Is this New York lease agreement template free?

Yes, our New York lease agreement template is completely free. No signup, no hidden fees. Download as PDF or Word instantly.

Is this lease agreement valid in New York?

This template is designed to comply with New York (NY) state laws as of 2026. However, we recommend having important legal documents reviewed by a licensed New York attorney.

What are New York's requirements for a lease agreement?

New York has specific requirements for lease agreements that may differ from other states. Our builder automatically includes all NY-required clauses and disclosures. See the state law summary table above for details.

Do I need a lawyer to create a lease agreement in New York?

While New York does not require a lawyer to create a lease agreement, consulting with a licensed New York attorney is recommended for complex situations or high-value matters.

Can I use this template for any county in New York?

Yes, this template is designed for use throughout New York. However, some counties may have additional local requirements. Check with your local court or government office for any county-specific rules.

What is the maximum security deposit in New York?

Under the Housing Stability and Tenant Protection Act of 2019, landlords statewide can charge a maximum of one month's rent as a security deposit. This applies to all residential rentals, whether rent-regulated or market rate. Additional fees such as last month's rent or key deposits are also prohibited (GOL §7-108).

How quickly must a New York landlord return the security deposit?

Landlords must return the security deposit within 14 days of the tenant vacating. If any deductions are made, the landlord must provide an itemized statement. Failure to return the deposit within 14 days forfeits the right to retain any portion of it (GOL §7-108).

What is the warranty of habitability in New York?

N.Y. Real Prop. Law §235-b implies a warranty of habitability in every residential lease. This means the landlord must maintain the premises in a condition fit for human habitation, free from hazardous conditions, and in compliance with all building and housing codes. This warranty cannot be waived.

How much notice is required to terminate a month-to-month tenancy in New York?

Under the HSTPA, the notice period depends on the length of tenancy: 30 days for tenancies under 1 year, 60 days for 1-2 years, and 90 days for tenancies of 2 or more years (RPL §226-c).

Are late fees capped in New York?

Yes. Under the HSTPA, late fees are capped at $50 or 5% of monthly rent, whichever is less. Additionally, landlords cannot charge a late fee until rent is at least 5 days overdue.

What is rent stabilization in New York?

Rent stabilization applies to buildings with 6 or more units built before 1974 (in NYC) and limits annual rent increases to percentages set by the Rent Guidelines Board. It also provides tenants with the right to renew their leases. The HSTPA significantly strengthened rent stabilization protections in 2019.

Can a New York tenant withhold rent for repairs?

Yes. Under the warranty of habitability (RPL §235-b), if a landlord fails to maintain habitable conditions, a tenant may withhold rent proportional to the reduction in value of the premises. However, tenants should document the conditions and provide written notice to the landlord first.

Is a New York landlord required to accept all forms of rent payment?

New York law requires landlords to accept cash, money orders, or personal checks for rent unless the lease specifies otherwise and the tenant has previously bounced a check. Landlords in buildings with 6+ units must accept personal checks.

Free New York Lease Agreement Template 2026

Create a lease agreement that complies with New York (NY) state laws. Our template includes all required clauses, disclosures, and state-specific provisions.

No signup required. Free PDF and Word download.

New York Lease Agreement Laws & Requirements

Security Deposit Limit	1 month rent
Deposit Return Period	14 days
Late Fee Rules	Max $50 or 5% of monthly rent, whichever is less; only after 5 days late
Grace Period	5 days
Notice to Quit (Non-Payment)	14 days
Notice to Quit (Month-to-Month)	30 days
Required Disclosures	lead-paint, landlord-identity, bed-bug-history, sprinkler-system, rent-stabilization-status, stove-knob-covers, window-guard-notice, smoking-policy, air-quality
Governing Statute	N.Y. Real Prop. Law §§ 220-238

New York-Specific Requirements

New York has specific laws governing lease agreements that differ from other states. Understanding these requirements is essential to creating a legally compliant document.

Our template automatically includes all New York-required provisions, disclosures, and clauses when you select New York as your state in the document builder.

How to Create Your New York Lease Agreement

1
Click "Create Document"
New York will be pre-selected as your state.
2
Answer the guided questions
Fill in the details specific to your situation. New York-required fields will be highlighted.
3
Review and download
Preview your completed New York lease agreement, then download as PDF or Word.

Frequently Asked Questions

New York Lease Agreement Laws Overview

New York has some of the most tenant-protective landlord-tenant laws in the country. Residential tenancies are governed by the New York Real Property Law (RPL), particularly Article 7 (§220 et seq.), the Real Property Actions and Proceedings Law (RPAPL), and the General Obligations Law (GOL). New York City and other municipalities may impose additional regulations, including rent stabilization and rent control.

The Housing Stability and Tenant Protection Act of 2019 (HSTPA) significantly strengthened tenant protections statewide, including reforms to security deposits (capped at 1 month's rent), eviction procedures, and rent regulation. These reforms apply to all residential tenancies in New York, not just rent-regulated apartments.

