🏙️ NYC Rent Stabilized Lease Agreement
HSTPA 2019 Compliant • All Required Disclosures Included
This lease agreement complies with New York City rent stabilization laws, including the Housing Stability and Tenant Protection Act of 2019 (HSTPA). It includes all required disclosures, rent history documentation, and tenant rights notices mandated by the NYC Rent Guidelines Board and NYS Division of Housing and Community Renewal (DHCR).
🏠 Section 1: Property Information
🏢 Section 2: Owner / Managing Agent Information
⚖️ NYC Real Property Law § 235-e Disclosure
The owner must disclose the name and address of the managing agent and provide a 24-hour emergency contact number. Failure to provide this information is a violation of NYC housing law.
👥 Section 3: Tenant Information
👤 Primary Tenant
👤 Additional Tenant (Optional)
📅 Section 4: Lease Term
Tenant’s Right to Lease Term: Under rent stabilization, tenants have the right to choose either a 1-year or 2-year lease renewal. The landlord cannot force a specific term. Renewal offers must be sent 90-150 days before lease expiration.
💰 Section 5: Rent & Regulated Rent Information
📊 Rent Guidelines Board (RGB) Increase Applied
The following RGB-approved increases are being applied to this lease. Rates are set annually by the NYC Rent Guidelines Board.
⭐ Preferential Rent Disclosure (HSTPA 2019)
📜 Section 6: Rent History Disclosure
⚖️ Required Rent History (HSTPA 2019)
Under the Housing Stability and Tenant Protection Act of 2019, landlords must provide tenants with a complete rent history showing how the current legal rent was calculated. This includes all increases for the past 4 years.
| Lease Period | Legal Rent | Actual Rent | RGB Increase | Other Adjustments |
|---|---|---|---|---|
🔐 Section 7: Security Deposit
HSTPA 2019 Limit: Security deposits are now limited to ONE MONTH’S RENT maximum in New York. This applies to all residential rentals. Landlords cannot collect additional deposits, fees, or advance rent beyond one month.
Interest Requirement: For buildings with 6+ units, landlords must deposit security in an interest-bearing account and pay tenants annual interest (minus 1% administrative fee). Tenants may choose to apply interest to rent or receive it annually.
📋 Section 8: Required NYC Disclosures
The following disclosures are required by NYC and NYS law. Check all that apply to this property:
⚖️ Section 9: Rent Stabilization Tenant Rights
📜 Required Tenant Rights Notice
As a rent stabilized tenant, you have the following rights under New York law:
- Right to Renewal: You have the right to renew your lease for successive 1-year or 2-year terms at your choice
- Rent Increase Limits: Your rent can only be increased by amounts set by the Rent Guidelines Board
- Succession Rights: Family members who have lived with you for 2+ years may have the right to take over your lease
- Overcharge Complaints: You may file a complaint with DHCR if you believe you’re being overcharged
- Services: You’re entitled to all services included when rent stabilization began
- No Harassment: Landlords cannot harass tenants to vacate
- Good Cause Eviction: You can only be evicted for specific legal reasons with court approval
DHCR Hotline: For questions about rent stabilization rights, contact NYS Homes and Community Renewal at (718) 739-6400 or visit hcr.ny.gov
✍️ Section 10: Signatures
Execution: Both landlord/agent and all adult tenants must sign this lease. Each party should receive a fully executed copy. Landlord must provide signed copy within 30 days of tenant signing.
Owner / Managing Agent Signature
Tenant #1 Signature
Tenant #2 Signature (if applicable)
🏙️ What Is a NYC Rent Stabilized Lease?
A rent stabilized lease is a special type of residential lease that applies to approximately one million apartments in New York City. These apartments are subject to rent regulation laws that limit how much landlords can increase rent and provide tenants with significant protections, including the right to lease renewals and succession rights for family members.
Rent stabilization generally applies to apartments in buildings with 6 or more units built before 1974, though other buildings may also be covered through tax incentive programs like 421-a or J-51. The NYC Rent Guidelines Board (RGB) sets maximum annual rent increases each year.
📊 RGB Rent Increases
Rent increases are limited to percentages set annually by the Rent Guidelines Board. For 2024–, increases are 2.75% for 1-year leases and 5.25% for 2-year leases.
🔄 Renewal Rights
Tenants have the right to renew their lease indefinitely, choosing between 1-year and 2-year terms. Landlords must offer renewals 90-150 days before expiration.
👨👩👧 Succession Rights
Family members who have lived in the apartment for 2+ years (1 year for seniors/disabled) may succeed to the lease when the named tenant dies or permanently vacates.
⚖️ Overcharge Protection
Tenants can file complaints with DHCR if they believe they’re being charged more than the legal regulated rent. HSTPA 2019 extended the lookback period.
