How much can a landlord raise rent in New York?

New York has no statewide cap. In New York City, rent-stabilized apartments follow the Rent Guidelines Board: 0% for one- and two-year leases starting October 1, 2026 through September 30, 2027. For many other apartments in NYC and in towns that opted in, the Good Cause Eviction Law presumes an increase above inflation plus 5% (at most 10%) to be unreasonable. Anywhere in the state, an increase of 5% or more needs 30 to 90 days' written notice.

Law checked against the statute text and official sources on November 7, 2026. Last site change: November 7, 2026 (changelog).

Is there a cap on rent increases in New York?

No cap applies to all housing. Under the Good Cause Eviction Law (New York City and localities that opt in), a rent increase above the local rent standard in a calendar year is presumed unreasonable and can be a defense against eviction for non-payment of that increase. The local rent standard is the annual CPI change plus 5%, never more than 10% (N.Y. Real Prop. Law §§ 211, 216). For 2026 the state housing agency (DHCR) reports CPI of 3.38% for the New York City region and 3.15% for the rest of the Northeast region, which gives about 8.38% and 8.15%. Units with rent above 245% of HUD's Fair Market Rent and several other categories are exempt (§ 214). This is a presumption, not a hard ceiling.

Local rent control

• New York City rent-stabilized apartments: Rent Guidelines Board Order #58 sets 0% for one-year and 0% for two-year leases commencing October 1, 2026 through September 30, 2027. A landlord group has challenged the order in court; it applies unless a court sets it aside.
• Rent stabilization outside NYC (ETPA): Westchester, Rockland and Nassau counties set their own annual guidelines for covered buildings (for leases from October 1, 2026, for example Westchester 3.5% one-year / 4.5% two-year and Rockland 5% / 6%). Check the county guideline order for your building.
• Good Cause opt-ins as listed by DHCR in May 2026 include Albany, Beacon, Binghamton, Hudson, Ithaca, Kingston, Middletown, New Rochelle, Newburgh, Poughkeepsie (city and town), Rochester, White Plains, Fishkill, Catskill, Croton-on-Hudson, New Paltz, Nyack and Tarrytown. More localities may have joined since.

How much notice is required?

Written notice is required for an increase of 5% or more (or for not renewing): 30 days if the tenant has lived there less than a year, 60 days for one to two years, and 90 days for more than two years or a lease of at least two years (N.Y. Real Prop. Law § 226-c). Outside New York City a month-to-month tenancy ends on at least one month's notice (§ 232-b).

How often can rent go up?

No statute limits how often rent can rise. The Good Cause presumption is measured per calendar year, and rent-stabilized NYC leases change only at renewal under the RGB guideline.

During a fixed-term lease

No New York statute allows an increase during a fixed-term lease. The rent in a signed lease generally binds both sides until it ends, unless the lease itself provides for an increase.

Retaliatory increases

A landlord may not retaliate against good-faith complaints, the exercise of tenant rights or tenant organizing, including by offering a renewal with an unreasonable increase. Retaliation is presumed if the landlord acts within one year of the protected act (N.Y. Real Prop. Law § 223-b). Owner-occupied buildings with fewer than four units are excluded.

Other rules to know

• The Good Cause rules apply from August 18, 2024 and are scheduled to expire on June 15, 2034.
• Lease clauses that charge a fee for filing a good-faith complaint are void (§ 223-b(5-a)).

New York Fair Market Rents 2027 by county →

Sources: NYC Rent Guidelines Board, Order #58 (2026–27) · DHCR: Good Cause Eviction · DHCR: Good Cause notice, August 2026 · DHCR: ETPA guidelines · N.Y. Real Prop. Law § 226-c · § 223-b · § 211 · § 214 · § 216 · § 232-b