New York City’s Rent Guidelines Board (RGB) set 2025-2026 increases for rent-stabilized apartments at 3% for one-year leases and 4.5% for two-year leases, effective for renewals from October 1, 2025, to September 30, 2026. These caps protect about 1 million units amid high costs, while market-rate tenants face variable hikes with notice.
Rent-Stabilized Increases
RGB Order #57, voted 5-4 in June 2025, applies to apartments and lofts built before 1974 with six+ units. Landlords can’t exceed these without DHCR approval for extras like major capital improvements (MCIs, up to 2% added) or individual apartment upgrades (up to 15% of cost).
Senior citizens (62+) and disabled tenants qualify for exemptions from hikes via SCRIE/DRIE programs, freezing rent while covering increases.​
Market-Rate and Unregulated Rules
No caps exist for unregulated apartments—landlords raise freely at lease end, but must notify 30 days (rent < $200/month or tenancy <1 year), 60 days (1-2 years), or 90 days (>2 years) ahead for hikes over 5%. Illegal hikes allow tenants to challenge via court or negotiate using improper notice.​
2026 enforcement ramps up: AG audits leases for violations like excessive security deposits ($10k+ fines per unit) or short cure periods ($15k).​
Rent-Controlled Units
Fewer than 30,000 units remain rent-controlled (pre-1947 buildings), with DHCR approving annual hikes based on costs—typically 2-5%. Vacancy decontrol lets new rents jump 20% + RGB guideline before stabilizing.​
Exceptions and Protections
2026 Enforcement Changes
New fines hit $20k per unregistered stabilized unit (no waivers), $10k per deposit violation. Prohibited lease terms (e.g., blanket sublet bans) trigger $15k penalties; AG proactively audits. No rent freeze despite calls—hikes hold.
Tenants verify stabilization via DHCR’s registry or NYC311.​
Tenant Rights and Tips
Challenge overages at DHCR hearings or court; join tenant unions for leverage. Preferential rents revert to legal max on vacancy. Landlords must offer renewal 90-150 days early.
Document everything—RGB guidelines bind until September 30, 2026. Free legal aid via Legal Aid Society or HRA.​
Stay informed via rgb.nyc.gov; these rules shield against unchecked spikes in NYC’s tight market.
Sources
- (https://rentguidelinesboard.cityofnewyork.us/2025-26-apartment-loft-order-57/)
- (https://www.doorloop.com/laws/new-york-rent-control-law
- (https://www.doorloop.com/laws/new-york-rent-control-laws)