New York requires extensive disclosures including lead paint, bedbug history, flood zone status, sprinkler system information, and building smoking policy. Landlords with buildings containing 6 or more units must provide a tenant guide published by the New York State Division of Housing and Community Renewal.

Key Fact	Detail
Governing Statute	N.Y. Real Prop. Law §220 et seq.; GOL §7-103 et seq.
Security Deposit Limit	1 month's rent (statewide, per HSTPA 2019)
Deposit Return Deadline	14 days
Rent Control	Yes (NYC & select municipalities)
Late Fee Cap	$50 or 5% of monthly rent, whichever is less
Landlord Entry Notice	Reasonable notice (no statute specifying hours)
Lease Required in Writing	Yes, if term exceeds 1 year

New York Requirements & Disclosures

Required Disclosures

Lead-Based Paint Disclosure

Required for all housing built before 1978. Must provide EPA pamphlet and disclose known lead hazards.

42 U.S.C. §4852d; N.Y. Real Prop. Law §231-a

Bedbug Infestation History

Landlord must disclose bedbug infestation history for the previous year for the building and the specific unit.

N.Y. Real Prop. Law §231-b

Flood Zone Disclosure

Landlord must disclose if the property is located in a designated flood zone.

N.Y. Real Prop. Law §231-c

Sprinkler System Notification

For buildings with sprinkler systems, a notice regarding the sprinkler system and its maintenance must be provided.

N.Y. Real Prop. Law §231-a

Building Smoking Policy

Landlord must disclose the smoking policy for the building, including any designated smoking or non-smoking areas.

N.Y. Real Prop. Law §227-f

Tenant Guide (6+ Unit Buildings)

In buildings with six or more residential units, landlord must provide tenants with a copy of the DHCR Tenant's Rights Guide.

N.Y. Real Prop. Law §235-h

Window Guard Notice

In NYC, landlords must provide annual notice regarding the availability of window guards, especially when children under 10 reside in the unit.

NYC Health Code §131.15

Security Deposit Receipt

Landlord must provide a receipt for any security deposit and disclose the bank and account where it is held.

N.Y. GOL §7-103

Mandatory Clauses

Security Deposit Terms

Must state deposit amount (max 1 month), bank information, and the 14-day return requirement under HSTPA.

Warrant of Habitability

New York implies a warranty of habitability in every residential lease (RPL §235-b). This cannot be waived.

Rent Amount and Payment Terms

Must clearly state monthly rent, due date, acceptable payment methods, and late fee provisions.

Late Fee Limitations

Late fees cannot exceed $50 or 5% of monthly rent, whichever is less, and cannot be charged until rent is 5 days late (HSTPA).

Notice of Rent Stabilization Status

If the unit is rent-stabilized, the lease must include a rider specifying tenant rights under rent stabilization.

Prohibited Clauses

Waiver of Warranty of Habitability

Any clause purporting to waive the implied warranty of habitability is void under N.Y. Real Prop. Law §235-b.

Waiver of Right to Jury Trial

Residential lease provisions requiring tenants to waive their right to a jury trial are void under RPAPL §745.

Excessive Security Deposits

Any clause requiring more than one month's rent as a security deposit is unenforceable under the HSTPA.

Relevant New York Statutes (N.Y. Real Prop. Law / GOL)

Section	Title	Description
RPL §220	Lease Defined	Defines what constitutes a lease or rental agreement under New York law.
RPL §226-b	Right to Sublease	Establishes tenant rights regarding subletting, including landlord consent requirements and the process for requesting approval.
RPL §227-a	Termination by Senior Citizens	Allows tenants aged 62+ to terminate a lease under certain conditions related to health or housing placement.
RPL §235-b	Warranty of Habitability	Implies a warranty in every residential lease that the premises are fit for human habitation and not dangerous to health or safety.
RPL §235-e	Rent Deposits	Regulates how landlords must handle and return rent deposits, coordinating with GOL §7-103.
GOL §7-103	Security Deposit Trust Fund	Requires landlords to hold security deposits in trust, in a banking institution, and limits deposits to one month's rent.
GOL §7-108	Security Deposit Provisions (HSTPA)	Sets the one-month cap on deposits, 14-day return deadline, and prohibits landlords from charging certain fees previously common.

New York Notice Periods

Action	Required Notice	Statute
Non-Payment of Rent	14 days written demand	RPAPL §711(2)
Lease Violation (Cure Notice)	10 days to cure	RPL §235(2)
Month-to-Month Termination (< 1 year tenancy)	30 days	RPL §232-a/b
Month-to-Month Termination (1-2 years tenancy)	60 days	RPL §226-c (HSTPA)
Month-to-Month Termination (2+ years tenancy)	90 days	RPL §226-c (HSTPA)
Security Deposit Return	14 days	GOL §7-108