Chapter 1. Overview & Statutory Framework
1-1. New York Has the Most Tenant-Protective Regime in the US
New York State, and especially New York City, has the most extensive tenant protection regime in the United States. The framework rests on three pillars:
- NY Real Property Law (RPL) — statewide baseline rules covering all residential tenancies
- Housing Stability and Tenant Protection Act of 2019 (HSTPA) — landmark reform expanding tenant rights statewide
- Rent Stabilization Law / Emergency Tenant Protection Act — additional protections for ~1 million rent-stabilized apartments in NYC and select NY counties
A residential landlord in New York must understand which layer applies to a given unit. All units are subject to RPL + HSTPA. Rent-stabilized units are additionally subject to RSL/ETPA + DHCR (NYS Division of Homes and Community Renewal) regulations.
Primary Source — NY Real Property Law: https://www.nysenate.gov/legislation/laws/RPP
Primary Source — HSTPA L.2019 c.36 chapter: https://www.nysenate.gov/legislation/laws/2019/36
Primary Source — DHCR (Homes and Community Renewal): https://hcr.ny.gov/
1-2. The HSTPA 2019 Reform — Top 10 Changes
The Housing Stability and Tenant Protection Act of 2019 (signed 14 June 2019) was the most significant tenant-protection reform in NY history. Key changes:
| # | Change | Section | Pre-HSTPA | Post-HSTPA |
|---|---|---|---|---|
| 1 | Security deposit cap | GOL §7-108(1-a) | Multiple months allowed | Maximum 1 month rent |
| 2 | Late fees | RPL §238-a | Unregulated | Maximum 5% of monthly rent or USD 50, whichever less |
| 3 | Application fees | RPL §238-a | Unregulated | Maximum USD 20 for credit/background check |
| 4 | Eviction notice (non-payment) | RPAPL §711 | 3 days | 14 days |
| 5 | Eviction notice (holdover) | RPL §226-c | 30 days | 30/60/90 days by tenancy length |
| 6 | Sheriff warrant of eviction | RPAPL §749 | Immediate execution | Up to 1 year stay possible |
| 7 | Rent stabilization decontrol | RSL | Vacancy/high-income/luxury decontrol | All decontrol mechanisms repealed |
| 8 | Preferential rent | RSL | Could revoke at renewal | Locked for tenancy |
| 9 | MCI (Major Capital Improvement) | RSL | Permanent rent increase | Cap at 2%; expires after 30 years |
| 10 | IAI (Individual Apartment Improvement) | RSL | Uncapped | Cap at USD 15,000 over 15 years |
Primary Source — HSTPA Part III analysis (NY State Bar): https://nysba.org/nys-housing-stability-and-tenant-protection-act-of-2019-part-iii-what-lawyers-must-know/
1-3. Three Categories of NYC Apartments
| Category | Approximate Units | Rules Applicable | Rent Increase |
|---|---|---|---|
| Rent-controlled (pre-1971 continuous tenancy) | ~16,000 | RSL + Rent Control + DHCR | Maximum Base Rent (MBR) increases set by DHCR |
| Rent-stabilized (pre-1974 buildings 6+ units, plus select 421-a/J-51 buildings) | ~1,000,000 | RSL + ETPA + DHCR | Annual Rent Guidelines Board (RGB) percentages |
| Free market | ~1,000,000+ | RPL + HSTPA only | Unregulated (subject to GOL §7-108 deposit cap, RPL §238-a fee caps, etc.) |
For 2025–2026 (lease starting 1 Oct 2025 – 30 Sep 2026): The NYC RGB Order #57 set rent increases for rent-stabilized leases at 2.75% (1-year lease) / 5.25% (2-year lease).
Primary Source — NYC RGB Order #57: https://rentguidelinesboard.cityofnewyork.us/2025-26-apartment-loft-order-57/
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Quick Decision Matrix
Navigate your lease situation in 5 seconds.
| Your Role | Your Situation | Priority Action | Go To |
|---|---|---|---|
| Tenant | Signing a new lease | Review key terms before signing | Chapter 3 |
| Tenant | Deposit dispute | Know your rights and timelines | Chapter 4 |
| Tenant | Repair or maintenance issue | Understand landlord obligations | Chapter 4 |
| Landlord | First rental property | Registration + legal requirements | Chapter 2 |
| Landlord | Ending a tenancy | Notice periods and procedures | Chapter 5 |
| Landlord | Rent increase | Legal limits and notice requirements | Chapter 4 |
5-second answer: Whether you're a landlord or tenant, start with Chapter 2 for the legal framework, then Chapter 3 for your specific obligations.