Landlord tools · New York

New York residential lease agreement.

Everything a New York lease must get right in 2026 — deposit limits, late fees, notice periods, and required disclosures — plus a free builder that applies each rule for you and outputs a signable PDF.

1 monthSecurity deposit cap

14 daysDeposit return deadline

ReasonableEntry notice required

30 daysTo end month-to-month

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Security deposits in New York

New York caps security deposits at 1 month of rent. HSTPA 2019; no pet deposits or last month's rent on top After the tenancy ends, the deposit must be returned within 14 days. Itemized statement or right to withhold is forfeited Returning one now? Use the free New York deposit return letter generator — it computes the deadline and itemizes deductions for you.

Late fees and grace periods

New York limits late fees: Lesser of $50 or 5% of monthly rent. Rent must be at least 5 day(s) late before a fee can be charged. No fee for rent paid within 5 days of due date (RPL 238-a).

Landlord entry and notices

New York has no fixed entry-notice statute — reasonable notice is the standard, and the lease should spell it out. No statute; reasonable notice customary (NYC leases often specify). Ending a month-to-month tenancy takes 30 days' written notice (30/60/90 days by occupancy under 1yr / 1-2yr / 2yr+ (RPL 226-c)). Rent increases require 30 days' advance notice (30/60/90 by tenancy length for increases of 5%+). Planning an increase? The free New York rent increase notice generator applies the notice period automatically.

Rent regulation

NYC rent stabilization + ETPA localities; Good Cause Eviction (2024) caps increases in covered units

Required disclosures in a New York lease

Lead-based paint (federal). Pamphlet + known-hazard disclosure; extra NYC Local Law 1 duties (Required when: pre-1978 housing.)
Sprinkler system notice. Bold-type notice of existence/absence and last inspection date (Always required.)
Flood history and risk notice. FEMA floodplain status, flood history, NFIP renters-insurance notice (Always required.)
Good Cause Eviction notice. Standardized applicability/exemption notice with every lease and renewal (Always required.)
Deposit banking disclosure. Bank name/address and amount when deposited; required for 6+ unit buildings (Required when: if deposit held in bank.)
Bedbug history (NYC). One-year bedbug infestation history rider (Required when: NYC only.)

Clauses you can’t put in a New York lease

Deposits or advances beyond one month's rent
Late fees above $50/5% cap
Application fees over $20
Waiver of HSTPA protections

Utilities and pets

Utilities: Lease should allocate utilities; submetering regulated by PSC rules. Pets: No separate pet deposit allowed; monthly pet rent permitted.

Frequently asked questions

How much can a landlord charge for a security deposit in New York?

New York caps security deposits at 1 month of rent. HSTPA 2019; no pet deposits or last month's rent on top

How long does a New York landlord have to return the deposit?

14 days after the tenancy ends. Itemized statement or right to withhold is forfeited

Are late fees limited in New York?

Yes — Lesser of $50 or 5% of monthly rent. No fee for rent paid within 5 days of due date (RPL 238-a) A 5-day grace period is required before charging a fee.

How much notice before a landlord can enter the unit in New York?

New York has no fixed statutory period — reasonable notice applies. No statute; reasonable notice customary (NYC leases often specify)

Does New York have rent control?

Yes. NYC rent stabilization + ETPA localities; Good Cause Eviction (2024) caps increases in covered units

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Key statutes: N.Y. Gen. Oblig. Law § 7-108 · RPL § 238-a · RPL § 226-c · RPL §§ 231-a, 231-b, 231-c. Last reviewed 2026-07. This guide summarizes state law for convenience and is not legal advice; cities and counties may add their own rules.