New York City, New York · City renter rules · Updated Oct 2026
New York City Tenant Rights: Rent Control, Evictions (2026)
What is different for renters in New York City compared with New York state law: rent control, just cause for eviction, eviction protections and repairs. In plain English from official city sources.
Short answer
About one million NYC apartments are rent stabilized, and for leases starting October 1, 2026 to September 30, 2027 the Rent Guidelines Board froze rents (0% for 1- and 2-year leases). Many other tenants are covered by the state Good Cause Eviction law, which applies automatically in NYC (some buildings are exempt). NYC also gives free lawyers to tenants facing eviction, bans landlord-side broker fees, and sets strict heat and hot water rules.
- Rent control
- Yes: 0% cap (covered units)
- Just cause for eviction
- Required (city rule)
- Relocation payments
- No city rule
- Free lawyer in eviction cases
- Yes, for eligible tenants
Rent control in New York City
- Who is covered
- Rent stabilized apartments: generally buildings with 6 or more units built before 1974 that are not co-ops or condos, plus newer buildings that got 421-a or J-51 tax breaks. Some units were deregulated before June 14, 2019 and stay deregulated. (A small number of older units are under rent control, which has its own rules.)
- Allowed increase in 2026
- Rent Guidelines Board Order #58: 0% for a 1-year lease and 0% for a 2-year lease starting October 1, 2026 through September 30, 2027 (rent freeze). For leases starting October 1, 2025 to September 30, 2026, Order #57 allowed 3% (1-year) and 4.5% (2-year).
- How to check if you are covered
- Ask NYS Homes and Community Renewal (HCR) through the Ask HCR portal (https://portal.hcr.ny.gov/app/ask) to confirm your apartment is stabilized and get its rent history. You can also search HCR's registered building list (https://apps.hcr.ny.gov/BuildingSearch/) or the RGB building lists by ZIP code.
Rent increase calculator for New York City
Enter your monthly rent to see the most your landlord may raise it under the cap, and check a proposed new rent. Nothing you type here is sent anywhere.
Just cause for eviction in New York City
- The rule
- Rent stabilized tenants have a right to a renewal lease and can only be evicted on grounds allowed by the rent laws. Most other tenants are covered by the state Good Cause Eviction law, which applies automatically in NYC: your landlord needs a legal reason (such as unpaid rent, a serious lease violation, nuisance, or the owner moving in) to evict you or refuse to renew. Under Good Cause, a rent increase above the local rent standard is presumed unreasonable; for renewals using the figures DHCR posted in July 2026 that is 8.38% (5% plus the 3.38% NYC-area CPI change for 2025), and the standard can never be more than 10%. Not covered: homes of a small landlord (someone who owns 10 or fewer units in New York State in total), buildings of 10 or fewer units where the owner lives, condo and co-op units, buildings with a certificate of occupancy issued on or after January 1, 2009 (for 30 years), units already under rent regulation or income-restricted affordable housing, and units renting for more than 245% of fair market rent (in NYC $6,196 for a studio, $6,505 for 1 bedroom, $7,130 for 2 bedrooms, $8,928 for 3 bedrooms).
Relocation payments in New York City
New York City has no general relocation payment rule.
Security deposits in New York City
New York City adds no deposit rules of its own; New York law applies: deposit limit 1 month's rent (with exceptions), returned within 14 days. Security deposit law in New York
Repairs and complaints in New York City
Call 311 or file online with the NYC Department of Housing Preservation and Development (HPD); HPD inspects and can issue violations. Heat season is October 1 to May 31: from 6am to 10pm the inside must be at least 68°F when it is below 55°F outside, and from 10pm to 6am at least 62°F no matter the outside temperature. Hot water must be at least 120°F all year. You can also bring an HP action in Housing Court to force repairs. Rent stabilized tenants can ask HCR for a rent reduction when services are cut.
Eviction protections in New York City
Right to Counsel (Universal Access): tenants facing eviction in NYC Housing Court or NYCHA termination cases can get free legal help in every ZIP code, regardless of immigration status. At your first court date say "I would like an attorney", or call 311 and ask for the Tenant Helpline.
