New York (NY) lease form

New York Residential Lease Agreement

Quick answer

New York requires a written lease for tenancies longer than one year, and all leases must be in plain English under RPL 235-c. Key mandatory disclosures include sprinkler system status, bedbug history, flood risk, and a Good Cause Eviction law notice that must be attached to every new or renewed lease.

Build a compliant New York lease in minutes

Revun generates a New York-ready lease with the required disclosures and clauses built in, then handles e-signature, rent, and renewals on the same platform.

Get the New York lease template New York landlord-tenant law

Required disclosures

Sprinkler System Notice

Every New York lease must include a bold-face disclosure of whether a functioning sprinkler system exists and its last maintenance or inspection date (RPL 231-a).

Bedbug Infestation History

Landlords must provide a written Bedbug Disclosure Form covering the prior year's infestation history for the unit and building before or at lease signing.

Flood Risk Disclosure

Effective June 21, 2023, landlords must disclose any known flood history or present flood risk for the property before lease execution (RPL 231-b).

Good Cause Eviction Notice

All landlords must provide a specific statutory notice about the applicability of New York's Good Cause Eviction law whenever executing or renewing a lease.

Lead-Based Paint (pre-1978)

Federal law requires disclosure of known lead hazards and distribution of the EPA pamphlet for all housing built before 1978.

Clauses your lease should include

Names and addresses of all parties including managing agent
Rent amount, due date, and late-fee terms (late fees capped at $50 or 5% of monthly rent)
Lease term with start and end dates; renewal terms must follow HSTPA notice requirements
Security deposit limited to one month's rent for most residential units under HSTPA 2019
Warranty of Habitability (RPL 235-b); any waiver is void and unenforceable
Good Cause Eviction notice language as required by the Housing Court Act amendments

Clauses to avoid in New York

Waiver of Warranty of Habitability under RPL 235-b is void and unenforceable
Security deposit exceeding one month's rent for most residential tenancies under HSTPA
Late fees above $50 or 5% of monthly rent are prohibited under RPL 238-a
Application fees exceeding $20 are prohibited under RPL 238-a (credit-check cost only)
Self-help eviction provisions authorizing lockouts or utility termination by landlord

Drafting tips

Attach the Good Cause Eviction notice as a signed exhibit to every new and renewal lease to document compliance
Use plain English throughout per RPL 235-c and have tenants initial key clauses including sprinkler and flood disclosures
Include a signed Bedbug Disclosure Form as an exhibit and retain a copy for the building file
Document all unit defects in a signed move-in checklist to protect the capped one-month security deposit

General information, not legal advice. Governing statute: New York Real Property Law (RPL) Articles 7 and 7-A; Housing Stability and Tenant Protection Act of 2019. Confirm current requirements or consult an attorney before finalizing a lease.

New York lease FAQ

Common questions

Is a written lease required in New York?

A written lease is required for tenancies longer than one year. Month-to-month tenancies may be oral, but written leases must be in plain English under RPL 235-c.

What is the security deposit limit in New York?

For most residential units, the Housing Stability and Tenant Protection Act of 2019 caps security deposits at one month's rent.

What is the Good Cause Eviction notice requirement?

All landlords must attach a specific statutory notice about New York's Good Cause Eviction law to every new or renewed residential lease.

Can a New York lease waive the Warranty of Habitability?

No. Any lease clause waiving the Warranty of Habitability under RPL 235-b is automatically void and cannot be enforced against the tenant.

All state lease forms

New York Residential Lease Agreement

Quick answer