New York Rental Laws

Last updated on August 24, 2016 by Lucas Hall

(https://www.landlordology.com/author/lucashall/)

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This article summarizes some key New York Landlord-

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Tenant laws applicable to residential rental units.

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Weve used theO icial State Statutesand other online sources cited below to research
this information and it should be a good starting point in learning about the law.
With that said, our summary isnotintended to be exhaustive or a substitute for qualified
legal advice. Laws and statutes are always subject to change, and may even vary from
county to county or city to city.
You are responsible for performing your own research and complying with all
applicable laws in regards to your unique situation.
If you have legal questions or concerns, we recommend consulting with the appropriate
government agencies and/or a qualified lawyer in your area. Your local orstate bar
association (http://www.nysba.org/lawyerreferral/) may be able to help you find a lawyer
with experience in landlord-tenant law.

Ocial Rules and Regulations

N.Y. Real Prop. Law Article 7 220 to 238

(http://public.leginfo.state.ny.us/LAWSSEAF.cgi?
QUERYTYPE=LAWS+&QUERYDATA=@SLRPP0A7+&LIST=LAW+&BROWSER=BROWSER+&TO
Landlord and Tenant
N.Y Real Property Law Article 7 701 to 767
(http://public.leginfo.state.ny.us/LAWSSEAF.cgi?
QUERYTYPE=LAWS+&QUERYDATA=@PLRPA0A7+&LIST=SEA53+&BROWSER=BROWSER+&T
Summary Proceeding to Recover Possession of Real Property

N.Y Real Property Law Article 8 801 to 881

(http://public.leginfo.state.ny.us/LAWSSEAF.cgi?
QUERYTYPE=LAWS+&QUERYDATA=@PLRPA0A8+&LIST=SEA11+&BROWSER=BROWSER+&T
Waste and Other Actions and Rights of Action for Injury to Real Property
N.Y. General Obligation Law 7-103 to 7-109
(http://public.leginfo.state.ny.us/LAWSSEAF.cgi?
QUERYTYPE=LAWS+&QUERYDATA=@PLGOB0A7T1+&LIST=SEA2+&BROWSER=BROWSER+&
Money Deposited as Security to be Held in Trust in Certain Cases
New York Tenants Rights Guide
(http://www.ag.ny.gov/sites/default/files/pdfs/publications/Tenant_Rights_2011.pdf)(pd

Security Deposit:
Security DepositMaximum: No Statute (source
(http://www.ag.ny.gov/sites/default/files/pdfs/publications/Tenant_Rights_2011.pdf))
Security Deposit Interest:If the rental property contains 6 or more family dwellings,
landlord is required to keep the deposit in a New York interest-bearing bank account
and collect interest on behalf of the tenant.(N.Y. GOL 7-103(2-a)
(http://public.leginfo.state.ny.us/LAWSSEAF.cgi?
QUERYTYPE=LAWS+&QUERYDATA=$$GOB7-103$$@TXGOB07103+&LIST=SEA2+&BROWSER=BROWSER+&TOKEN=54444238+&TARGET=VIEW))
Separate Security Deposit Bank Account:Landlord cannot mingle deposit funds
with personal funds. (N.Y. GOL 7-103(1)
(http://public.leginfo.state.ny.us/LAWSSEAF.cgi?
QUERYTYPE=LAWS+&QUERYDATA=$$GOB7-103$$@TXGOB07103+&LIST=SEA2+&BROWSER=BROWSER+&TOKEN=54444238+&TARGET=VIEW))If
the rental property contains 6 or more family dwellings, landlord is required to keep
the deposit in a New York interest bearing bank account.(N.Y. GOL 7-103(2-a)
(http://public.leginfo.state.ny.us/LAWSSEAF.cgi?
QUERYTYPE=LAWS+&QUERYDATA=$$GOB7-103$$@TXGOB07103+&LIST=SEA2+&BROWSER=BROWSER+&TOKEN=54444238+&TARGET=VIEW))
Pet Deposits and Additional Fees: No Statute
Deadline for Returning Security Deposit: Any reasonable amount of time. (source
(http://www.ag.ny.gov/sites/default/files/pdfs/publications/Tenant_Rights_2011.pdf))
Security Deposit can be withheld for: (source
(http://www.ag.ny.gov/sites/default/files/pdfs/publications/Tenant_Rights_2011.pdf))

