11 FAQs about Good Cause Eviction in New York City. 

Good Cause Eviction is a piece of legislation that passed in New York in April 2024. The law went into effect immediately and limits rent increases on market-rate apartments and entitles tenants to a lease renewal if they uphold the terms of their lease (i.e. paying rent and following the rules of the building). Tenants can challenge increases above 10% or 5% + inflation (whichever is lower). In NYC, there are 2.2 million rental units, half of which are rent-stabilized. Rent-stabilized tenants have a lot of protections already; their rent can only go up a certain amount every year and they are entitled to a lease renewal. Essentially, the landlord can never ask them to leave. But with the other half of apartments (market-rate apartments), landlords could increase the rent to whatever they wanted and choose to not renew a tenant’s lease. Good Cause addresses that issue and offers more protections for SOME market-rate tenants. Keep in mind, Good Cause does not apply to everyone, everywhere. Here are 11 frequently asked questions about the new Good Cause Eviction laws.

1. Did Good Cause Eviction pass for all of New York State or just New York City?

Good Cause passed, but does not automatically apply to all counties in New York State. NYC is automatically enrolled in Good Cause (all 5 boroughs). Other parts of the State need to opt in. 

2. Does Good Cause Eviction apply to me and my building?

Good Cause Eviction does NOT apply to the following examples:

• Buildings where a Certificate of Occupancy was issued after January 1, 2009. These buildings will be exempt for a period of thirty years following the issuance of the certificate.
• Buildings with less than 10 units where the landlord lives are exempt.
• Buildings owned by a landlord that owns less than 10 units total are exempt.
• Rent-stabilized units.
• Co-ops, condos, dorms, and hotels.
• To tenants who have a rent of 245%+ of the local fair market rent (see what the local FMR for your county is here).

For example; if you live in Manhattan and your rent is above any of the amounts listed below, Good Cause Eviction does NOT apply to you (based on FMR data from 2023). 

The exemptions and carve outs are a bit confusing. Search for your address on openigloo and see if it has a Good Cause Eviction badge on the building profile.

3. What if my landlord owns multiple units under different LLCs? Do they still have to follow Good Cause?

Yes. If a landlord owns 1 LLC with 5 units and a different LLC with 10 units, they own 15 units. That’s more than 10 total. So they need to abide by the terms of Good Cause Eviction.

4. How can I confirm how many LLCs my landlord owns?

This is tricky. There’s no scientific way to confirm. However, on openigloo, we’ve built thousands of landlord profiles to take out the guesswork. We’ve consolidated LLCs on various owners so you can get a better sense of how big or small your landlord is. Search for your building on openigloo to learn more.

5. What happens if my landlord sells the building? Do I have to move? 

You do not have to move. The new owner has to abide by the terms of Good Cause Eviction and give you a lease renewal if you are following the terms of your lease. A landlord can only ask you to move IF they want to give your unit to a family member or demolish the building.

6. How can I find out if Good Cause applies to me? 

Your landlord by law must disclose if Good Cause applies to you. They have 4 months from April 2024 to catch up to the disclosure requirements. You can also type your address into openigloo and see if it has a Good Cause Eviction badge. If it does, it’s likely the laws apply to you. Double check to make sure your rent does not surpass the 245% FMR exemption mentioned above.

7. My rent went up by 20% last year. Am I entitled to a refund?

No. Good Cause Eviction went into effect April 23, 2024. Good Cause does not apply to renewals signed before that date. You’ll benefit when you sign your next renewal.

8. I am rent-stabilized…does Good Cause Eviction apply to me? 

No. Good Cause Eviction does not apply to rent-stabilized tenants. Stabilized tenants already benefit from limited increases set by the Rent Guidelines Board.

9. I am subletting. Am I protected by Good Cause Eviction?

Good Cause Eviction does not apply to sublets. 

10. What can I do if my landlord increases my rent by more than 10%? Are they allowed to do that?

Landlords are technically allowed to increase the rent by more than 10%, if they can justify it (maybe they did significant improvements to the apartment/building or perhaps their expenses went up a lot). But they’d have to justify it in court if the tenant chooses to challenge it. If you want to challenge the increase, you need to take your landlord to housing court where they will need to present to a judge WHY they are increasing your rent beyond the threshold set in Good Cause Eviction. 

