About 1 million apartments in New York City are rent-controlled or rent-stabilized, and much of the new law applies to these units. Fortunately for them, the court temporarily suspended the verdict until further notice. So, right now, you have to pay brokerage fees to find a rental in the dream city. The alternative, however, are free apartments. You can find such rentals at NY Rent Own Sell. One of the main motivations for the 2019 rental law package was that previous regulations on rent-controlled and rent-stabilized housing were due to expire on June 15, 2019. With the passage of the Housing Stability and Tenant Protection Act, 2019, which will come into force on June 14, 2019, the method of changing rents in rent-controlled apartments has changed significantly. The term “rent-regulated” includes both rent-controlled and rent-stabilized housing. NYS Homes and Community Renewal (HCR), the agency that regulates both rent-controlled and rent-stabilized apartments, explains their differences in fact sheet #1: Rent Stabilization and Control and on its rent control page: Previously, rent increases for rent-stabilized apartments were at the mercy of landlords and they had the power to increase rent by 20%. But under the new rule, they can`t.
To be eligible for rent control, a tenant must have lived continuously in an apartment since July 1, 1971 or be an eligible family member who has assumed such a tenancy. When a rent-controlled unit is vacant, it is “rent-stabilized,” except in buildings with fewer than six units, where it is normally decontrolled. In dwellings inside single-family and two-family homes, the tenant must for 31 years. In March 1952, they were living continuously in the dwelling in order to qualify for rent control. As soon as the unit becomes free, it is decontrolled.   As a general rule, the rent brake does not apply to units built after 1947.  In 1942, President Franklin D. Roosevelt signed the Emergency Price Control Act. The purpose of the Act was to prevent inflation in the booming and fully employed war economy through nationwide price controls. In November 1943, the Office of Price Administration froze New York rents at the March 1, 1943 level. When the Emergency Price Control Act expired in 1947, Congress passed the Federal Housing and Rent Act of 1947, which exempted construction from rent control after February 1, 1947, but maintained that regulation for properties that had already been completed by that time. New York`s current rent control program began in 1943.
It is the longest in the United States.  Prepaid deposits and rents are now limited to one month`s rent and landlords must return them within 14 days of the tenant returning the unit – along with a detailed statement of any deductions made. Rent guidelines for leases beginning between October 1, 2021 and September 30, 2022 were adopted on June 23, 2021. Recently adopted guidelines for apartments, lofts and rent-stabilized hotels can be found in the Rental Policies section of our website. The passage of the Rent Regulation Reform Act of 1997 limited rent stabilization to apartments with a legal or stabilized rent of less than $2,000 per month. The control rent was set at $2,000. Decontrol`s revenues were $175,000.  Many tenants of stabilized apartments have in the past paid “preferential rents” – interest rates that are deducted from the legal maximum rent. The COVID-19 pandemic has increased leniency for tenants in New York City and many are finding a way out. This much-needed relief for tenants has been a time saving, and with rents constantly rising, tenants will welcome these changes. Local Law 30 of 1970 introduced a new method of calculating rent based on the maximum base rate, which adapted to the changing costs of landlords and allowed them to pass these costs on to tenants. A 1971 law stripped New York City of the ability to regulate rents and gave power to the Albany state government.
 In such an arduous process, Hershey-Webb suggests that landlords focus on lobbying the state and federal governments for help. However, if a tenant is facing a difficult rent increase, they can hire a lawyer to challenge it. Rent control limits the price a landlord can charge a tenant for rent and also regulates the services the landlord must provide. If these are not provided, the tenant may receive a lower rent.  Outside of New York City, the state government sets maximum rents and rate increases, and landlords can request increases periodically. In New York, rent control is based on the maximum base rent system. A maximum allowable rent is set for each dwelling. Every two years, the landlord can increase the rent up to 7.5% (from 2012) until the maximum basic rent is reached. However, the lessee may contest these increases on the grounds that the immovable is in breach or that the higher amount exceeds the amount necessary to cover the costs.
The maximum base rent (MBR) is calculated to ensure that the rental of the rent control unit covers the cost of maintaining and improving the building. The formula takes into account property taxes, water and sewer costs, operations and maintenance costs, return on investment and vacancy, and collection losses. The MBR is updated every two years to reflect changes in these expenditures.  Landlords must apply for the maximum basic rent system for tenants. New York`s rent stabilization credentials have changed over the years, ostensibly to curb perceived abuses that allowed the rich to benefit from protections meant for the working class.   The apartment must be the tenant`s principal residence to be eligible for stabilization.  The deregulation of job vacancies and the deregulation of high-income vacancies were introduced in 1997 and abolished in 2019. Renovations are no longer a path to deregulation, nor is it a rent increase, because there is no high rent threshold.
Apartments that were legally deregulated before 2019 will remain habitual on the market. Housing NYC: Rents, Markets and Trends 2021 includes the six reports released by the NYC Rent Guidelines Board this year: the Operating Cost Price Index; Study of income and expenditure; housing supply report; income and affordability study; Mortgage investigation report; and changes in New York`s rent-stabilized housing stock in 2020. In addition, the book includes the 2021-2022 policies for apartments, lofts and hotels adopted by the Board of Directors; and a glossary of terms relating to rent regulation. This publication is only available free of charge as a digital document. New York City and the state government began dual administration of rent regulations in 1962, and 75,000 expensive apartments were gradually deregulated in 1968. In 1969, construction and vacancy rates plummeted, leading to a nationwide increase in unregulated rents. This rapid increase in rents prompted New York to pass the Rent Stabilization Act of 1969, which introduced rent stabilization for units built after the 1947 deadline for buildings eligible for rent control, covering approximately 325,000 units in New York City.  The last time major changes were made to tenancy laws was in June 2019, but at that time, lawmakers and developers had no idea how 2020 would go. Until now, tenants of rent-stabilized apartments pay a reduced amount, also known as reference rents. These rents have expired with each lease renewal, which increases the rent to the legal market value. Looking for information on COVID-19? Here are the current protections for tenants and landlords during the pandemic.
And here`s our guide to renting an apartment during COVID-19. For more helpful guides, check out our COVID-19 + NYC Real Estate Hub. Building improvements have also allowed landlords to increase rents for regulated entities. The new law limits rent increases that cover these significant capital improvements from 6% to 2% of rent and imposes restrictions on these projects on others. Until now, landlords had the power to leave these apartments with a claim to their own use. However, the new rule states that a tenant who lives in a rent-stabilized apartment for more than 15 years cannot be evicted unless the landlord`s family moves into the unit. New York State took over when federal regulations ended in 1950. Under the state`s first permanent laws in 1951, New York adopted a regulatory approach similar to that of the federal government. At the time, there were about 2,500,000 rental units nationwide, 85% of which were in New York City.
The original laws covered all rental housing and regulated all landlord-tenant relationships regarding rents, services and evictions.  In New York, when a tenant vacates a rent-controlled apartment, the apartment is not controlled. If the apartment is located in a building built before January 1, 1974 and contains six or more dwellings at any time, its rent will be stabilized. The landlord must register the unit with NYS`s Housing and Community Renovation Division (DHCR) by completing the initial housing registration (RR-1 DHCR form) and providing the tenant with a copy by registered mail.