Rule status: Adopted
Effective date: October 1, 2023
Proposed Rule Full Text
Adopted Rule Full Text
Adopted rule summary:
Pursuant to its statutory mandate, the New York City Rent Guidelines Board is adopting rent guidelines for October 1, 2023 through September 30, 2024.
Comments are now closed.
Online comments: 23
Dear NYC Rent Guidelines Board,
Please consider lowering the percent increase for both one year leases and two year leases for the period on or after October 1, 2023 and on or before September 30, 2024. Rent is already so overinflated in our city, and wages have not kept up- my friends and I are struggling to pay. It is scary to see so many homeless people in our city and worry that most of us are one emergency away from losing our homes as well. Please, consider capping rent increases at 2%. The current guidelines will certainly worsen the housing affordability crisis and cause increasing civil instability and unrest.
Hello….even though I think 4-7% is better than 15%, people who are retired like myself and my husband (71 & 76) and we get COLA, we don’t want that money to go towards our rent!! We need it for food and bills. Us seniors are on a fixed income, and sometimes forced to find a part time job just to make ends meet. I also think depending on our income, there should be a rent freeze at a certain age. Please consider us seniors when making your decision. Thank you
Dear Sir or Madam:
I urge the board NOT to increase the rent by a large percentage, so much at variance with inflation and commercial interest rates. It may mean an increase that would precipitate a move and that I cannot live in Manhattan, with my 5-year old.
Please know that I have lived in Manhattan for thirty (30) years. I’ve never heard of proposed increases as I high as the Board is presently considering. My fifth-floor walk-up apartment has seen significant increases over the years, from less than $1K to over $2K. Maintenance in the apartment never changes, whether the increase is minimal or large. There are stains on the walls (incuding a chcocalte ice cream stain!) and cracks in paint that go back more than 10 years.
Now I understand that the Board is considering increasing the rent by double-digit increases. At least for my building, that is unwarranted. I am happy to agree to walk a board member through my building to show how tremendous MCI were granted increasing our costs, simply because the building had been out of compliance with city law concerning gas lines for 50 years or more. Yet no regular maintenance is done, despite the fact a super lives on the premises. Only recently, after 10 years, was the common area of the building repainted with touch-up paint, and cracks of old paint (leaded?) and rust cleaned up. Yet this is not because of a lack of income -again, the super lives on site. Rather, it is an indication that large increases will only go to owner pockets.
A legitimate MINIMAL increase for SMALL landlords is understandable. However, to increase rents for multi-building “mega” landlords who are warehousing apts and evicting tenants [often to illegally house short-term tenants] is not. Perhaps before the RGB institutes rent hikes it should investigate landlords their buildings histories. [ha-ha]
I’m still angry about the unilateral $50/mo increase that was instituted many years ago on apts paying under $1,000 without checking out sizes of apts involved.
As a lifelong New Yorker, raised and currently living in rent stabilized apartments, affordable housing in the city I love is deeply important to me and many of the friends and family I grew up with here. During a time of rising inflation and profiteering, coming off a pandemic that we are still recovering from, and in a city whose working class fabric is being attacked every day, it would be irresponsible and cruel for the board to approve rents that are not at the lower end (or below, for that matter) of the proposed rent increase ranges. Affordable housing needs to be a top priority for this city and state, because we are in a crisis right now. One of the ways to address this is to keep the current affordable housing stock actually affordable. Please, do the right thing for the people of this city.
Dear NYC Rent Guidelines Board,
I ask that the rent hike be denied. Affordable housing is fleeting in this city and ironically so are viable living-wage jobs and careers. I believe its clear by now, homelessness has grown, rent hikes do not translate into safer/updated new or established builds and native New Yorkers who are in large part responsible for the allure of this city are leaving. Furthermore, a rent hike only contradicts the ultimate purpose for rent stabilization, prioritizing profit and greed over people.
Denying the rent hike is more than the right this to do, it’s the responsible thing to do.
Thank you for your attention.
Not all rent-stabilized are made equal.
