NYC Good Cause Eviction Law 2026 – Complete Guide for Landlords and Property Owners

New York State Good Cause Eviction Law: Landlord Requirements, Tenant Protections, Rent Increase Limits, Exemptions, and Mandatory Notices

Updated: November 2026

The New York State Good Cause Eviction Law, which became effective on April 20, 2024, introduced significant changes to residential landlord-tenant relationships throughout New York City. The law provides qualifying tenants with protection against eviction without a legally recognized reason, establishes standards for evaluating excessive rent increases, and requires landlords to provide specific written notices.

For NYC landlords, property owners, real estate investors, and building management companies, understanding these requirements is important for maintaining compliance with New York State housing laws.

This guide explains the Good Cause Eviction Law, which residential buildings are covered, available exemptions, landlord obligations, rent increase limitations, and recommended compliance procedures.

1. What Is the New York State Good Cause Eviction Law?

The Good Cause Eviction Law is a New York State housing law designed to protect eligible residential tenants from unjustified eviction, unreasonable rent increases, and refusal to renew a lease without legally recognized grounds.

Before this law, landlords of many market-rate apartments generally had greater flexibility to decline lease renewals after the expiration of a rental agreement, provided they complied with applicable notice requirements.

Under Good Cause Eviction, landlords of covered residential units generally must establish a legally recognized reason before terminating a tenancy or refusing a reasonable lease renewal.

The law establishes three major protections:

Protection Against Eviction Without Good Cause

Landlords generally cannot evict covered tenants solely because their lease has expired. A legally recognized reason must exist, and applicable eviction procedures must be followed.

Protection Against Unreasonable Rent Increases

The law establishes a standard for determining whether a proposed rent increase is unreasonable. Tenants may challenge increases that exceed the applicable threshold.

Protection Concerning Lease Renewals

Landlords generally cannot refuse to renew a covered tenancy without a legally recognized justification.

The law does not eliminate a landlord's right to collect rent, enforce lawful lease provisions, perform property maintenance, or pursue legitimate eviction proceedings.

Instead, it requires landlords to establish an appropriate legal basis for certain actions involving covered tenants.

When Did Good Cause Eviction Become Effective?

The law became effective on April 20, 2024, and applies automatically to qualifying residential properties in New York City.

Outside NYC, municipalities generally must adopt the law for local coverage.

Does Good Cause Eviction Apply to Every NYC Apartment?

No. The law contains important exemptions based on ownership, building age, rent regulation, rental amounts, and other property characteristics.

Landlords should evaluate each residential property and apartment individually before determining whether Good Cause Eviction applies.

2. Which NYC Residential Properties Are Covered?

Good Cause Eviction primarily applies to qualifying market-rate residential rental apartments.

Covered properties may include:

• Market-rate apartments in multifamily residential buildings.

• Rental apartments in buildings owned by landlords exceeding the small-landlord ownership threshold.

• Qualifying apartments in older residential buildings.

• Eligible residential tenants occupying apartments under written leases.

• Eligible tenants occupying apartments under month-to-month rental arrangements.

Important: The number of apartments in one building does not necessarily determine whether the landlord is exempt.

Example: Landlord Owning Multiple Buildings

Consider a landlord who owns three residential buildings in New York State:

Building A: 4 residential apartments.

Building B: 5 residential apartments.

Building C: 6 residential apartments.

Total: 15 residential apartments.

Although each individual building contains fewer than 10 apartments, the owner controls 15 residential units statewide.

Assuming no other exemption applies, the landlord generally would not qualify for the NYC small-landlord exemption.

Does Good Cause Eviction Apply to LLC-Owned Buildings?

Yes, qualifying apartments owned through limited liability companies may be covered.

A property owner cannot necessarily avoid the law simply by placing individual buildings into separate LLCs.

Ownership interests held directly or indirectly by individuals must be considered when determining eligibility for the small-landlord exemption.

For example, an individual with ownership interests in multiple LLCs holding residential properties may need to count the applicable apartments across those ownership interests.

This is especially important for NYC real estate investors who maintain separate LLCs for different residential buildings.

3. Good Cause Eviction Exemptions in NYC

Not every residential property is subject to the Good Cause Eviction Law.

Several exemptions may apply depending on building characteristics, ownership, and existing housing regulations.

A. Small-Landlord Exemption

In New York City, qualifying landlords owning 10 or fewer residential units statewide generally may be exempt.

Ownership must be evaluated according to the law's rules, including relevant individual interests in properties held through LLCs and other entities.

A landlord owning one six-unit building may qualify for this exemption.

However, a landlord owning two eight-unit buildings generally would not qualify based on the statewide unit count.

