New Eviction Laws in New York: Good Cause, Notice Rules and Court Process (2026)
Short answerYes, the rules changed. A New York landlord must still win a court case and give written notice, and Good Cause Eviction, in force since April 20, 2024, now limits no-reason evictions and large rent hikes in New York City and opted-in towns. See RPAPL § 711 and RPL Article 6-A.
Last verified: November 7, 2026 against RPL Article 6-A, RPL §§ 223-b and 226-c, RPAPL §§ 711, 733, 749 and 768 and the August 2026 HCR Good Cause notice
The new eviction laws in New York come from two big changes: the 2019 Housing Stability and Tenant Protection Act (HSTPA) and the 2024 Good Cause Eviction law. Together they decide how much notice a tenant gets, when a landlord can refuse to renew, and who may lawfully remove you. This page explains each step, with the New York City differences. It is general information, not legal advice. For deposits, late fees and other tenant rights, see our New York landlord tenant law page.
Key facts
- Court order required: only a judge’s warrant, carried out by a marshal or sheriff, can remove you.
- Nonpayment notice: at least 14 days’ written demand to pay or leave before a case starts (
RPAPL § 711). - Warrant notice: 14 days’ notice before a marshal or sheriff carries out an eviction (
RPAPL § 749). - Good Cause Eviction: in effect since April 20, 2024 in New York City and towns that opted in.
- Lockouts: a class A misdemeanor, plus civil penalties of $1,000 to $10,000 per violation (
RPAPL § 768).
What are the new eviction laws in New York?
Two laws drive most of the change. The HSTPA, signed June 14, 2019, lengthened notice periods and gave tenants more time to respond in court. Good Cause Eviction, in RPL Article 6-A, took effect April 20, 2024 and says a covered landlord needs a legal reason to end a tenancy or refuse a renewal.
The pandemic eviction moratorium ended on January 15, 2022. No statewide pause on evictions has applied since then.
What does Good Cause Eviction require?
A covered landlord cannot evict you or refuse to renew your lease without a good cause. Accepted reasons include unpaid rent, a serious lease violation, nuisance or illegal activity, refusing reasonable access, and a landlord’s plan to have an owner or close relative live in the home, subject to conditions in RPL § 216.
The law also treats a rent increase as presumptively unreasonable when it is above the lesser of 10 percent or 5 percent plus the annual change in the Consumer Price Index. The 2026 state notice puts that limit at roughly 8.4 percent for New York City and 8.2 percent for the Northeast series. A tenant can raise the presumption as a defense if the landlord sues for nonpayment of the higher rent.
Many homes are exempt, including rent-regulated units, co-ops, condos, owner-occupied buildings with 10 or fewer units in many places, and buildings with a certificate of occupancy issued on or after January 1, 2009. Opted-in places listed by the state in 2026 include Albany, Rochester, Ithaca, Kingston, Newburgh, Poughkeepsie, Hudson, New Rochelle and White Plains. A landlord must tell you in writing whether your home is covered.
How does a New York eviction work step by step?
A landlord must follow a court process. Self-help is illegal. Here is the order for a typical unpaid rent case:
| Step | What happens | Rule |
|---|---|---|
| 1. Written demand | Landlord demands the rent and gives at least 14 days to pay or leave | RPAPL § 711 |
| 2. Court papers | A notice of petition is served 10 to 17 days before the first court date | RPAPL § 733 |
| 3. Court hearing | You can answer, raise defenses and ask for repairs or a payment plan | Housing Court or local court |
| 4. Warrant | If the landlord wins, the judge signs a warrant of eviction | RPAPL § 749 |
| 5. Marshal notice | A marshal or sheriff gives 14 days’ notice before removal | RPAPL § 749 |
For a holdover, such as a lease that ended, the landlord first gives a termination or non-renewal notice. Under RPL § 226-c, a rent increase of 5 percent or more, or a non-renewal, needs 30, 60 or 90 days’ written notice depending on how long you have lived there.
What counts as an illegal eviction in New York?
