What is Rent Stabilization in NYC and How Do You Get a Stabilized Apartment?

Rent stabilization is one of the most valuable things you can get as an NYC renter. It limits how much your landlord can raise your rent each year and gives you the right to renew your lease. Here is everything you need to know.

What is Rent Stabilization?

Rent stabilization is a New York City and State program that regulates rents in approximately one million apartments in NYC. If your apartment is rent stabilized:

• Your landlord can only raise your rent by the percentage set by the NYC Rent Guidelines Board (RGB) each year
• You have a legal right to renew your lease
• Your landlord cannot refuse to renew your lease without specific legal justification
• Your rent history is registered with the state

The RGB sets separate increases for one-year and two-year lease renewals. In recent years these have ranged from 2-6% per year.

Rent Control vs Rent Stabilization

These are two different programs that people constantly confuse.

Rent stabilization covers about one million apartments in NYC, primarily in buildings with six or more units built before 1974. This is the common program.

Rent control covers a very small number of apartments, primarily those occupied continuously since before 1974. There are very few rent-controlled apartments left. They have stricter protections and lower increases.

When most people say "rent controlled" in NYC they usually mean rent stabilized.

How to Find Out If Your Apartment Is Rent Stabilized

Check your lease. It must state if the apartment is rent stabilized. Look for language like "This apartment is subject to the Rent Stabilization Law" or a Rent Stabilization Rider attached to the lease.

NYC DHCR lookup. Go to hcr.ny.gov and search your building address. You can see if your building is registered as rent stabilized.

Ask your landlord. Landlords are legally required to tell you. If they say no and you suspect otherwise, request your rent history from DHCR.

How to Find a Rent Stabilized Apartment

Finding a stabilized apartment is genuinely difficult because landlords often do not advertise it: stabilization limits what they can charge.

Strategies that work:

Search older buildings. Rent stabilization applies primarily to buildings built before 1974 with six or more units. Focus on prewar and mid-century buildings in the outer boroughs and upper Manhattan.

Look in neighborhoods that have not gentrified rapidly. Crown Heights, Washington Heights, Inwood, parts of the Bronx, and Jackson Heights still have significant stabilized stock.

Ask the current tenant. If you are viewing an apartment, ask if it is stabilized. They usually know and will tell you.

Watch for 421-a buildings. New developments that received 421-a tax benefits are required to offer stabilized units for the duration of the benefit period, sometimes 10-25 years. These newer buildings sometimes have stabilized units at below-market rates.

Your Rights in a Rent Stabilized Apartment

Right to renewal. Your landlord must offer you a lease renewal at the regulated rate.

Right to sublet. Rent-stabilized tenants have enhanced subletting rights.

Right to succession. Family members who live with you may have succession rights to take over the lease.

Right to rent history. You can request a complete rent history for your apartment from DHCR.

If You Think You Are Being Overcharged

File an overcharge complaint with DHCR. Overcharges can result in a refund of excess rent paid, sometimes going back multiple years. Tenant rights organizations like the Met Council on Housing provide free advice.

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FAQ

What is the rent increase for stabilized apartments in NYC in 2026? The RGB sets increases annually. Check the current year's decision at the NYC Rent Guidelines Board website (rentguidelinesboard.nyc.gov).

Can I be evicted from a rent stabilized apartment? You can be evicted for nonpayment or lease violations, but your landlord cannot simply refuse to renew your lease without cause as they can with market-rate apartments.

How do I know if my building is rent stabilized? Check your lease for a Rent Stabilization Rider. Look up your building on the NYC DHCR website at hcr.ny.gov. Or ask your landlord directly: they are required to tell you.

Is rent stabilization the same as rent control in NYC? No. Rent stabilization covers approximately one million apartments. Rent control covers a very small number of apartments occupied continuously since before 1974. Most NYC renters have either a stabilized or a market-rate apartment.

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See what NYC renters are paying in rent-stabilized and market-rate apartments at RentNYC.live. anonymous data from real tenants.