Landlords should maintain accurate ownership records when claiming this exemption.

B. Owner-Occupied Building Exemption

Certain owner-occupied residential buildings containing 10 or fewer units are exempt.

The owner must satisfy the applicable statutory occupancy and ownership requirements.

C. New Construction Exemption

Residential buildings with a qualifying temporary or permanent certificate of occupancy issued on or after January 1, 2009, generally receive a 30-year exemption.

For example, a qualifying building with a certificate of occupancy issued in 2020 would generally remain exempt until 2050.

The exemption is based on the qualifying certificate-of-occupancy date rather than the appearance of the building or the date of a cosmetic renovation.

D. Rent-Stabilized and Rent-Controlled Apartments

Apartments already covered by New York's rent-stabilization or rent-control laws are generally excluded from Good Cause Eviction because they are subject to separate tenant protections.

These apartments remain subject to their applicable rent-regulation requirements.

E. Certain Affordable Housing Apartments

Some government-regulated, income-restricted, and other qualifying affordable housing units are exempt.

Coverage depends on the applicable regulatory agreements and statutory provisions.

F. High-Rent Apartment Exemption

Apartments renting for more than 245% of the applicable HUD Fair Market Rent may qualify for an exemption.

The applicable threshold varies by apartment bedroom count and is updated periodically.

Landlords should verify the current applicable threshold before claiming this exemption.

G. Condominium and Cooperative Exemptions

Certain condominium and cooperative residential units qualify for exemptions under the law.

Eligibility depends on the property's legal classification and applicable statutory conditions.

H. Other Specialized Housing Exemptions

Certain dormitories, hotels, seasonal housing arrangements, employee housing, and designated institutional residences may also be exempt.

Important for Landlords: An exemption should not be assumed solely because a property is owned by an LLC, contains fewer than 10 apartments, or is rented at market rates.

4. Landlord Legal Requirements Under Good Cause Eviction

The law establishes requirements relating to eviction proceedings, lease renewals, rent increases, and mandatory tenant notices.

A. Landlords Must Establish Good Cause for Eviction

For covered apartments, the expiration of a lease generally does not, by itself, establish a sufficient reason for eviction.

Legally recognized grounds may include:

1. Nonpayment of Rent

A tenant fails to pay legally collectible rent.

Landlords must comply with applicable rent-demand, notice, and court procedures.

2. Substantial Lease Violations

A tenant violates significant lawful lease obligations or reasonable building rules.

Depending on the circumstances, the landlord may be required to provide notice and an opportunity to correct the violation.

3. Nuisance or Property Damage

A tenant engages in qualifying conduct that substantially interferes with other residents, creates serious disturbances, or causes property damage.

4. Illegal Use of the Apartment

The premises are habitually used for unlawful activities under circumstances recognized by the applicable law.

5. Unreasonable Refusal of Lawful Access

A tenant unreasonably refuses access when the landlord is legally entitled to enter for necessary repairs, inspections, or other permitted purposes.

6. Owner or Qualifying Family Occupancy

A landlord may seek possession when the owner or qualifying family member genuinely intends to occupy the apartment as a primary residence, subject to statutory restrictions.

7. Demolition or Withdrawal From Residential Use

Certain legitimate demolition or withdrawal circumstances may constitute good cause when statutory requirements are satisfied.

8. Refusal of a Reasonable Lease Renewal

A tenant's refusal of a timely and reasonable renewal offer may constitute good cause under qualifying circumstances.

Landlords should consult qualified legal counsel before initiating eviction proceedings.

B. Rent Increase Limitations

The Good Cause Eviction Law establishes a standard for determining whether a rent increase is presumptively unreasonable.

The general formula is:

5% plus the applicable annual Consumer Price Index increase, or 10%, whichever is lower.

For New York City, the local rent standard effective May 4, 2026, is 8.38%.

Example:

Current monthly rent: $2,500.

Increase at 8.38%: $209.50.

New monthly rent: $2,709.50.

An increase exceeding the applicable threshold is presumptively unreasonable, but the threshold is not an absolute rent cap.

A landlord may be able to justify a higher increase based on qualifying circumstances and expenses, subject to judicial review.

The applicable percentage may change annually, so landlords should confirm the current local rent standard before issuing rent increases.

C. Mandatory Good Cause Eviction Notices

Beginning August 18, 2024, landlords must provide the statutory Good Cause Eviction notice in specified situations.

These include:

• Offering a new residential lease.

• Offering a lease renewal.

• Notifying a tenant that a tenancy will not be renewed or will terminate.

• Notifying a tenant of a rent increase greater than 5%.