Damages beyond normal wear and tear

Reimbursement for unpaid rent
Require Written Description / Itemized List of Damages and Charges: No Statute
Record Keeping of Deposit Withholdings: No Statute
Transfer of Property Ownership: Deposit must be transferred within 5 days of
property transfer. Landlords must notify tenants, by registered or certified mail, of
the name and address of the new owner. (N.Y. GOL 7-105
(http://public.leginfo.state.ny.us/LAWSSEAF.cgi?
QUERYTYPE=LAWS+&QUERYDATA=$$GOB7-105$$@TXGOB07105+&LIST=SEA2+&BROWSER=BROWSER+&TOKEN=54444238+&TARGET=VIEW))
Receipt of Deposit: Landlord shall provide tenants with the name and address of the
banking organization in which the deposit of security money is made, and
theamount of such deposit.(N.Y. GOL 7-103(2)
(http://public.leginfo.state.ny.us/LAWSSEAF.cgi?
QUERYTYPE=LAWS+&QUERYDATA=$$GOB7-103$$@TXGOB07103+&LIST=SEA2+&BROWSER=BROWSER+&TOKEN=54444238+&TARGET=VIEW))

Lease, Rent & Fees:

Rent Is Due: No Statute
Rent Increase Notice:No Statute
Automatic Lease Renewal: Landlord must give the tenant advance notice of
theexistence of an auto-renewal clause between 15 and 30 days before thetenant is
required to notify the landlord of an intention not torenew the lease.(source
(http://www.ag.ny.gov/sites/default/files/pdfs/publications/Tenant_Rights_2011.pdf))
Rent Grace Period:No Statute
Late Fees:No Statute
Application Fees:A landlord may charge a reasonable application fee (source
(http://www.nycrgb.org/html/guide/basics.html)). Use Cozy
(https://www.landlordology.com/go/cozy/) to avoid having to charge application fees
altogether.
Prepaid Rent:No Statute
Returned Check Fees:Yes, if it is specified in the lease, and must not be more than
$20 (N.Y. GOL 5-328 (http://public.leginfo.state.ny.us/LAWSSEAF.cgi?
QUERYTYPE=LAWS+&QUERYDATA=$$GOB5-328$$@TXGOB05328+&LIST=SEA2+&BROWSER=BROWSER+&TOKEN=54444238+&TARGET=VIEW)). I

recommend using Cozy (https://www.landlordology.com/go/cozy/) to collect rent

online to nearly eradicate late payments.
Tenant Allowed to Withhold Rent for Failure to Provide Essential Services (Water,
Heat, etc.):Yes(N.Y. RPL 235-a (http://public.leginfo.state.ny.us/LAWSSEAF.cgi?
QUERYTYPE=LAWS+&QUERYDATA=$$RPP235-A$$@TXRPP0235A+&LIST=LAW+&BROWSER=BROWSER+&TOKEN=54444238+&TARGET=VIEW))
Tenant Allowed to Repair and Deduct Rent:Yes, under some circumstances.(N.Y.
RPL 235-b (http://public.leginfo.state.ny.us/LAWSSEAF.cgi?
QUERYTYPE=LAWS+&QUERYDATA=$$RPP235-B$$@TXRPP0235B+&LIST=LAW+&BROWSER=BROWSER+&TOKEN=54444238+&TARGET=VIEW))
Landlord Allowed to Recover Court and Attorney Fees: Yes(N.Y. RPL 234
(http://public.leginfo.state.ny.us/LAWSSEAF.cgi?
QUERYTYPE=LAWS+&QUERYDATA=$$RPP234$$@TXRPP0234+&LIST=LAW+&BROWSER=BR
Landlord Must Make a Reasonable Attempt to Mitigate Damages to Lessee,
including an Attempt to Rerent: No Statute, but previous Civil Court cases have
ruled that the landlord does have a responsibility to mitigate damages.
Receipt of Rent: Landlord must provide a written receipt for rent paid in the form of
cash or any instrument other than personal check of tenant (unless receipt of check
is requested).(N.Y. RPL 235-e (http://public.leginfo.state.ny.us/LAWSSEAF.cgi?
QUERYTYPE=LAWS+&QUERYDATA=$$RPP235-E$$@TXRPP0235E+&LIST=LAW+&BROWSER=BROWSER+&TOKEN=54444238+&TARGET=VIEW))
Electronic Rent Payments: A landlord shall not require a lessee or tenant to use an
electronic billing and/or payment system as the only method for the payment of
rent.(N.Y. RPL 235-g (http://public.leginfo.state.ny.us/LAWSSEAF.cgi?
QUERYTYPE=LAWS+&QUERYDATA=$$RPP235-G$$@TXRPP0235G+&LIST=LAW+&BROWSER=BROWSER+&TOKEN=54444238+&TARGET=VIEW))
The following lease provisions are prohibited and void:(source
(http://www.ag.ny.gov/sites/default/files/pdfs/publications/Tenant_Rights_2011.pdf))
Exempting landlords from liability for injuries to persons or property caused by the
landlords negligence, or that of the landlords employees or agents
Waiving the tenants right to a jury trial in any lawsuitbrought by either of the
parties against the other forpersonal injury or property damage
Requiring tenants to pledge their household furnitureas security for rent
General Obligations Law 5-321 (http://public.leginfo.state.ny.us/LAWSSEAF.cgi?
QUERYTYPE=LAWS+&QUERYDATA=$$GOB5-321$$@TXGOB05321+&LIST=SEA2+&BROWSER=BROWSER+&TOKEN=54444238+&TARGET=VIEW);

