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How much can a landlord raise rent in New York? (2026)
It depends on three things: whether the apartment is rent-regulated, whether the Good Cause Eviction Law covers it, and how much notice you give. Here's how to work out your answer in a few minutes.
Updated October 25, 2026. Every rule below links to its official source; see all of them on our Legal sources page.
The short answer
- Rent-stabilized or rent-controlled? Increases follow the regulated rules, not this guide. In NYC, renewal increases follow the Rent Guidelines Board rates.
- Covered by Good Cause? An increase above the "local rent standard" is presumed unreasonable. In NYC that standard is 8.38% as of May 4, 2026, per NYC HPD.
- Exempt from Good Cause (for example, you own 10 or fewer units in New York State)? The local rent standard doesn't apply to you. The notice rules below still do.
- Raising rent 5% or more? You must give 30, 60 or 90 days' written notice under RPL § 226-c, and attach the Good Cause notice.
Step 1: Is the unit covered by Good Cause?
New York's Good Cause Eviction Law took effect on April 20, 2024. According to NY Homes and Community Renewal, it is mandatory in New York City, and towns outside NYC can opt in. If your town hasn't opted in, the local rent standard doesn't apply.
Even inside NYC, many homes are exempt. NYC HPD lists these, among others:
- Small landlords: an owner of 10 or fewer units in New York State. If an LLC owns the building, each owner of the LLC must own 10 or fewer units in total.
- Buildings with 10 or fewer apartments where the owner lives in the building.
- Rent-stabilized, rent-controlled and other government-regulated homes.
- Condo and co-op units.
- Homes built on or after January 1, 2009, for 30 years after the certificate of occupancy.
- Homes renting for more than 245% of HUD's Fair Market Rent (HCR publishes the amounts).
Not sure? Our Good Cause guide for small landlords walks through every exemption.
Step 2: If you're covered, check the local rent standard
The local rent standard is the local inflation rate plus 5%, and never more than 10%. HPD's example: with the NYC standard at 8.38%, a $2,000 rent can go up to $2,167.76 ($2,000 × 1.0838) before it passes the standard.
Going higher isn't automatically illegal. An increase above the standard is presumptively unreasonable, and a court makes the final call if the tenant is taken to court for nonpayment. HPD notes landlords can give reasons for a bigger increase, such as significant repairs or higher property taxes. Outside NYC, use the figure HCR publishes for your area.
Step 3: Give the right amount of notice
For an increase of 5% or more, RPL § 226-c sets the notice by how long the tenant has lived there or the lease length, whichever is longer:
| Tenant has lived there (or lease length) | Minimum notice |
|---|---|
| Less than 1 year | 30 days |
| 1 to 2 years | 60 days |
| More than 2 years | 90 days |
If the notice goes out late, the current terms continue until the full notice period has run. For increases under 5%, these periods don't apply, but written notice is still good practice.
Step 4: Attach the Good Cause notice
RPL § 231-c requires the "Notice to Tenant of Applicability or Inapplicability of the New York State Good Cause Eviction Law" with any § 226-c notice and with every new or renewal lease. This applies to exempt landlords too: they tick "not covered" and say why. If your increase is above the local rent standard, the notice must give your reason.
How to deliver it
Use a method you can prove: hand it over and get a signed receipt, send it by certified mail, or use the RPAPL § 735 methods. If you mail it, add extra days so the full notice period still runs.
Ready to do it the right way?
Answer a few plain questions. We work out the dates and attach what the law requires, then you download a print-ready PDF.
Frequently asked questions
How much can a landlord raise rent in NYC if the apartment isn't rent stabilized?
If the unit is covered by the Good Cause Eviction Law, an increase above the local rent standard (8.38% as of May 4, 2026, per NYC HPD) is presumptively unreasonable, and a court decides if it's challenged. If the unit is exempt, for example because the owner has 10 or fewer units in New York State, that standard doesn't apply.
How much notice does a NY landlord need to give for a rent increase?
For an increase of 5% or more: 30 days if the tenant has lived there less than a year, 60 days for 1 to 2 years, and 90 days for more than 2 years, under RPL § 226-c.
Do small landlords in New York have to follow Good Cause?
Owners of 10 or fewer units in New York State are exempt from Good Cause coverage, per NYC HPD. They still have to give the § 231-c notice saying the unit is exempt and why, with leases, renewals and rent increase notices.
Does Good Cause apply outside New York City?
Only in cities, towns and villages that have opted in, according to NY Homes and Community Renewal.