Even Lady of The Harbor Knows These Are Very One Sided Laws! I Believe She Looks On In Dismay!
New York City
The largest city in the State of New York and in the United States, New York City is home to over eight million residents of every age and background imaginable. This melting pot of a city also happens to be one of the most important cultural and financial hubs in the world. New York City’s far-reaching influence on everything from fashion trends to the global economy continues to impact the country – and the world – as a whole.
Population growth notes: According to World Population Review, the New York City borough of Brooklyn showed a population increase of 5.3 percent between 2010 and 2016. It is also the area of NYC with the most significant population increase.
Median listing home price: $675,000
The second most populous city in New York is Buffalo. This Western New York city is located on Lake Erie, within 20 short miles of Niagara Falls. Recently, Buffalo has experienced a remarkable resurgence. The city’s increased development, growing businesses and booming job market are now attracting young professionals, students and families from all over the country.
Population growth notes: According to World Population Review, the City of Buffalo is once again attracting young people to its region. In fact, the number of Millennials has grown by over 10 percent since 2006.
Median listing home price: $140,000
Despite its negative population growth, the City of Rochester remains one of the best cities for students and families. Rochester’s exceptionally affordable housing market, low cost of living and highly rated schools make it one of the top places to live in America. Residents will tell you that the pros of living in Rochester far outweigh the cons (namely, those bitterly cold winters).
Population growth notes: According to World Population Review, Rochester was one of America’s first boomtowns. However, in recent years, the city has begun to lose residents. Currently, the city is declining in population at the rate of 1 percent per year.
Median listing home price: $129,000
Located less than an hour’s drive outside of Manhattan, the suburb of Yonkers is one of the most popular places to live in New York. Families and professionals will find all the top-notch amenities of a large city with the charm and community-feel of a small town. The city’s booming downtown and influx of new housing developments are attracting more and more people every year.
Population growth notes: According to World Population Review, Yonkers is “one of the fastest growing cities in the State of New York,” and its strong growth is expected to continue into the future.
Median listing home price: $539,000
Home to Le Moyne College and Syracuse University, the City of Syracuse is well-known for its educational institutions. In addition, students and residents will find plenty to see and do around town. Dubbed the “gateway for the Finger Lakes region,” Syracuse is just a short trip away from a number of local wineries and state parks. Newcomers will also find a vibrant downtown scene with plenty of dining destinations and cultural attractions.
Population growth notes: According to World Population Review, after 70 years of negative growth, Syracuse is finally experiencing an uptick in its population. The city’s downtown area experienced a 47 percent population increase over the last decade.
Median listing home price: $107,250
The capital city of New York also happens to be one of the most popular places to live in the state. Albany’s central location gives residents easy access to the Hudson Valley, the Adirondack Mountains, the Finger Lakes and the Berkshire Mountains. The city also offers a number of cultural attractions including The Egg, the Albany Institute of History and Art and the New York State Museum.
Population growth notes: According to World Population Review, despite much of New York experiencing a decrease in population, Albany and the Capital Region have managed to continue to grow at a moderate rate.
Median listing home price: $207,280
Located in Westchester County, the City of New Rochelle is a bustling, vibrant community with a diverse population and a number of cultural attractions. Given its location, residents have easy access to New York City as well as a multitude of beaches, bike paths and parks along Long Island Sound. The city’s downtown offers plenty of high-end dining and a happening nightlife scene as well. Population: 79,518 Population growth notes: According to World Population Review, New Rochelle experienced steady population growth from 2000 to 2016. However, in the last few years, the city’s population has declined.
Median listing home price: $735,020
Mount Vernon, located between Yonkers and New Rochelle, is considered to be an inner suburb of New York City. The urban feel and many housing options are what attract New York City commuters and families. Families with school-age children will find a number of playgrounds, parks, and after-school programs. The Mount Vernon Public Library is also one of the largest libraries in the New York City area and in New York State.
Population growth notes: According to World Population Review, Mount Vernon’s population grew slightly from 2011 to 2015 but has since experienced a slow but steady decline.
Median listing home price: $449,000
Located just north of Albany, the City of Schenectady is home is a bustling downtown with a business district, large farmers market and a number of tasty restaurants. Residents are also able to spend weekends kayaking along the Mohawk River, biking the Mohawk-Hudson Bike-Hike Trail, and exploring nearby Blatnik Park.
Population growth notes: According to World Population Review, since reaching its peak population in 1930, the City of Schenectady has experienced a decline in population. However, in 2010 the city began experiencing a slight upswing in population growth.