11. What can I do if my landlord isn’t renewing my lease and they’re supposed to?

You could challenge the non-renewal in housing court and file a case.

Good Cause Eviction is a bit complicated and has its fair share of criticism from landlords and tenants alike. If you’re apartment hunting and looking for price stability, prioritize renting in a building where Good Cause Eviction applies. Browse available listings on openigloo.

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1. We have this law because of a tragic incident in 1980.

Local Law 11 and its predecessor, Local Law 10 came into effect after Grace Gold, a Barnard student, was killed by falling terra cotta from a building. The law mandates that buildings with more than six stories undergo facade inspections every five years. It covers approximately 12,500 buildings in New York City, including condos and co-ops​​​​.

2. Non-compliance with Local Law 11 can result in significant penalties.

In an effort to avoid the costs of facade repairs, putting up and taking down the sheds, owners will opt to just keep them up all the time. Some tenants have complained of sidewalk sheds being up for decades!

3. Mayor Eric Adams announced the “Get Sheds Down” program to erase scaffolding in NYC.

This program aims to expedite the removal of sidewalk sheds and scaffolding. That’s why you may have noticed a change in the look of your neighborhood recently.

4. Drones could replace the need for sidewalk scaffolding in NYC.

There’s a push by the City Council to legalize the use of drones for facade inspections, which could potentially enhance the detail and efficiency of inspections​​.

While Local Law 11 has been critical in preventing accidents, it has also created an added burden to building operators who rather err on the side of caution when it comes to compliance. Does your building have scaffolding? How long has it been up? Be sure to share an anonymous review on openigloo and help the next renter who considers your spot.

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That’s why we built this Rent Stabilization Map. Together, we can bring transparency to rent-stabilization in NYC:

Do you think your apartment is stabilized? Fill out the form below, upload your DHCR rental history, and someone from our team will reach out with our assessment.

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Why is getting security deposits back such a pain in NYC? openigloo has received thousands of reviews from renters complaining that they had to fight tooth and nail to get their security deposit back. It shouldn’t take months and hundreds of emails to get the money back that belongs to you.

While 70% of openigloo users have reported getting their security deposits back, some neighborhoods and landlords are known for making the process more difficult. For example, 94% of renters in the Financial District reported getting their security deposits back. In comparison, only 50% of renters in Long Island City received theirs.

In many cases, landlords rely on tenants not knowing their rights and eventually giving up the fight. One openigloo user shared in a review that their landlord is “currently withholding $1000 of the security deposit and ignoring all attempts to get an explanation.” It’s important to know that landlords are REQUIRED to give you an explanation as to why they are keeping your deposit.

There are many tips and tricks on how to improve your chances of getting your deposit back. You can document the move-in and move-out conditions, make any necessary repairs and be sure not to leave anything behind. But many tenants have done everything right and even left an apartment in better shape than when they found it.

So what else can be done? It may require threatening legal action. One openigloo user shared, “My landlord tried to steal my security deposit by trying to come up with excuse after excuse. So she just stopped taking my phone calls or responding to emails for three months after I moved out (she even claimed she didn’t have a computer). However, as soon as I got a lawyer, she sent that check REAL QUICK (with no deductions).”

While having a lawyer is no guarantee of getting your deposit back, knowing the laws and regulations around security deposits is a good place to start. Here are a few things every New York City renter should know about security deposits.

1. Your landlord has 14 days to return your security deposits in NYC

For non-regulated apartments, your landlord has to return your deposit within 14 days of your move-out. New laws require landlords to provide an itemized list of the damages and the related repair costs. Remember, they have 14 days to do this. If not, they forfeit their right to the deposit.

2. You can request a walk-through

As a safeguard, you could request a walk-through before you move out. During this walk-through, the landlord has to provide an itemized list of damage and give you a chance to address it. This strategy could be a way to avoid the landlord overcharging you for simple repairs.

3. Security deposits in NYC need to be in an interest-bearing New York State Bank account

Usually, in buildings with more than six units, landlords are supposed to keep your deposit in an interest-bearing account with a New York State bank. They are required to tell you the name and address of the bank and the account number.

