Your lease is ending soon. Will your landlord renew? How much can they raise the rent? Your rights depend heavily on whether your apartment is rent-stabilized or market-rate. Here's everything you need to know about lease renewals in NYC.
Rent-Stabilized
- ✓ Landlord MUST offer renewal
- ✓ Rent increases capped by law
- ✓ Strong eviction protections
- ✓ Choose 1 or 2-year lease
Market-Rate
- ✗ No guaranteed renewal
- ✗ No limit on rent increases
- ✗ Landlord can choose not to renew
- ✗ Less negotiating power
Not sure which type you have? Learn how to check if your apartment is rent-stabilized →
Rent-Stabilized Renewals
If your apartment is rent-stabilized, you have strong renewal rights. Your landlord must offer you a renewal lease—they cannot simply refuse to renew.
Required Notice Timeline
Rent-Stabilized Renewal Timeline
2024-2025 Rent Increase Limits
The NYC Rent Guidelines Board sets maximum increases each year. For leases renewing between October 1, 2024 and September 30, 2025:
Watch for Preferential Rent
If you're paying "preferential rent" (below the legal maximum), your landlord can raise your rent to the full legal amount at renewal—which could be a significant jump. Check your lease rider.
Market-Rate Renewals
If your apartment is not rent-stabilized, you have fewer protections:
- No guaranteed renewal — Landlord can choose not to renew
- No rent increase limit — They can raise rent by any amount
- 30-day notice required — For tenants with less than 1 year; 60 days for 1-2 years; 90 days for 2+ years
However, even market-rate landlords often prefer to keep good tenants. Turnover is expensive—cleaning, repairs, vacancy time, finding new tenants. You may have more negotiating power than you think.
How to Negotiate Your Renewal
For Rent-Stabilized Apartments
Your rent increase is legally capped, but you can still negotiate:
- Repairs or upgrades in exchange for accepting the increase
- Choose 1-year vs. 2-year based on your plans
- Challenge preferential rent removal if applicable
For Market-Rate Apartments
Negotiation Strategies
Check what similar apartments in your building/area are renting for. Come with data.
On-time payments, no complaints, quiet, long-term. Landlords value stability.
2-year commitment in exchange for smaller increase or frozen rent.
Winter renewals give you more leverage—fewer people moving.
Know your BATNA (best alternative). Research other options.
Research Before Negotiating
Check your building's violation history. If it has problems, you have negotiating leverage. Why pay more for a building with issues?
Search your buildingWhat If Your Landlord Won't Renew?
Rent-Stabilized Tenants
Your landlord must offer a renewal unless they have a specific legal reason not to (like personal use of the unit). If they refuse:
- File a complaint with DHCR (Division of Housing and Community Renewal)
- Contact a tenant lawyer or Met Council on Housing
- You may be entitled to stay until the issue is resolved
Market-Rate Tenants
Unfortunately, landlords can choose not to renew market-rate leases. However:
- They must give proper notice (30/60/90 days depending on how long you've lived there)
- They cannot discriminate or retaliate (e.g., for filing complaints)
- If they don't give proper notice, you may be entitled to stay longer
What Happens If You Don't Sign?
If your lease expires and you don't sign a new one but continue paying rent:
- Rent-stabilized: You become a month-to-month tenant with the same protections. Landlord must still follow renewal procedures.
- Market-rate: You become a month-to-month tenant. Landlord can give notice to terminate (30-90 days depending on tenure).
When Should You Move Instead?
Sometimes moving makes more sense than renewing:
- Rent increase makes the apartment unaffordable
- Building has serious maintenance problems (check building violations)
- Landlord is unresponsive or hostile
- You've outgrown the space
- Better deals available in the market
Before deciding, research what else is available. Check the building rankings and best buildings in your target neighborhoods.