Other New York City rules
- FARE Act (since June 11, 2025): a broker hired by the landlord, or listing the apartment with the landlord's permission, cannot charge you a broker fee, and all fees you must pay have to be disclosed before you sign. Complaints go to the Department of Consumer and Worker Protection (DCWP).
- Heat and hot water rules (see repairs) are city law and stricter than state law.
New York law that also applies
City rules add to state law. Where they differ, the stronger protection usually applies; if you are unsure, ask the city agency below.
- Deposit limit
- 1 month's rent (with exceptions)
- Deposit back within
- 14 days
- Notice for unpaid rent
- 14 days
- Notice before entry
- No statute
- Rent increase notice
- Required for any increase of 5% or more (and for non-renewal): 30 days if you have lived there less than 1 year, 60 days for 1 to 2 years, 90 days for 2 years or more.
Where to get help in New York City
Free tools
These tools use New York state law. New York City's rules above may give you more time or more money.
Deposit calculator
Check New York's deadline to return your deposit.
Eviction notice timeline
See the dates under New York law.
Repair request letter for New York
Ask your landlord in writing to fix the problem by a date. A written, dated request is the first step in almost every state, and it is proof that the landlord knew. Check the problems, add dates, then download the letter as PDF or Word (or copy it). Sign it, keep a copy and photos, and send it in a way you can prove.
Questions about renting in New York City
Is there rent control in New York City?
Rent stabilized apartments: generally buildings with 6 or more units built before 1974 that are not co-ops or condos, plus newer buildings that got 421-a or J-51 tax breaks. Some units were deregulated before June 14, 2019 and stay deregulated. (A small number of older units are under rent control, which has its own rules.)
How much can my rent go up in New York City in 2026?
Rent Guidelines Board Order #58: 0% for a 1-year lease and 0% for a 2-year lease starting October 1, 2026 through September 30, 2027 (rent freeze). For leases starting October 1, 2025 to September 30, 2026, Order #57 allowed 3% (1-year) and 4.5% (2-year).
Does my landlord need a reason to evict me in New York City?
Rent stabilized tenants have a right to a renewal lease and can only be evicted on grounds allowed by the rent laws. Most other tenants are covered by the state Good Cause Eviction law, which applies automatically in NYC: your landlord needs a legal reason (such as unpaid rent, a serious lease violation, nuisance, or the owner moving in) to evict you or refuse to renew. Under Good Cause, a rent increase above the local rent standard is presumed unreasonable; for renewals using the figures DHCR posted in July 2026 that is 8.38% (5% plus the 3.38% NYC-area CPI change for 2025), and the standard can never be more than 10%. Not covered: homes of a small landlord (someone who owns 10 or fewer units in New York State in total), buildings of 10 or fewer units where the owner lives, condo and co-op units, buildings with a certificate of occupancy issued on or after January 1, 2009 (for 30 years), units already under rent regulation or income-restricted affordable housing, and units renting for more than 245% of fair market rent (in NYC $6,196 for a studio, $6,505 for 1 bedroom, $7,130 for 2 bedrooms, $8,928 for 3 bedrooms).
What eviction protections does New York City have?
Right to Counsel (Universal Access): tenants facing eviction in NYC Housing Court or NYCHA termination cases can get free legal help in every ZIP code, regardless of immigration status. At your first court date say "I would like an attorney", or call 311 and ask for the Tenant Helpline.
How do I report repair problems in New York City?
Call 311 or file online with the NYC Department of Housing Preservation and Development (HPD); HPD inspects and can issue violations. Heat season is October 1 to May 31: from 6am to 10pm the inside must be at least 68°F when it is below 55°F outside, and from 10pm to 6am at least 62°F no matter the outside temperature. Hot water must be at least 120°F all year. You can also bring an HP action in Housing Court to force repairs. Rent stabilized tenants can ask HCR for a rent reduction when services are cut.
- NYC Rent Guidelines Board: 2026-27 Apartment/Loft Order #58
- NYC RGB: Rent Stabilized Building Lists and how to check
- NYS HCR: Good Cause Eviction
- NYS HCR: Good Cause Eviction Law Notice August 2026
- NYC HPD: Heat and Hot Water Information
- NYC HRA: Legal Services for Tenants (Right to Counsel)
- NYC DCWP: FARE Act (Broker Fees)
- NYC HPD: Good Cause Eviction
Last checked: Oct 2026.