Have you been considered the impact this would have on apartments in the “Affordable Housing Lottery Program”? Those apartments are rent stabilized and would be affected by these ridiculous rent increases. Given that these particular units are usually NOT affordable – often 1bedrooms units are over 2K – the proposed increases would have a dramatic affect on monthly rent prices.
A 16% rent increase from the current state is just as ridiculous as a 7% increase. Do the math. If a 1bedroom is $2300, which is VERY common in this program, then a 7% increase would raise the rent $161 PER MONTH, bringing the grand total $2461. Then the same rent increase would happen the next year. In a short period of time these units would be exactly what they are not meant to be – extremely UNAFFORDABLE. Which they already are.
These rent increases will only hurt New Yorkers who are already spending way above 30% of their income JUST on housing. Nevermind extortionate utility bills, food, and transportation costs.
I understand that there are a number of small landlords who are struggling to cover all the fees they need to pay and maybe something can be done for them that doesn’t harm ALL rent stabilized apartments. Guardrails should be in place so that mega landlords that buy up expensive luxury properties to cater to the elite can’t profit from exploiting low-mid class earners who WILL be the victims of rent increases.
These rent increases are INSANE. The sheer fact that it was being proposed at 16% shows you how of touch this board is.
See you on June 15th.
Not all rent-stabilized are made equal.
Have you considered the impact this would have on apartments in the “Affordable Housing Lottery Program”? Those apartments are rent stabilized and would be affected by these ridiculous rent increases. Given that these particular units are usually NOT affordable – often 1bedrooms units are over 2K – the proposed increases would have a dramatic affect on monthly rent prices.
1bedroom apartments often go from $2000 – $2800 in this program, and a 5% increase (1 year lease) and 7% increase (2 year lease) would have significant impact on monthly rent. Keep in mind these units are all electric and therefore pay the highest utility bills as electricity is the most expensive form of energy. In a short period of time these units would be exactly what they are not meant to be – extremely UNAFFORDABLE. Which they already are.
These rent increases will only hurt New Yorkers who are already spending way above 30% of their income JUST on housing. Nevermind high utility bills, food, and transportation costs.
I understand that there are a number of small landlords who are struggling to cover all the fees they need to pay and maybe something RESONABLE can be done for them that doesn’t harm ALL rent stabilized apartments. Guardrails should be in place so that mega landlords that buy up expensive luxury properties to cater to the elite can’t profit from exploiting low-mid class earners who WILL be the victims of rent increases.
We don’t need a one size fits all model.
Regina E. Shanley
My name is Regina Shanley. I live in a stabilized apartment in the Sunnyside/Woodside neighborhood of Queens. People are scared.
Do I take the full dose or half the prescribed amount of medicine and pay the rent? Scary decision!
Do I feed the family nutritiously or pay the rent? Scary decision!
Members of the Board, your final decision should be scary. It affects hundreds of thousands, if not millions, of people. A disproportionate number are senior citizens on fixed incomes. It can affect homelessness and neighborhood stability. It can affect the number of evictions. Scary stuff.
Consider all this as you deliberate. Instead of harming people, help them. Pass a rent freeze or, better, a rent roll-back.
Maintaining low stabilized rents is crucial for preserving the character and community of New York City. Affordable housing fosters stability, diversity, and inclusivity, allowing residents from all walks of life to enjoy the opportunities our city offers. Let’s unite in safeguarding our neighborhoods and upholding the essence of NYC.
I am writing to express my strong support for the idea that stabilized rents should remain low in order to preserve the character and community of our beloved city, New York City. The impact of affordable housing on the essence and vibrancy of our neighborhoods cannot be overstated, and it is crucial that we prioritize the well-being of our residents and the continued diversity of our communities.
Maintaining stabilized rents at affordable levels fosters a sense of stability and security for individuals and families, allowing them to put down roots and build meaningful connections within their communities. It ensures that people of diverse backgrounds, income levels, and professions can find a place to call home in the heart of the city. This inclusivity is fundamental to the fabric of New York City and its renowned cultural richness.