Median listing home price: $175,000
Located east of Syracuse in the Mohawk Valley, the City of Utica offers exceptionally affordable homes and plenty to do. Despite its negative growth, the city remains a family-oriented town with a number of kid-friendly restaurants, parks and activities. The Utica Zoo and Utica Children’s Museum attract families and visitors from across the region.
Population growth notes: According to World Population Review, Utica experienced a steady decline in population over the past decade, and its negative growth seems to be continuing.
Median listing home price: $108,900
Capping Security Deposits
• Landlords can only charge up to one month of rent for a security deposit or “advance payment.” This applies to all residential rentals, with a few exceptions, whether you have a lease or not. › This means that if you are moving into an apartment where the rent is $1500 a month, the most your landlord can charge for a security deposit is $1500. › This also means that your landlord may not charge you in advance for the last month’s rent if you are also paying a security deposit. Limiting Late Payment Fees and Fees for Credit and Background Checks
• A rent payment can only be considered late if it is received more than five days after it is due.
• The most your landlord can charge as a late fee is $50 or 5% of your monthly rent, whichever is less.
• Before signing a lease, the most a landlord can charge is $20 for a credit and background check.
• The landlord has to give you a copy of the background/credit check, as well as an invoice from the company that performed it. Otherwise, they can’t charge you for it.
• You can provide your own background and credit check to avoid any fees, as long as the background/credit check was done in the past 30 days. N
No More “Tenant Blacklists”
• A landlord cannot deny you an apartment, rental home, or any other type of rental based on a past legal conflict with a landlord. For example, a landlord cannot deny you an apartment because you sued your previous landlord to make repairs.
• If a landlord rejects your application after using a tenant screening service (a company that landlords use to see if you have ever been taken to court), and you have a past history of tenant-landlord disputes, the law assumes that you were rejected because of this history, and the landlord may have to pay a fine if they cannot give a good reason for denying you. Making It Easier to Break a Lease
• If you leave your apartment or other rental home before your lease ends, your landlord has to make a good-faith effort to fill the vacancy. If the landlord finds a new tenant, and the new tenant’s rent is equal or higher to your rent, your lease is considered terminated and you are no longer liable for the rent. You Have a Right to a Receipt
• If you pay rent in cash or money order, your landlord must provide you with a receipt. If you pay rent by check, you may also request a receipt. You only have to ask once. After that, your landlord has to give you a receipt every month. Your landlord must keep proof of cash rent receipts for 3 years
You Are Entitled to Notice of Past Due Rent
• Your landlord must send you a written notice by certified mail every time you are more than five days late with your rent. If your landlord fails to provide you with the notice, you can raise this as a defense in court.
New Protections in Case of Eviction
• If you lose a housing case and the judge orders your eviction, you can ask the court for up to one year to move if you can show that you cannot find a similar apartment in the same neighborhood. The judge will take into account your health conditions, whether you have children enrolled in school, the hardship on the landlord if you remain, and any other life circumstances that could affect your ability to move.
• The new law strengthens protections for tenants against retaliatory evictions and increases penalties for landlords who illegally lock tenants out of their homes. Your Rights in Non-Payment Evictions
• Your landlord cannot bring you to court for non-payment of rent unless they have given you a 14-day written “rent demand.”
• Until you are evicted (i.e. the Sheriff or Marshal executes a warrant of eviction), you can have your non-payment case dismissed if you pay all rent that is owed.
• In a non-payment case, you can only be evicted for not paying your rent. You cannot be evicted for non-payment of other fees (such as late fees, legal fees, or any other “added” fee)
Making It Easier to Get Your Security Deposit Back
• Your landlord must return your security deposit within 14 days of you moving out.
• If your landlord takes any money out of the security deposit for damages, they must provide an itemized “receipt” describing the damage and its cost. If your landlord doesn’t give you this receipt within 14 days of moving out, then they must return your entire security deposit, whether there is damage or not.
• If you are planning to move out, you can ask your landlord to inspect the apartment (or rental home or other type of home rental) before you move. They must allow you to be present during the inspection. At that inspection, the landlord must tell you what needs to be fixed or cleaned. You can then take care of the problems yourself to prevent the landlord from keeping part or all of your security deposit.
• If your landlord deliberately breaks this law, you may be entitled to up to twice the amount of the security deposit.
Better Notice of Rent Increases and Lease Non-Renewals
• If you live in an apartment that is not rent stabilized or controlled, there is still no limit on how much your landlord can increase your rent. However, your landlord must give you advanced written notice before they can raise your rent 5% or more.