• Serving a 14-day demand for unpaid rent.

• Filing an eviction proceeding, with the required notice attached to the petition.

The notice must identify whether the residential unit is covered by Good Cause Eviction.

If the apartment is exempt, the landlord must identify the applicable exemption.

If the apartment is covered, certain notices must include additional information explaining the reason for nonrenewal or termination, or the justification for a rent increase above the applicable local rent standard.

Landlords should use the official statutory notice form and maintain records of its delivery.

D. Lease Renewal and Advance Notice Requirements

Depending on the tenant's occupancy history and other applicable legal requirements, landlords may be required to provide 30, 60, or 90 days of advance notice for certain nonrenewals or rent increases exceeding 5%.

Covered tenants generally cannot be denied renewal without a legally recognized reason.

Renewal terms must also comply with applicable legal standards.

E. Is a Good Cause Eviction Sign Required in NYC Buildings?

The Good Cause Eviction Law does not establish a general requirement to post a Good Cause Eviction sign or poster in a residential building lobby.

The law primarily requires written notices associated with leases, rent increases, tenancy termination, rent demands, and eviction proceedings.

A building owner may voluntarily display an informational poster to educate tenants about the law.

However, an informational poster does not replace the official statutory notice required under New York State law.

5. NYC Good Cause Eviction Compliance Checklist for Landlords

NYC landlords and property management companies should establish a consistent compliance procedure for evaluating residential properties and preparing required notices.

Step 1: Review the Building's Legal Classification

Determine whether the property contains residential rental apartments potentially subject to Good Cause Eviction.

Step 2: Verify Statewide Residential Ownership

Review the number of applicable residential units owned throughout New York State.

Consider direct and indirect ownership interests, including properties held through LLCs.

Step 3: Check the Certificate of Occupancy

Verify whether the building qualifies for the 30-year new-construction exemption.

Step 4: Identify Existing Rent Regulations

Determine whether the apartment is rent-stabilized, rent-controlled, income-restricted, or otherwise subject to an applicable exemption.

Step 5: Review High-Rent Exemption Thresholds

Compare the apartment's monthly rent against the applicable annually updated high-rent exemption amount.

Step 6: Determine Coverage for Each Apartment

Document whether each residential unit is covered or exempt and identify the applicable legal basis.

Step 7: Prepare Required Good Cause Eviction Notices

Use the official statutory notice and accurately identify coverage status, exemption grounds, and any required explanations.

Step 8: Review Proposed Rent Increases

Compare proposed rent increases with the current local rent standard.

Maintain supporting documentation when a higher increase may require justification.

Step 9: Verify Advance-Notice Deadlines

Confirm whether applicable law requires 30, 60, or 90 days of advance notice.

Step 10: Maintain Landlord Compliance Records

Retain copies of leases, renewal offers, notices, delivery confirmations, rent calculations, and ownership records.

Step 11: Obtain Legal Review Before Eviction Proceedings

Consult qualified landlord-tenant counsel to confirm the grounds for eviction and applicable procedural requirements.

Conclusion: What NYC Landlords Should Know

The New York State Good Cause Eviction Law represents an important change in residential landlord-tenant regulations.

For qualifying NYC apartments, landlords generally must demonstrate a legally recognized reason before terminating a tenancy or refusing renewal.

The law also establishes standards for evaluating rent increases and requires written notices explaining whether an apartment is covered or exempt.

Property owners should review building classifications, statewide ownership interests, certificate-of-occupancy dates, rent levels, and existing housing regulations before determining coverage.

Maintaining accurate documentation and using the required statutory notices can help landlords reduce compliance risks and avoid unnecessary disputes.

For NYC building owners and property managers, understanding Good Cause Eviction requirements should be part of a broader property management and housing compliance program.

Official Government Resources

New York State Attorney General – Good Cause Eviction Law:

https://ag.ny.gov/publications/new-york-state-good-cause-eviction-law

NYC Department of Housing Preservation and Development – Good Cause Eviction:

https://www.nyc.gov/site/hpd/services-and-information/good-cause-eviction.page

New York State Homes and Community Renewal:

https://hcr.ny.gov/good-cause-eviction

Disclaimer

This article is provided by HPD Signs NYC for general educational and informational purposes only. It does not constitute legal advice or establish an attorney-client relationship. Housing laws, exemptions, rent thresholds, and notice requirements may change. Property owners and managers are responsible for determining which laws apply to their buildings and for consulting qualified legal professionals when necessary.

HPD Signs NYC is an independent signage supplier and is not affiliated with the New York State Attorney General, NYC HPD, or any government agency.