Real Property Law 259-c (http://public.leginfo.state.ny.us/LAWSSEAF.cgi?

QUERYTYPE=LAWS+&QUERYDATA=$$RPP259-C$$@TXRPP0259C+&LIST=LAW+&BROWSER=BROWSER+&TOKEN=54444238+&TARGET=VIEW) and
231 (http://public.leginfo.state.ny.us/LAWSSEAF.cgi?
QUERYTYPE=LAWS+&QUERYDATA=$$RPP231$$@TXRPP0231+&LIST=LAW+&BROWSER=

Notices and Entry:

Notice to Terminate Tenancy Fixed End Date in Lease: No notice is needed to

terminate a lease with a definite term, outside of NYC.(N.Y. RPL 232-b
(http://public.leginfo.state.ny.us/LAWSSEAF.cgi?
QUERYTYPE=LAWS+&QUERYDATA=$$RPP232-B$$@TXRPP0232B+&LIST=LAW+&BROWSER=BROWSER+&TOKEN=54444238+&TARGET=VIEW))
Notice to Terminate Tenancy Month-to-Month Lease: One month if outside NYC.
(N.Y. RPL 232-b (http://public.leginfo.state.ny.us/LAWSSEAF.cgi?
QUERYTYPE=LAWS+&QUERYDATA=$$RPP232-B$$@TXRPP0232B+&LIST=LAW+&BROWSER=BROWSER+&TOKEN=54444238+&TARGET=VIEW))30 days
if in NYC. (N.Y. RPL 232-a (http://public.leginfo.state.ny.us/LAWSSEAF.cgi?
QUERYTYPE=LAWS+&QUERYDATA=$$RPP232-A$$@TXRPP0232A+&LIST=LAW+&BROWSER=BROWSER+&TOKEN=54444238+&TARGET=VIEW))
Notice of Date/Time of Move-Out Inspection: No Statute
Notice of Termination of Lease for Nonpayment:10 days to Remedy or Quit.(N.Y.
RPL 751(1) (http://public.leginfo.state.ny.us/LAWSSEAF.cgi?
QUERYTYPE=LAWS+&QUERYDATA=$$RPA751$$@TXRPA0751+&LIST=SEA53+&BROWSER=B
Notice of Termination for Lease Violation: 10 days to Remedy or Quit.(N.Y. RPL
753(4) (http://public.leginfo.state.ny.us/LAWSSEAF.cgi?
QUERYTYPE=LAWS+&QUERYDATA=$$RPA753$$@TXRPA0753+&LIST=SEA53+&BROWSER=B
Required Notice before Entry: No Statute, but at least 24 hours notice is
recommended.
Entry Allowed with Notice for Maintenance and Repairs (non-emergency): No
Statute, but at least 24 hours notice is recommended.
Entry Allowed with Notice for Showings: No Statute, but at least 24 hours notice is
recommended.
Emergency Entry Allowed without Notice: No Statute
Entry Allowed During Tenants Extended Absence: No Statute
Notice to Tenants for Pesticide Use: No Statute

Lockouts Allowed: No(source

(http://www.ag.ny.gov/sites/default/files/pdfs/publications/Tenant_Rights_2011.pdf))
Utility Shut-o s Allowed:No(source
(http://www.ag.ny.gov/sites/default/files/pdfs/publications/Tenant_Rights_2011.pdf))