⚖️ HSTPA 2019: Major Changes to Rent Stabilization
The Housing Stability and Tenant Protection Act of 2019 (HSTPA) made sweeping changes to New York’s rent stabilization laws, providing tenants with significantly stronger protections:
Key HSTPA Changes
| Issue | Before HSTPA | After HSTPA (Current Law) |
|---|---|---|
| Security Deposit | No limit | Maximum 1 month’s rent |
| Preferential Rent | Could revert to legal rent at renewal | Permanent for duration of tenancy |
| Vacancy Decontrol | Apartments over $2,774 could be deregulated | Eliminated – apartments stay regulated |
| IAI Increases | $15,000 lifetime cap per apartment | Limited to 3 IAIs in 15 years; capped amounts |
| MCI Increases | 6% annual cap | 2% annual cap |
| Rent History Review | 4-year lookback | 6-year lookback + fraud exceptions |
| Late Fees | No limit | Maximum $50 or 5% of rent |
📋 Required Disclosures for Rent Stabilized Leases
NYC rent stabilized leases must include several mandatory disclosures and notices:
📜 Rent History
Complete rent history showing how legal rent was calculated, including all RGB increases and any adjustments.
⭐ Preferential Rent Notice
If charging less than legal rent, the lease must clearly state both amounts and explain HSTPA protections.
🎨 Lead Paint Disclosure
For buildings built before 1978, federal and NYC Local Law 1 disclosures are required.
🐛 Bedbug History
Landlords must disclose any bedbug infestations in the building within the past year.
🪟 Window Guard Notice
Notice of right to window guards if children under 11 reside in apartment.
📞 Emergency Contact
24-hour emergency contact information must be provided by landlord.
📊 Current RGB Rates (2024–)
The Rent Guidelines Board sets maximum rent increase percentages each year. These rates apply to lease renewals commencing between October 1 and September 30:
| RGB Order | 1-Year Lease | 2-Year Lease | Effective Period |
|---|---|---|---|
| Order #56 (2024) | 2.75% | 5.25% | Oct 1, 2024 – Sep 30, |
| Order #55 (2023) | 3.0% | 2.75% | Oct 1, 2023 – Sep 30, 2024 |
| Order #54 (2022) | 3.25% | 5.0% | Oct 1, 2022 – Sep 30, 2023 |
| Order #53 (2021) | 0% / 1.5% | 2.5% | Oct 1, 2021 – Sep 30, 2022 |
Annual Updates: RGB typically votes on new rates each June, effective October 1. Check rentguidelinesboard.cityofnewyork.us for the most current rates.
❓ Frequently Asked Questions
How do I know if my apartment is rent stabilized?
Request your rent history from DHCR by filing a request at hcr.ny.gov or calling (718) 739-6400. You can also check if your building is registered in the DHCR database. Generally, apartments in buildings with 6+ units built before 1974 are rent stabilized.
What is preferential rent?
Preferential rent is when a landlord charges less than the maximum legal regulated rent. Under HSTPA 2019, preferential rent is now permanent for the duration of your tenancy—landlords can only apply RGB increases to your preferential rent, not jump to the legal rent.
Can my landlord refuse to renew my rent stabilized lease?
Generally no. Rent stabilized tenants have the right to renew their lease indefinitely. Landlords can only refuse renewal for specific legal reasons (non-primary residence, illegal use, owner occupancy with proper grounds). Any non-renewal must follow strict legal procedures.
What are succession rights?
Succession rights allow qualifying family members to take over a rent stabilized lease when the named tenant permanently vacates or dies. Family members must have lived in the apartment as their primary residence for at least 2 years (1 year for seniors 62+ or disabled persons).
What if I think I’m being overcharged?
File a rent overcharge complaint with DHCR. Under HSTPA 2019, DHCR can review rent history going back 6 years (or longer in fraud cases). If overcharges are found, you may receive a rent reduction and refund of excess rent paid.
Can my landlord charge application or move-in fees?
Under HSTPA 2019, application fees are limited to $20. Security deposits are capped at one month’s rent. Landlords cannot charge move-in fees, key deposits, or other fees beyond these amounts.
🔗 Related NYC Forms & Resources
⚠️ Legal Disclaimer
This NYC rent stabilized lease form is provided for informational purposes to assist landlords and tenants with understanding rent stabilization requirements. Rent stabilization law is complex and changes frequently. This form should be reviewed by an attorney familiar with NYC housing law before use. The Rent Guidelines Board rates shown are for illustration and should be verified at rentguidelinesboard.cityofnewyork.us. For official guidance, contact NYS Homes and Community Renewal (DHCR) at (718) 739-6400 or visit hcr.ny.gov.