While your deposit is supposed to collect interest, landlords can also charge a 1% administration fee. Because interest rates are so low, that fee can erase any interest you may be entitled to. You can read more about this law on the New York State Attorney General’s website.

4. Your landlord cannot ask you to pay more than a month’s rent as a deposit

New rent reforms now forbid landlords from collecting more than one month’s rent as a security deposit. Perhaps a landlord will ask for this if you are an international student or a new immigrant without US credit. Still, this practice is illegal for both market-rate and rent-regulated apartments.

5. You may have to pay more towards your security deposits in NYC if your rent goes up

Suppose you are renewing your lease, and your rent goes up. In that case, the landlord can collect additional money to bring the security deposit up to 1 month’s rent.

Side note: if you have a rent-stabilized apartment, make sure your landlord increases your rent by the legal amount. If you’re unsure whether you have a rent-stabilized apartment, request your rental history through the Homes and Community Renewal website.

6. Tenants are not supposed to pay for normal wear and tear

Tenants are not supposed to be held responsible for the general wear and tear of an apartment. The issue is that every landlord has a different interpretation of wear and tear. It’s good practice to have transparency with your landlord before moving in of what they consider normal wear and tear. Get it in writing. But generally, courts interpret wear and tear as the deterioration from normal use of a property without fault, without negligence, and without carelessness.

So don’t let your landlord charge you for things like small holes in wall hangings or floor scuffs.

7. You can take your landlord to small claims court or file a complaint with the Consumer Frauds and Protection Bureau of the New York State Attorney General

If you’ve been going back and forth with your landlord for months, or worse, they’ve just stopped answering your emails, you may have to take things to court. You can fight your landlord in Small Claims Court for up to $10,000 – but make sure you have clear documentation of the apartment’s condition to prove your case.

You can also file a complaint with the New York Attorney general. Due to the pandemic, there is now an online submission form, where you can attach supporting documents.

Navigating security deposits is no easy task. But knowing and fighting for your rights is a good start. If you’ve been burned before by a landlord who has unjustly kept your deposit, be sure to share your experience on the openigloo app – it’s anonymous. Collecting and sharing information about landlords who illegally keep deposits is essential so that future renters can avoid those buildings. Similarly, if you’ve had a landlord that made your move-out experience really seamless, give them a shoutout. Help the next renter find (or avoid) their next home!

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We get this question at openigloo all the time. Everyone wants to strategize their NYC apartment hunt the best they can. But what is the real answer? Especially since it feels like rents in New York NEVER go down. The reality is that the best time to rent an apartment depends on your priorities. Do you want the best deal or have the most options? Here’s a breakdown based on different times of the year:

Late Fall and Winter (End of November to February)

Advantages:

The winter months are generally considered the best time to rent if you’re looking for lower prices and better deals. During this time, landlords are more likely to drop prices and offer concessions due to lower demand. You can find significant concessions like a free month’s rent. Additionally, some landlords may cover broker fees during this period​​​​​​​​. During periods of lower demand, you have more time to make a decision! Be sure to research your building and landlord on openigloo before signing – you don’t want to be mesmerized by lower prices.

Considerations:

While you might save money, the number of available apartments is typically lower compared to other seasons.

Spring to Early Summer (March to June)

Advantages:

This period offers the widest selection of available apartments, as more units hit the market than at any other time of the year. If you’re interested in having numerous options to choose from, late spring and early summer are ideal times for apartment hunting in NYC​​​​.

Considerations:

With more options comes more competition. Apartments tend to spend fewer days on the market during this time, so you’ll need to act quickly when you find a place you like. Bidding wars are not uncommon during this period, especially in popular Manhattan neighborhoods (i.e. West Village, Soho, Chelsea etc.)

Summer and Early Fall (July to Early November)

Balanced Approach:

These months can be seen as a middle ground to rent an apartment in NYC. Late spring and early summer are great for those who want a wide range of options yet the prices are expected to be higher, while fall (October and November) can offer better prices and less competition compared to the peak summer months​​.

In summary, if your main goal is to save money and possibly get better deals, winter is the optimal time to rent in NYC. However, if you’re looking for the most options and are prepared to act quickly in a competitive market, late spring to early summer would be the best time. Are you apartment hunting? Be sure to browse affordable or rent-stabilized listings on openigloo. 