• If your landlord decides not to renew your lease, they must also give you advance written notice. This applies to month-to-month tenants without a lease as well. › If you have lived in your apartment two years or more, or if you have a two-year lease, your landlord must provide you with 90 days advance written notice before raising your rent or not renewing your lease. › If you have lived in your apartment for more than one year, but less than two years, your landlord must provide you with 60 days advance notice before raising your rent or not renewing your lease. › If you have lived in your apartment for less than one year, or have a lease for less than one year, your landlord must provide you with 30 days advance notice before raising your rent or not renewing your lease.
Rules for Major Capital Improvements (MCI) Increases
• The MCI formula has changed to limit the amount that landlords may collect after performing a major capital improvement. › The amount your landlord can raise your rent due to an MCI increase is now capped at 2% of your current rent per year, and there is no retroactive amount. › This 2% cap also applies to MCI increases that happened between June 16, 2012 and June 16, 2019 so any rent increase going forward will be limited to 2%.
• MCI increases cannot be added to your rent if there are any “hazardous” or “immediately hazardous” violations at your building. Your landlord must fix these violations before any MCI can be authorized by state regulators.
• If fewer than 35% of the apartments in your building are rent regulated, the landlord cannot get an MCI increase.
• MCI increases are now temporary and will be removed from your rent after 30 years.
Protections for Preferential Rents
• If you are paying a preferential rent, your landlord is no longer allowed to revoke it and raise your rent to the higher legal regulated rent.
• If you have a preferential rent, it will say so on your lease or on a lease rider. The lease will show your legal rent, and if you have a preferential rent, it will be shown in the section of the lease that says: “Lower rent to be charged, if any.”
• This means that your landlord cannot raise your preferential rent more than the percentage set by the Rent Guidelines Board, plus any charges for MCI or IAI, if they apply. No More Vacancy Increases
• Vacancy bonuses and longevity bonuses are now prohibited. › The vacancy bonus allowed landlords to increase the rent of an apartment up to 20% once it became vacant. › The longevity bonus allowed landlords to increase the rent if the previous tenant had been living in the apartment for eight years or more. Curbing the Deregulation of Apartments
• In most cases, landlords are no longer allowed to take an apartment out of rent regulation when the rent is more than the “high-rent threshold” and the apartment becomes vacant.*
• In most cases, landlords may no longer take an apartment out of rent regulation if the tenant is considered “high-income.”*
• Apartments that were deregulated before June 15, 2019 will continue to be so. However, you should check your rent history, as the law now allows you to look back at your apartment’s rent history to challenge both the deregulation of your apartment and the rent you are being charged
Limiting Rent Increases
• The highest amount a landlord can increase your rent is the average of the five most recent Rent Guidelines Board annual rent increases for one-year renewals, or 7.5%, whichever is less. No More Fuel Pass-along Charges
• Landlords may no longer include fuel charges on your rent
Limiting Rent Increases
• The new law limits how much a manufactured home park owner can increase your rent, including the lot rent and any fees or utilities. • In most cases, rent increases are limited to 3%, but park owners can raise the rent up to 6% if the increase is determined to be “justifiable.”
• If your park owner asks for a rent increase that is more than 3%, you can challenge the increase in court. The judge will determine whether the increase is justifiable. Rent-to-Own Protections
• If you are entering into a rent-to-own agreement with a manufactured home park owner, they must provide you with a contract that clearly describes: › The terms of the contract. › Any and all fees, rent, or other charges due during the life of the contract. › The fair market value of the manufactured home. › The responsibility of the manufactured home park owner to cover major repairs and improvements during the rental period. › All leases must include a rider regarding tenant rights. › Every rent-to-own contract must state that until the title to the property is transferred, you are occupying a rented home. It must also state that until that time, the park owner is responsible for keeping your home in habitable condition; making all major repairs and improvements; and keeping it free from conditions that would be dangerous to your health and safety.
• Once a year, you are entitled to an itemized account of all payments that you made in relation to the rent-to-own contract.
• If your lease is terminated by the park owner, the owner must pay back all of the rent-to-own payments that you paid in addition to any lot and/or home rent
• A manufactured home park owner cannot demand that a tenant pay attorneys’ fees unless they are awarded those fees by a court order.
• Manufactured home park owners cannot collect late charges on rent payments received within 10 days of the due date, and then only if a late charge provision exists in the lease or manufactured home park rules.
• The maximum allowed late fee on rent payments has been lowered from 5% to 3%.
• Late charges cannot be compounded and are not considered to be additional rent. Better Notice of Changes of Use
• If a park owner wants their current residents to leave because they are changing the manufactured home park to another use, the park owner cannot begin eviction proceedings until two years after they provide you with notice that they intend to change the use of the park.
• If you own the manufactured home and the park owner wants you to leave because they intend to change the use of the land, they have to pay you a stipend of up to $15,000 in order to compensate you for the cost of moving your home.
New York County
St. Lawrence County