Changing locks, shutting off heat or water, or removing your belongings without a court warrant is unlawful once you have lived there 30 days or have a lease. A landlord also cannot punish you for a good-faith complaint about conditions, under RPL § 223-b.
| Violation of RPAPL § 768 | Penalty |
|---|---|
| Unlawful eviction, intentional | Class A misdemeanor, up to 1 year in jail |
| Civil penalty | $1,000 to $10,000 per violation |
| Refusing to let you back in | Up to $100 per day, for as long as 6 months |
How do the rules differ in New York City?
Good Cause Eviction covers every borough, and rent-stabilized homes follow Rent Guidelines Board and rent-regulation rules instead. Cases go to Housing Court. Under the Administrative Code, tenants at or below 200 percent of the federal poverty level have a right to a free lawyer in eviction cases, so ask the court clerk or a legal aid group before your first date. Outside the city, cases go to city, town or village courts, and Good Cause applies only if your municipality opted in.
If you live outside New York City, check whether your city or town opted in to Good Cause Eviction before assuming you are covered. Ask your landlord for the written coverage statement.
Timeline of the main changes
- June 14, 2019: the HSTPA is signed, lengthening notice and response periods.
- January 15, 2022: the pandemic eviction moratorium ends.
- April 20, 2024: Good Cause Eviction takes effect.
- August 2026: the state publishes updated Good Cause notice figures.
A February 2026 news report on bills Governor Hochul signed carried the headline “winter eviction ban returns.” We have not confirmed the final text, effective date or scope of that measure, so ask the court clerk or a legal aid group whether any seasonal pause applies to your case.
Myths and facts about New York evictions
| Myth | Fact |
|---|---|
| A landlord can change the locks if you owe rent. | No. Only a court warrant carried out by a marshal or sheriff can remove you. |
| Good Cause Eviction covers every New York home. | No. Rent-regulated units, co-ops, condos and many small owner-occupied buildings are exempt, and towns must opt in. |
| You have no time to respond once served. | You get at least 10 days between service and the first court date, and you can answer in court. |
| An eviction case ends once you move out. | The case can continue over money owed, and a judgment can follow you. |
Frequently asked questions
How much notice does a landlord give before an eviction in New York?
For unpaid rent, a landlord must give at least 14 days’ written demand under RPAPL § 711. After winning in court, a marshal or sheriff must give 14 days’ notice before removal under RPAPL § 749. Holdover cases follow the notice periods in the lease and RPL § 226-c.
Can a landlord evict me for no reason in New York?
Not if your home is covered by Good Cause Eviction. A covered landlord needs a legal reason to end a tenancy or refuse a renewal. Rent-regulated homes already have their own protections. Uncovered homes can still be ended with proper notice and a court case.
Can a landlord evict me without going to court?
No. Once you have lived in a home 30 days or have a lease, the landlord needs a judge’s warrant. Lockouts and utility shutoffs violate RPAPL § 768 and are a class A misdemeanor.
What should I do if I get court papers?
Do not ignore them. Read the date on the notice of petition, file or deliver your answer, and bring your lease and rent receipts. In New York City, ask about a free lawyer under the right to counsel law. Elsewhere, call a legal aid office.
Does Good Cause Eviction apply in my town?
Only in New York City and in places that opted in. Albany, Rochester, Ithaca, Kingston and White Plains are on the state’s 2026 list. Check your municipality’s status and ask your landlord for the written coverage statement.
Can a landlord raise my rent right before an eviction case?
A rise of 5 percent or more needs 30, 60 or 90 days’ written notice. In a Good Cause place, an increase above the local limit can be challenged as unreasonable.
What changed on this page
- November 7, 2026: first publication, checked against the Real Property Law, RPAPL and the August 2026 Good Cause notice. Spotted a mistake? See our corrections page and editorial policy.
If this affects you
Keep every notice, take dated photos of any lockout and write to your landlord. Housing code problems go to your local code enforcement office or, in New York City, HPD. For a court case, talk to a New York-licensed attorney or a legal aid group, and use the New York State Bar Association lawyer referral service. For wider property rules, see housing and property laws.