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Living and renting in New York City is not easy. It’s increasingly unaffordable, and wage growth just hasn’t kept pace with rent increases. But that fact alone isn’t enough to keep people from NYC. If we know one thing for sure, it is that people will always flock to New York for school, work, art, opportunity etc. But how much money to rent in New York City does a person need live here? Here are a few things to keep in mind when considering housing options in New York City:

1. Divide your annual salary by 40. That’s the rent you can “afford”.

In NYC, most landlords will require you to make at least 40x the rent to be eligible for the apartment. For example, if the rent is $2,000 per month, your annual salary needs to be $80,000 (40 x $2000 = $80,000). Keep in mind that the median household income in NYC is around $75,000, and the median rent is $3,300. So if you work the numbers, the majority of New Yorkers are rent-burdened (they spend a larger percentage of their income on rent than what is recommended).

2. Consider having roommates or someone to split the rent with.

On your own with a $75,000 salary you could rent an apartment for $1,875 ($75,000 divided by 40 = $1,875). The problem is that there aren’t a whole lot of apartments available in NYC for less than $2,000. They exist, but they are few and far between. You may also have to make concessions on your preferred location. What to live in Manhattan? That’s going to make it even harder. Living and sharing the money to rent in New York City with others opens up your pool of options and helps alleviate costs.

3. Have 3 months rent saved up.

Renting in NYC is expensive. You’ll need to pay first month’s rent, 1 month security deposit, possibly a broker fee and moving costs. This all adds up, so landlords will want to see a bank balance that can accommodate all these expenses.

4. Explore affordable and stabilized housing options.

If you are striking out in the rental market because of high prices, it may be worth exploring affordable housing programs. You could also narrow your search to rent-stabilized apartments with lower rents.

Are you apartment hunting? Be sure to browse available listings on openigloo and avoid poorly managed properties.

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At openigloo, a marketplace to help renters find quality apartments, we have performed a similar analysis to identify the city’s highest-performing residential portfolios. Our platform presents city data and crowdsourced tenant reviews on every address in NYC. Renters rate their buildings on a scale from 1-5 in categories such as cleanliness, heat, owner responsiveness, and garbage management. They share whether they received their security deposit back, if they would recommend their building to a friend, and how much their rent went up. In doing so, we have identified the landlords that garner the highest building ratings and recommendation rates.

We studied over 400 residential portfolios with at least 500 units to develop this list. To qualify for the list, portfolios had to score in the 90th percentile for building ratings, recommendation rates, and city violations per unit. The following 5 landlords have an average building rating of at least 4.3 out of 5 (the city-wide average rating is 3.3). Additionally, 80% or more of tenants from the following buildings recommend their buildings to a friend (the city-wide average is 46%). And lastly, the following buildings all have violation per-unit ratios of less than 0.03 (the city-wide average is 0.68).

There was some shuffling of this year’s top New York City landlords list compared to 2022. TF Cornerstone maintained the top spot while Beam Living and Related Companies joined the list for the first time, bumping Avalon & Ogden from the top 5. Last year’s rankings were:

1. TF Cornerstone 
2. Glenwood Management 
3. Columbia University 
4. Avalon 
5. Ogden

NYC Highest-Performing Residential Portfolios 2023

1) TF Cornerstone

TF Cornerstone owns and manages about 18 residential buildings spanning 7500+ apartments in Manhattan, Brooklyn & Queens. One of the highest rated buildings on openigloo is one of their buildings in the Financial District, 2 Gold Street. The 650 unit building boasts a recommendation rate of 100%, and tenants appreciate management’s responsiveness and the building’s pool and rooftop. A downside? Tenants say the elevators can be slow and crowded.

2) Glenwood Management

Glenwood is the developer, owner, and manager of roughly 27 multi-family properties in Manhattan, covering 8000+ units. One of their addresses, 320 East 46th Street, boasts a 100% recommendation rate, and tenants are happy with the friendly and responsive staff. Complaints? Tenants would like to see the rooftop furniture updated!

3) Beam Living

Beam Living is a Blackstone-owned management company responsible for overseeing 5 complexes/buildings in NYC, including 8 Spruce Street and Stuytown. Stuytown renters are pleased with the management’s responsiveness and the peacefulness of the area.

