New York’s rental rules changed meaningfully in 2019—and again in 2024–2025. Understanding the milestones matters because rent increases, notice periods, and even short-term hosting now carry sharper rules and stronger enforcement. Clarity prevents conflict. And in housing, clarity starts with the statute.
Why These Laws Matter Now
The Housing Stability and Tenant Protection Act (HSTPA) of 2019 reshaped daily practice: it capped late fees, limited security deposits to one month’s rent, restricted application fees, and expanded notice periods for significant rent increases or non-renewals. Those provisions still anchor most interactions.
In 2024–2025, the state added Good Cause Eviction protections and cities tightened short-term rental enforcement, so both long-term leasing and hosting play by clearer rules. Regulation risk is real. Staying current avoids costly missteps.
Core Rules Everyone Should Know (HSTPA Essentials)
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Security deposits: Capped at one month’s rent statewide; return within 14 days with itemized deductions or the right to retain any part is forfeited.
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Late fees: Allowed only after rent is five days late and capped at the lesser of $50 or 5% of monthly rent.
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Application/screening fees: Most fees are prohibited; credit/background checks are capped at $20 (with receipt and copy of the report provided).
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Advance notice for 5%+ increases or non-renewal: 30/60/90-day written notice based on length of occupancy/lease term (RPL §226-c). City guidance echoes these timelines.
“Write it down, or it didn’t happen.”
Good Cause Eviction: What Changed in 2024–2025
New York’s FY2025 budget added Good Cause Eviction protections. For covered apartments, annual rent increases above the lower of 10% or 5% + CPI are presumptively unreasonable, and landlords generally need a recognized “good cause” to refuse renewal or evict.
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2025 threshold (NYC example): The local rent standard for 2025 reflects 5% plus the year’s inflation figure, yielding an 8.79% bar for “presumptively unreasonable” increases in covered units. State housing agencies publish annual guidance.
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Exemptions exist: Common carve-outs include small landlords (at or below a defined unit count), owner-occupied buildings up to a specified size, newer construction (for a set period), high-rent units (benchmarked to a multiple of HUD FMR), condos/co-ops, and rent-regulated units. Owners must also give the Good Cause notice in leases and identify any applicable exemption.
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Annual publishing & local opt-ins: Outside NYC, municipalities can opt in; the state maintains lists and parameters, including the FMR percentage and small-landlord definition.
“If an exemption applies, document it.”
Short-Term Rentals: 2025 Enforcement Snapshot (NYC)
Local Law 18 requires short-term hosts to register with the Office of Special Enforcement (OSE); platforms must block unregistered listings. Enforcement began in 2023 and intensified through 2025 with upgrades and reports detailing prohibited buildings and actions against non-compliant hosts. Expect active checks on 30-day rules, building restrictions, and occupancy limits.
Other 2025 Updates Worth Noting
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Conversion protections: The Affordable Housing Retention Act (May 2025) strengthened tenant rights during certain condo conversions, including “cause” requirements for eviction of non-purchasing tenants and continuity of regulation where applicable.
(This guide is informational, not legal advice. For a specific case, consult a New York attorney or housing counselor.)
Practical Checklist for 2025 Compliance
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Use updated forms: Include the Good Cause Eviction notice where required; identify any exemptions explicitly.
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Model increases carefully: In covered units, compare your proposed increase to the lower of 10% or 5% + CPI for the year and prepare justification if above.
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Send proper notice: For 5%+ increases or non-renewal, calendar the 30/60/90-day RPL §226-c timeline.
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Respect deposit and fee caps: One-month deposit; $20 screening cap; late fee limits.
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Short-term rentals (NYC): Verify OSE registration and building eligibility before listing; monitor enforcement updates.
Common Missteps to Avoid
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Assuming Good Cause doesn’t apply. If relying on an exemption, document it and keep it with the lease.
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Missing the notice window. Late or missing RPL §226-c notice can derail a rent-increase timeline.
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Charging “traditional” fees. Application fees and oversized deposits violate HSTPA; use the current limits.
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Ignoring OSE rules. Unregistered or ineligible short-term rentals risk takedowns and fines.
Empowering Close
New York rental law rewards precision. When deposits, notices, and rent standards follow statute—and when 2025 changes like Good Cause Eviction and Local Law 18 are baked into process—disputes shrink and outcomes improve. Consistency compounds. Building a simple compliance checklist is the fastest win.
