US-New YorkWhat is the Housing Stability and Tenant Protection Act of 2019?
The Housing Stability and Tenant Protection Act of 2019 (HSTPA) is a landmark New York law that strengthened tenant rights, limited landlord discretion, and reformed rent regulation across the state.
What the Law Says
The Housing Stability and Tenant Protection Act of 2019 overhauled New York’s residential landlord-tenant law, particularly for rent-regulated and unregulated apartments. It amended multiple statutes to enhance protections for tenants statewide.
The HSTPA fundamentally changed how rent-stabilized tenancies operate: it eliminated 'vacancy decontrol' and 'high-rent deregulation', meaning apartments remain rent-stabilized regardless of rent level or tenant income — effectively making rent stabilization permanent for covered units.
It capped security deposits at one month’s rent (not to exceed $2,500 in NYC), banned rental application fees, and required landlords to return security deposits within 14 days after lease termination — with itemized deductions if withheld.
For month-to-month tenancies, the law mandates 30 days’ notice for rent increases of more than 5%, 60 days for tenants who’ve lived in the unit 1–2 years, and 90 days for those residing 2+ years. It also prohibits 'no-cause' evictions for tenants in buildings with 3+ units who have lived there at least one year (or paid rent for 2+ years).
The Act made lease renewals automatic: if a tenant requests renewal and the landlord doesn’t offer one within 90–150 days before expiration, the existing terms continue indefinitely — including rent and duration — unless the landlord has good cause to decline.
Statutory TextNotwithstanding any other provision of law, a tenant shall have the right to renew a written lease for a term of not less than one year or the same term as the expiring lease, whichever is greater.
— Real Property Law § 238-a(1) — Lease Renewal Rights
Statutory TextNo landlord shall demand or receive a security deposit in an amount greater than one month’s rent.
— Real Property Law § 7-108(1-a) — Security Deposit Limit
Statutory TextWhere a tenant has occupied the premises for two years or more, or for one year or more where the tenant is sixty-two years of age or older, the landlord shall give ninety days’ notice prior to increasing the rent by five percent or more.
— Real Property Law § 238(1) — Rent Increase Notice Periods
What to Do
If your lease is ending and you want to renew, submit a written request at least 150 days before expiration.
Review your lease and rent history — if your apartment is rent-stabilized, your rent increase must comply with DHCR guidelines and proper notice periods.
Within 14 days of moving out, expect your full security deposit back — or a detailed, written explanation of any deductions.
If your landlord tries to charge more than one month’s rent as a security deposit or demands an application fee, it’s illegal under HSTPA.
If served with an eviction notice without cause (e.g., no lease violation or nonpayment) and you’ve lived in the unit ≥1 year, consult a tenant attorney — this may violate HSTPA’s good-cause requirements.
Sources
Not legal advice. This article is general information based on publicly available sources, written for educational purposes. Laws change and individual situations vary. Consult a licensed attorney in your jurisdiction before acting on anything you read here. Last reviewed: 2026-06-08.