4) Related Companies

Related is one of the largest property owners in NYC, spanning thousands of units. One of their addresses, 450 West 42nd Street, boasts a 100% recommendation rate, and tenants are happy with the upkeep of the building. Complaints? Tenants would prefer if amenity-access was included in the rent.

5) Columbia University

Columbia University is the largest owner in New York City by the number of locations and manages over 5000 apartments across 150 residential buildings. Renters at 400 West 119th Street, mostly students, are pleased with affordability and management’s flexibility with lease terms.

Renting in New York can be difficult. Navigating the rental process and finding a spot is no easy task. While it’s important to keep in mind that no building or owner can be perfect – it’s important to get all the info you can to make the best decision for you. Browse well-reviewed listings on openigloo, and find your next spot!

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We asked seasoned NYC renters to share their tips when touring a space and these are 8 things they recommended to check when you’re touring an apartment!

1. Count the outlets.

It’s a small detail that a lot of people miss on the apartment tour checklist. A lot of buildings in NYC are old, and they may not have a lot of outlets or even appropriately placed outlets. Do a double take and make sure the space has enough outlets where you’d logically need them to live comfortably.

2. Plug something in.

Just because there are outlets, doesn’t mean they work. Perhaps you want to bring your phone charger and try and squeeze in a quick charge while you tour – this could be a good way to test the electrical!

3. Turn on the shower.

Low water pressure or even brown/mucky water is a common complaint from renters in NYC. You may as well turn on the shower and sink while you’re there and see for yourself. Test how long it takes for the hot water to kick in too!

4. Test how noise travels.

Some buildings have very poor sound insulation. Thin walls, old windows etc. Take a moment to assess the noise. Does it feel like the traffic is inside your living room? Ask a friend to stand in the hallway and talk – see how clearly you can hear them from inside the apartment. If you’re sensitive to noise, testing how the noise travels is key on the apartment tour checklist!

5. Open the windows.

This is a great way to determine if the windows work, lock, open, close easily etc. You can also get a sense for how loud the block is.

6. Test the buzzer.

Everyone forgets to test the buzzer. Especially if you’re considering a walk-up building, a functioning intercom is so important! You may not think it’s a deal breaker, but having to go up and down to let in friends or deliveries can become a huge pain!

5. Check reviews on openigloo.

DO NOT sign a lease without checking reviews and City data on openigloo. You can read reviews and also ask other renters questions about the building. How responsive is the landlord? Are there any open violations like mold or pests? Cover your bases and do the research before handing over thousands of dollars.

6. Put a marble on the floor.

Buildings in NYC can have sinking or sloping foundations. Put a marble on the floor to see if it’s level. While a small slope may not be a deal breaker, this info can help you plan the furniture arrangements accordingly!

Are you apartment hunting in NYC? Be sure to browse available listings on openigloo and avoid poorly managed properties! 

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1. How much is a broker fee in NYC?

A typical fee is up to 15% of the annual rent (or roughly 2 months rent). So if your apartment is $3,000 a month, your fee would be $5,400. [$3,000 x 12 months x 15% = $5,400.] You pay this fee to the listing agent at signing. It’s usually a separate fee that you make to them.

2. Can I negotiate a broker fee?

Broker fees are negotiable, and it doesn’t hurt to try. If the market isn’t super competitive, you can always try and negotiate the fee lower. If the apartment is popular and many people want it, negotiating the fee is probably not the best idea. The broker will go with the applicant who is willing to pay the highest fee.

3. Is there a limit on how much a broker can charge?

There’s no legal cap on how much a broker can charge. While the typical fee is 8-15% of the annual rent, brokers can charge more or less. If there is a lot of demand for an apartment, brokers may try to up the fee. There was an example of a broker charging $20,000 as a fee for a rent-stabilized apartment on the Upper West Side.

4. Who pays the broker fee in NYC?

The current law says that renters are on the hook to pay the broker fee. At one point, a law said landlords had to pay. It was in effect for a brief period, where eventually, a judge overturned it. However, there is a new city council proposal that could change this. The FARE Act is a piece of legislation that states that the person who hires the broker pays the broker. If this bill passes, the NYC broker dynamic could drastically change.