Disclosures andMiscellaneousNotes:
Copy of the Lease:In NYC, The landlord shall provide the tenant with a copy of any
written rental agreement within 30 days of ratification.(source
(http://www.ag.ny.gov/sites/default/files/pdfs/publications/Tenant_Rights_2011.pdf))
Domestic Violence Situations: With approval of court, a tenant is allowed to
terminate a lease prematurely in situations of domestic violence.(N.Y. RPL 237-c
(http://public.leginfo.state.ny.us/LAWSSEAF.cgi?
QUERYTYPE=LAWS+&QUERYDATA=$$RPP227-C$$@TXRPP0227C+&LIST=LAW+&BROWSER=BROWSER+&TOKEN=54444238+&TARGET=VIEW))
Retaliation:Landlord must not terminate or refuse to renew a lease to a tenant who
has filed an o icialcomplaintto a Government Authority, been involved in a tenants
organization, or exercised a legal right. Courts will assume retaliation by landlord if
negative action is taken on the tenant within 6 months a er any of the prior tenant
actions.(N.Y. RPL 223-b (http://public.leginfo.state.ny.us/LAWSSEAF.cgi?
QUERYTYPE=LAWS+&QUERYDATA=$$RPP223-B$$@TXRPP0223B+&LIST=LAW+&BROWSER=BROWSER+&TOKEN=54444238+&TARGET=VIEW))A
landlord who seeks to enforcesuch a fee, penalty or charge against a tenant
becausesuch tenant files a bona fide complaint with a building code
o icerregarding the condition shall be liable to the tenant for triplethe amount of
such fee, penalty or charge.(N.Y. RPL 223-b(5a)
(http://public.leginfo.state.ny.us/LAWSSEAF.cgi?
QUERYTYPE=LAWS+&QUERYDATA=$$RPP223-B$$@TXRPP0223B+&LIST=LAW+&BROWSER=BROWSER+&TOKEN=54444238+&TARGET=VIEW)).

Court Related:
New York Small Claims Court Limits: $5,000, except in Town and Village Courts
where the limit is $3,000. (source
(http://www.nycourts.gov/courthelp/faqs/smallclaims.html))
Eviction Cases Allowed in Small Claims: No, eviction cases are handled in Civil Court
or Housing Court.

New York State Courts (http://www.nycourts.gov/)

New York City Small Claims Court
(http://www.nycourts.gov/COURTS/nyc/smallclaims/)
New York State Judicial Districts (https://www.nycourts.gov/Admin/index.shtml)
New York State Bar Association (http://www.nysba.org/)
New York Attorney General (http://www.ag.ny.gov/)
New York State Bar Association Attorney Referral Service
(http://www.nysba.org/lawyerreferral/)
New York State Unified Court System Attorney Search
(http://iapps.courts.state.ny.us/attorney/AttorneySearch)
New York State Courts Alternative Dispute Resolution
(http://www.nycourts.gov/ip/adr/Info_for_parties.shtml)

Business Licenses:
Business License Required: No state-wide statute, but local cities and counties may
have regulations and requirements. Check with your local governing authority.

Helpful Links
New York City Tenants Rights and Responsibilities
(http://www.ag.ny.gov/sites/default/files/pdfs/publications/Tenants_Rights.pdf)
Renters Rights in Central New York
(http://www.lasmny.org/Brochures/Renter%27s%20Rights%20in%20CNY.pdf) (pdf)
New York State Assembly Guide to Tenants Rights
(http://assembly.state.ny.us/member_files/085/20090617b/)
[ GUIDE ] The Use of Tenant Screening Reports and Tenant Blacklisting
(http://works.bepress.com/cgi/viewcontent.cgi?
article=1252&context=gerald_lebovits)(pdf)
New York State O ice of Rent Administration (http://www.nyshcr.org/Rent/)
New York State Insurance Division
(http://www.dfs.ny.gov/insurance/dfs_insurance.htm)
New York Homeowners & Tenants Insurance: What Consumers Need to Know
(http://www.dfs.ny.gov/consumer/homeown/homeown_guide.pdf) (pdf)
New York Homeowners Resource Center
(http://www.dfs.ny.gov/consumer/home_resources.htm)

New York State Department of Consumer Protection

(http://www.dos.ny.gov/consumerprotection/)
New York State Tenants and Neighbors Coalition
(http://www.tenantsandneighbors.org/)
New York State Association of REALTORS (http://www.nysar.com/)
Manhattan Association of Realtors (http://manarrealtor.com/)
Bronx-Manhattan North Association of Realtors (http://www.bmar.org/)
Real Estate Board of New York (http://www.rebny.com/content/rebny/en.html)
LawHelpNY.org Legal Aid Services of New York
(http://www.lawhelpny.org/issues/housing)
Legal Services NYC (http://www.legalservicesnyc.org/)

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Topics:Laws & Regulations (https://www.landlordology.com/laws-regulations/)

About Lucas Hall

Lucas is the Chief Landlordologist at Cozy (https://cozy.co/?

utm_source=Landlordology&utm_medium=author%20block%20bottom&utm_campaign=llgy
He has been a successful landlord for over 10 years, with dozens of happy tenants and a
profitable income property portfolio.
Read more about Lucas's story (http://www.landlordology.com/about/#lucas).

(https://www.cozy.co/?utm_source=Landlordology&utm_medium=post-content-ad&utm_campaign=llgy)