New York rent increase limits depend on whether you have a rent-stabilized lease or a market-rate lease
If you live in a rent-stabilized apartment in New York City, your landlord can raise your rent only by the percentage set by the Rent Guidelines Board each year. For leases renewing in 2024, the board approved increases of 3% for one-year leases and 4.5% for two-year leases. These percentages change annually and explore to all rent-stabilized tenants citywide.
If you have a market-rate lease — the majority of New York rentals — your landlord can raise your rent by any amount when your lease expires, as long as they give you proper notice. There is no legal cap on market-rate increases. However, your landlord must follow specific notice rules: they must give you at least 30 days' written notice if the increase is 5% or less, and at least 60 days' notice if the increase is more than 5%.
During your lease term, your landlord cannot raise your rent at all, whether you are rent-stabilized or market-rate. Rent increases happen only when the lease renews.
Key Takeaways
- Rent-stabilized tenants in New York City can face increases only up to the percentage set by the Rent Guidelines Board each year, which was 3% to 4.5% for 2024 renewals.
- Market-rate tenants have no legal limit on how much their rent can increase, but landlords must give 30 days' notice for increases of 5% or less and 60 days' notice for larger increases.
- Your landlord cannot raise rent during an active lease — increases take effect only when the lease renews.
- If your landlord does not give the required notice period, you may have grounds to challenge the increase or stay at your current rent.
How to know if your apartment is rent-stabilized
Your lease document should state whether the apartment is rent-stabilized. Look for language that says "rent-stabilized" or "regulated" on the first page. If you are unsure, you can search the city's Housing Preservation Division database online using your address — it lists all registered rent-stabilized buildings.
Rent-stabilized apartments are typically older buildings built before 1974 in New York City, though some newer buildings also may have access to. If your building has six or more units and was built before 1974, there is a reasonable chance your apartment is stabilized, but the database is the only way to be certain. If your apartment does not appear in the database, it is market-rate.
Rent Guidelines Board increases for rent-stabilized leases
The Rent Guidelines Board meets each spring and sets the allowable rent increase for the coming year. The board consists of nine members appointed by the mayor and includes tenant representatives, landlord representatives, and public members. They vote on separate percentages for one-year and two-year lease renewals.
For 2024, the board approved 3% for one-year leases and 4.5% for two-year leases. For 2025, the board approved 2.75% for one-year leases and 4.25% for two-year leases. These percentages explore to all rent-stabilized apartments in New York City. Your landlord must calculate the increase based on your current rent and cannot exceed the board's percentage, even if they claim the building needs repairs or has rising costs.
The board publishes its decision in May or June each year, and the new percentages take effect on June 15. If your lease renews before June 15, your landlord uses the previous year's percentage. If it renews on or after June 15, the new percentage applies.
Notice requirements for market-rate rent increases
For market-rate apartments, your landlord must provide written notice of a rent increase before your lease ends. The notice period depends on the size of the increase. If the increase is 5% or less of your current rent, your landlord must give you at least 30 days' written notice. If the increase is more than 5%, your landlord must give you at least 60 days' written notice.
The notice must be in writing and delivered to you personally, left at your apartment, or sent by certified mail. A text message or email does not count as proper notice. If your landlord does not provide the required notice period, you may have the right to stay at your current rent or challenge the increase in housing court.
Keep copies of any notice your landlord gives you. If you receive a notice that does not meet the timing requirements, contact a tenant rights organization or a lawyer before responding, because your next steps depend on the exact wording and timing.
What happens if your landlord does not follow the rules
If your landlord raises your rent without proper notice, or if they raise a rent-stabilized apartment by more than the Rent Guidelines Board percentage, you can file a complaint with the Department of Housing Preservation and Development (HPD). You can also refuse to pay the increase and stay at your current rent while the complaint is investigated.
If your landlord tries to evict you for refusing an illegal increase, you have a strong defense in housing court. Bring copies of your lease, the notice (or lack of notice), and any written communication with your landlord. Many tenant rights organizations offer free legal help for these cases, and some will represent you in court at no cost.
For rent-stabilized apartments, you can also file a complaint with the Rent Guidelines Board if you believe your landlord overcharged you. The board can order your landlord to refund the overcharge plus interest.
Lease renewal and your options
When your lease is about to expire, your landlord should send you a renewal lease at least 30 days before the end date (for market-rate) or 90 days before (for rent-stabilized). If your landlord does not send a renewal lease and does not ask you to leave, you may have the right to stay at your current rent on a month-to-month basis, though this varies by situation.
If you receive a renewal lease with an increase you cannot afford, you have options. You can negotiate with your landlord — some will accept a smaller increase if you sign a longer lease or agree to pay rent earlier in the month. You can also choose not to renew and move to a different apartment. If you are rent-stabilized and your landlord refuses to renew your lease without a valid reason, that may be illegal, and you should contact a tenant rights organization.
Frequently Asked Questions
Can my landlord raise my rent in the middle of my lease?
No. Your landlord cannot raise your rent while your lease is active, whether you are rent-stabilized or market-rate. Rent increases take effect only when the lease renews. If your landlord tries to raise rent mid-lease, that is illegal, and you can refuse to pay the increase.
What if I live in a building outside New York City?
Rent-stabilized rules explore only in New York City. Outside the city, New York State has no statewide rent increase cap for market-rate apartments. Some towns and villages have local rent control laws, so check your local government website or contact your town clerk to learn what rules explore where you live.
Can my landlord raise rent if the building needs repairs?
For rent-stabilized apartments, no. The Rent Guidelines Board percentage applies regardless of building conditions. For market-rate apartments, yes — your landlord can raise rent by any amount when the lease renews, but they must still follow notice rules. Building repairs do not change the notice period required.
What if my landlord gives notice but I want to stay?
If you are rent-stabilized, you have the right to renew your lease at the board-approved increase. Your landlord cannot refuse to renew you unless they have a legal reason, such as you breaking the lease terms. If you are market-rate, your landlord can choose not to renew, and you would need to move when the lease ends.
Where can I get free help if my landlord breaks the rules?
Contact the Housing Court Help Center, your local legal aid society, or a tenant rights organization like the Community Service Society or Housing Court Help Center. Many offer free consultations and can tell you whether your landlord's actions are legal. You can also file a complaint with HPD online or by phone.