5. Are there no-fee apartments in NYC? How does it work?

There are No-Fee apartments in NYC. These are apartments where either the landlord is paying the broker fee or hasn’t enlisted a brokerage for support. Filtering your search to no-fee apartments is a good way to save money, but it does limit your option pool of apartments. Only about 20% of availability in NYC is “no-fee”. However, you may find more no-fee apartments during the low rental season (typically in Winter). Additionally, many “fee” apartments are rent-stabilized. So filtering out “fee” listings could also eliminate a lot of these apartments from your search results.

6. What happens if I have a broker and the landlord has a broker? Who pays?

In this case, the brokers will negotiate amongst themselves on splitting the fee. You should NOT pay a full fee to both your broker and the landlord’s broker.

7. What are the benefits of using a broker to rent an apartment in NYC?

Agents and brokers are licensed professionals. That means they understand the market and regulations of renting in NYC. In many cases, they also know what apartments are available before they are broadly posted online. If you’re new to the city or have never rented before, enlisting the help of your own broker may be wise. If you hire a broker, you can expect them to send you available listings you may like, schedule showings, help you put your application together, and follow up with landlords about applications and approvals. They can also help you avoid rental scams, which are rampant in NYC. If you hire a broker to help you, you should pay them for their time and services. To make the process smooth and transparent, have a discussion with them before working together. Ask them what their services are and what their fee is. 

8. What are the cons to using a broker to rent an apartment in NYC?

The biggest con is the price, especially when you feel the broker is not helpful. 15% is a hefty fee to pay. If you are confident that you know what you’re doing, and you’re an experienced renter, you may be able to avoid using a broker and connect directly with a landlord or building.

9. The broker didn’t do anything or help me. Why do I still have to pay?

This is a frustrating reality of renting in New York. Even if you feel that the broker didn’t help in any way with your leasing process, you still have to pay. This is because usually there is more demand than supply in New York City. Landlords and brokers justify this fee because the market allows for it. 

Did you use a broker to find your last apartment? How was the application process and experience? Share an anonymous review on openigloo, and help the next renter that considers your building and landlord. 

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1. Eligibility is based on the Area Median Income (AMI).

Every building has a different set of requirements depending on where it is, how big it is, and the agreement established with the City. Some apartments may be reserved for people who make 50% of the AMI, while others may be reserved for applicants who make 130% of the AMI. For example, if the AMI of a given neighborhood is $80,000 then 50% of the AMI is $40,000 and 130% is $104,000. Below is a matrix of an open lottery in the Bronx. Essentially all applicants need to make 130% of the median income. A single person applying for a studio would qualify if they made between $98,915-$128,570. Their rent would be $2,885 a month. Every lottery has different bands and requirements. Renters should check the NYC Housing Connect website to track the lotteries.

2. Some Lotteries Have a “Community Preference” or other requirements.

Some buildings will have a percentage of apartments reserved only for applicants who are from that community. This is a way to make sure that residents in the neighborhood are the ones benefiting from the new housing construction. There have been criticisms of this qualifier and some feel it makes getting a spot in the lottery even harder. Some buildings also have units reserved for City employees, disabled folks or seniors. Be sure to read the fine print of each lottery.

3. The application is thorough!

Renters can submit their applications online or by mail. The application is extensive. You’ll need things like tax papers, how much money you make, and a proof of identity like a driver’s license. Don’t waste time applying for lotteries you don’t qualify for, and double check your info because if you get selected the Housing Connect office will verify everything you put on your application (i.e. calling your employer, calling the bank etc.).

4. This process requires patience.

We’ve heard from renters who have waited longer than a decade for a call. Others have got in right away. There’s no clear way to get in, but renters who have been successful have shared that they applied repeatedly and always had their paperwork in order. You also have to be ready to move fast if you get a call!

Understandably, renters are frustrated with the lack of affordable housing in NYC and some feel that even the lottery rents are not reasonable. The program isn’t perfect, but it can be a great way to secure stabilized housing in an amenity building. The lottery is competitive and can be a tiring process, but it doesn’t hurt to get your name in the hat.

Are you apartment-hunting? Be sure to browse affordable and rent-stabilized listings on openigloo.

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