Rent stabilization is one of the most important tenant protections in New York City. Approximately 1 million apartments—about 44% of NYC's rental housing—are rent-stabilized. If your apartment qualifies, you're protected from massive rent increases and have strong rights to renew your lease.
What is Rent Stabilization?
Rent stabilization is a system that limits how much landlords can raise rent each year and gives tenants the right to renew their leases. It's different from rent control (which is much rarer and typically only applies to tenants who have lived in the same building since before 1971).
Key benefits of rent stabilization:
- Capped rent increases — Set annually by the Rent Guidelines Board (currently 2.75% for 1-year, 5.25% for 2-year leases)
- Right to renew — Your landlord must offer you a renewal lease
- Eviction protections — Can only be evicted for specific legal reasons
- Succession rights — Family members may inherit the lease
- Required services — Landlord must maintain services at the level when you moved in
Which Buildings Are Rent-Stabilized?
Generally, a building is rent-stabilized if:
Rent Stabilization Criteria
- Built before January 1, 1974
This is the most common qualification. Buildings constructed before 1974 with 6+ units are typically stabilized.
- Has 6 or more residential units
Smaller buildings (1-5 units) are typically exempt.
- OR received tax benefits (421-a, J-51)
Newer buildings that received certain tax abatements may be stabilized during the benefit period.
Check Any Building's Status
StreetSmart shows year built, unit count, and rent stabilization likelihood for any NYC address. We analyze building age and unit count to estimate stabilization status.
Search a BuildingHow to Check If Your Apartment is Rent-Stabilized
There are several ways to verify your apartment's status:
1. Check Your Lease
Rent-stabilized leases must include a "Rent Stabilization Lease Rider" that states your legal regulated rent, any preferential rent, and your rights. If your lease doesn't have this rider but you think it should, that's a red flag.
2. Request Your Rent History from DHCR
The most definitive way. Submit a request to the Division of Housing and Community Renewal (DHCR) for your apartment's rent history. This shows every registered rent going back decades.
How to Request Rent History
- 1.Visit apps.hcr.ny.gov/BRIQS/
- 2.Enter your building's address to see if it's registered
- 3.For full history, call DHCR at (718) 739-6400 or submit a written request
3. Use StreetSmart
When you search any address on StreetSmart, we show the building's year built and unit count from NYC PLUTO data. Buildings built before 1974 with 6+ units are very likely rent-stabilized. We also note if the building received 421-a or J-51 tax benefits.
4. Check Your Building's Registration
Landlords of rent-stabilized buildings must register with HPD annually. You can check if your building is registered in the NYC Multiple Dwelling Registration database.
How Much Can Rent Increase?
The NYC Rent Guidelines Board sets allowable increases each year. For leases beginning between October 1, 2024 and September 30, 2025:
Compare this to market-rate apartments where landlords can raise rent by any amount at lease renewal. Some NYC tenants have seen 30-50% increases in hot markets.
Watch for "Preferential Rent"
Some landlords charge below the legal regulated rent (called "preferential rent"). At renewal, they can raise your rent to the full legal rent—which could be a big jump. Always check your lease rider for both the preferential AND legal rent amounts.
Your Rights as a Rent-Stabilized Tenant
- Right to Renewal
Your landlord MUST offer you a 1 or 2-year renewal lease. They cannot refuse to renew without a court-approved reason.
- Limited Rent Increases
Increases are capped at the Rent Guidelines Board rates. No surprise 50% rent hikes.
- Required Services
Your landlord must maintain all services provided when you first rented (doorman, laundry, etc.). Reducing services can be challenged.
- Succession Rights
Qualifying family members who lived with you can inherit the apartment if you move out or pass away.
- Right to Complain
You can file complaints about overcharges or reduced services with DHCR. Retaliation is illegal.
What If You're Being Overcharged?
If your landlord is charging more than the legal regulated rent, you can file an overcharge complaint with DHCR. If successful, you may be entitled to:
- Refund of all overcharges (plus interest)
- Treble (3x) damages if the overcharge was willful
- Rent reduction to the legal amount going forward
The Housing Stability and Tenant Protection Act of 2019 removed the 4-year lookback limit, meaning DHCR can now examine rent history beyond the previous 4 years to determine if overcharges occurred.
Common Myths About Rent Stabilization
Landlords sometimes incorrectly (or intentionally) claim apartments are market-rate. Always verify independently through DHCR.
After the 2019 law changes, apartments can no longer be removed from stabilization due to high rent or improvements. Once stabilized, always stabilized.
There is no longer income-based deregulation. High-income tenants keep their rent stabilization protections.