. Buildings constructed after 1974 may also be covered if they received tax abatements such as 421-a, J-51, or the newer 485-x program, which require rent stabilization as a condition of the benefit.
The Housing Stability and Tenant Protection Act of 2019 (HSTPA) fundamentally changed rent stabilization in New York. Before HSTPA, landlords could raise rents significantly through vacancy bonuses, high-rent deregulation, and preferential rent resets. HSTPA eliminated all of these mechanisms, making rent stabilization effectively permanent for covered apartments.
Key changes under HSTPA 2019 include: the elimination of vacancy bonuses (landlords can no longer add 20% on turnover), the end of vacancy decontrol (apartments can no longer exit stabilization when rent crosses a threshold), the elimination of high-income deregulation, the locking of preferential rents as the base for calculating future increases, and new caps on Individual Apartment Improvements (IAI) and Major Capital Improvements (MCI).
Each year, the RGB sets separate rates for one-year and two-year lease renewals. These rates take effect for leases commencing on or after October 1 of each year. The current rates are set by RGB Orders #57 and #58, with Order #58 implementing a historic 0% rent freeze for leases commencing October 2026 through September 2027.
Landlords are required to offer a renewal lease at least 90 to 150 days before the existing lease expires, using the DHCR-prescribed renewal lease form. Tenants have 60 days to accept the renewal offer. Failure to offer a timely renewal does not terminate the tenancy — the tenant remains on the same terms until a proper renewal is offered.
The security deposit for any residential rental in New York is capped at one month’s rent statewide under HSTPA. Late fees are limited to the lesser of $50 or 5% of rent. Application fees cannot exceed $20.
The 0% Rent Freeze Explained
On June 2026, the NYC Rent Guidelines Board voted to implement RGB Order #58, setting both the one-year and two-year lease renewal increases at 0% for leases commencing between October 1, 2026 and September 30, 2027. This is a historic rent freeze — the first time both renewal types have been set to zero simultaneously.
For landlords, this means that rent-stabilized tenants renewing their leases during this period cannot be charged any increase on their current legal regulated rent. The freeze applies regardless of whether the lease is a one-year or two-year renewal.
Important context: the freeze applies to the RGB guideline increase only. It does not affect MCI surcharges that are already in effect (though new MCIs are capped at 2% of rent annually), nor does it change the legal regulated rent for purposes of future calculations. When Order #59 is voted on in 2027, increases will be calculated from the same base rent as before the freeze.
For leases commencing between October 1, 2025 and September 30, 2026, the prior RGB Order #57 rates still apply: 3.0% for one-year renewals and 4.5% for two-year renewals. The calculator above automatically determines which order applies based on your lease commencement date.
Which Apartments Are Rent-Stabilized?
Rent stabilization applies to apartments that meet specific criteria. The primary categories are:
- Pre-1974 buildings with 6+ units — buildings with six or more residential units built between February 1, 1947 and January 1, 1974 are generally covered
- 421-a tax abatement buildings — newer buildings that received the 421-a (now expired) tax benefit must maintain rent stabilization for the duration of the abatement
- J-51 tax abatement buildings — buildings that received J-51 rehabilitation tax benefits are subject to stabilization during the benefit period
- 485-x tax abatement buildings — the successor to 421-a, requiring permanent affordability provisions
- Loft Law conversions — certain converted loft units covered under the Loft Law become rent-stabilized
Under HSTPA 2019, there is no vacancy decontrol. Apartments that were previously deregulated when rent exceeded the threshold cannot be removed from stabilization. Once stabilized, an apartment remains stabilized permanently, regardless of how high the rent goes.
To verify whether a specific apartment is rent-stabilized, check the unit’s registration with the NYC Rent Guidelines Board or the DHCR rent history for the apartment.
HSTPA 2019 Key Changes
The Housing Stability and Tenant Protection Act of 2019 made sweeping changes to rent regulation in New York. Here are the provisions that most affect landlords:
| Provision | Before HSTPA | After HSTPA |
|---|---|---|
| Vacancy Bonus | Up to 20% increase on turnover | Eliminated |
| Vacancy Decontrol | Units deregulated above rent threshold | Eliminated |
| High-Income Deregulation | Units deregulated for high-income tenants | Eliminated |
| Preferential Rent | Could revert to legal rent at renewal | Locked as base for increases |
| IAI Cap | Unlimited spending, permanent rent increase | $30,000 over 15 years, expires after 30 years |
| MCI Cap | 6% annual cap, permanent increase | 2% annual cap, expires after 30 years |
| Security Deposit | Varied / no statewide cap | Maximum 1 month statewide |
| Late Fees | Varied | $50 or 5% of rent, whichever is less |
| Application Fees | Varied | $20 maximum |
IAI and MCI Caps Under HSTPA
Individual Apartment Improvements (IAI) allow landlords to increase the legal regulated rent after making improvements to a specific apartment (new kitchen, bathroom renovation, etc.). Under HSTPA 2019:
- Total IAI spending is capped at $30,000 over any 15-year period
- The resulting rent increase expires after 30 years (no longer permanent)
- The monthly increase is calculated as 1/180th of the total cost (buildings with 35 or fewer units) or 1/168th (36+ units)
- Landlords must file documentation with DHCR and retain receipts
Major Capital Improvements (MCI) allow building-wide rent increases for significant capital work (new boiler, roof, windows, elevator, etc.). Under HSTPA 2019:
- The annual MCI surcharge is capped at 2% of the tenant’s current rent per year (previously 6%)
- MCI increases expire after 30 years (no longer permanent)
- The total MCI increase is amortized over 12 years (buildings with 35 or fewer units) or 12.5 years (36+ units)
- DHCR approval is required, and tenants may challenge the application
Frequently Asked Questions
What is the maximum rent increase for rent-stabilized apartments in 2026?
It depends on when your lease commences. For leases starting between October 1, 2025 and September 30, 2026 (RGB Order #57), the maximum increase is 3.0% for a one-year renewal and 4.5% for a two-year renewal. For leases starting between October 1, 2026 and September 30, 2027 (RGB Order #58), both one-year and two-year renewals are set at 0% — a complete rent freeze.
Is my apartment rent-stabilized?
Rent stabilization generally applies to apartments in NYC buildings with six or more units built between February 1, 1947 and January 1, 1974. Buildings with 421-a, J-51, or 485-x tax abatements are also covered. To confirm, you can request the apartment’s rent history from the DHCR (Division of Housing and Community Renewal) or check your lease — rent-stabilized leases include specific riders and use the DHCR-prescribed renewal form.
What does the 0% rent freeze mean for landlords?
Under RGB Order #58 (October 2026 – September 2027), landlords of rent-stabilized apartments cannot increase rent at all when renewing leases. This applies to both one-year and two-year renewals. Existing MCI surcharges already in effect continue, but no new RGB guideline increase can be added. Landlords must still offer renewal leases on the same terms. The freeze does not reduce existing rents — it simply prevents any increase for that lease period.
What is preferential rent and how does HSTPA affect it?
Preferential rent is when a landlord charges less than the legal maximum rent for a rent-stabilized apartment. Before HSTPA, landlords could reset the rent to the full legal maximum at renewal, sometimes resulting in massive increases. Under HSTPA 2019, the preferential rent is now locked as the base for calculating all future increases. Landlords can no longer revert to the higher legal rent at renewal. This is one of the most significant tenant protections in the law.
Can a rent-stabilized apartment ever be deregulated?
Under HSTPA 2019, the traditional pathways to deregulation have been eliminated. Vacancy decontrol (removing units when rent exceeds a threshold) and high-income deregulation are both gone. Once an apartment is rent-stabilized, it remains stabilized permanently. The only exceptions are buildings where a tax abatement (421-a, J-51) expires and the building was not otherwise subject to stabilization, or certain co-op/condo conversions with specific regulatory treatment.
What are the IAI and MCI caps under HSTPA?
Individual Apartment Improvements (IAI) are now capped at $30,000 over any 15-year period, and the resulting rent increase expires after 30 years. Major Capital Improvements (MCI) surcharges are capped at 2% of the tenant’s rent per year (down from 6%) and also expire after 30 years. Both changes significantly limit landlords’ ability to increase rents through capital improvements.
What is the maximum security deposit in New York?
Under HSTPA 2019, the maximum security deposit for any residential rental in New York State is one month’s rent. This applies to all apartments, not just rent-stabilized ones. Landlords cannot collect last month’s rent, pet deposits, or any other upfront payment beyond the first month’s rent and the one-month security deposit. Application fees are capped at $20, and late fees are limited to the lesser of $50 or 5% of the monthly rent.
When do the current RGB rates change?
The Rent Guidelines Board votes each June on rates for the upcoming lease year, which runs from October 1 through September 30. RGB Order #58 (the 0% freeze) applies to leases commencing between October 1, 2026 and September 30, 2027. RGB Order #59 will be voted on in June 2027 and will apply to leases commencing October 1, 2027 onward. The applicable order depends on the commencement date of the renewal lease, not the date the renewal is signed.
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