By keeping rents affordable, we enable artists, entrepreneurs, and small businesses to thrive. These creative forces contribute immeasurably to the unique character of each neighborhood, infusing them with their talents and passions. Affordable housing supports the local economy and helps prevent the displacement of longtime residents, preventing the erosion of the distinct identities that make our city so special.
Moreover, low stabilized rents help foster a sense of continuity and intergenerational connection within communities. Families who have resided in the same area for generations form the backbone of our neighborhoods, passing down stories, traditions, and a deep sense of belonging. Ensuring that these families can continue to afford their homes preserves the social fabric that defines our localities.
It is also essential to recognize that affordable housing has positive effects beyond individual neighborhoods. By mitigating the risk of gentrification and displacement, we encourage a diverse mix of residents to coexist, creating vibrant urban environments that thrive on collaboration and innovation. This diversity of perspectives fuels creativity, breaks down social barriers, and fosters a stronger sense of collective identity throughout the entire city.
In conclusion, the preservation of low stabilized rents is paramount to maintaining the character and community of New York City. By prioritizing affordable housing, we promote stability, diversity, and inclusivity, ensuring that residents from all walks of life can enjoy the opportunities and benefits this great city has to offer. Let us stand united in safeguarding the essence of our neighborhoods and the spirit of our city.
Thank you for your attention to this matter and for your commitment to the well-being of our community.
JD, MPH, High school teacher
Literally rent is so high. There is no need to raise it. I make a very decent salary and still am struggling paycheck by paycheck. There is absolutely no reason to make it higher, lower it so people can eat!
New Yorkers already pay some of the highest rents in the United States, and struggle to do so. There is already a significant amount of people who are living on our streets due to the inability to afford housing. We should be stabilizing or lowering rent for current renters, as well as creating safe and comfortable low-income housing to get our neighbors off the streets. We should NOT be increasing rents, which will only push more people out of their housing or this city.
I am a licensed mental health counselor living in Crown Heights Brooklyn for the past ten years and in my current building for the last 7 years.
I am fortunate to live in a “rent stabilized” unit in my apartment building which I believe affords the landlords certain tax benefits/incentives. I have an immense amount of privilege and a steady decently paying job. And yet, since moving into this apartment my rent has increased substantially due to loopholes in rent increase legislation (like gross vs net rent or rent concession rules).
With this latest percentage increase my monthly rent will exceed my monthly paycheck. Again, as a licensed mental health therapist at a national company who compensates it’s therapist fairly, my monthly rent in crown heights Brooklyn could be more than my monthly paycheck. Could you please explain how this increase does not make the concept of rent stabilization essentially obsolete?
How do you intend to address the increase in homelessness that this legislation will result in?
Proposing a rent increase is out of touch, especially with the city’s standing as already having one of the highest average rents in the country. This proposed increase will exacerbate the issue with all of us already struggling to pay for rents that are too high while adding to the disparity of living standards. Those with fixed income and seniors will be especially impacted. If one of the key priorities of the city is keeping rents affordable, maintaining the current inventory as it is seems to be the minimal, reasonable thing to do. A rent increase in no way helps that initiative and is out of touch with the reality that the city’s residents face. Please prioritize your residents situation and—instead—look for ways to reduce costs of living in a very high cost city.
I think you need to go online to the justfix.org site which will show some of the reductions in the number of rent-stabilized apts by landlords and the numerous llc’s that they have. These businesses were created well before any pandemics and when they could well afford to make repairs to their buildings. Evictions were made to create marketable-rate apts and to convert apartments into commercial spaces.
And check out all of the complaints made, often not addressed by the landlord–even when putting tenants at risk. No excuse for “I can’t afford to make repairs.”
Go onto site https://whoownswhat/justfix.org/en/ and the pdf file attached so the RGB Board can become more familiar with the outrageous situation many tenants face. [Can’t believe they are not familiar with these issues!!!]
I am against rent increase. I believe the city needs a decrease on rent-coats this term, as there is a large amount of people struggling to pay they already high rents.
Rent decrease shaññ be on the table
Raising the rent in NYC will make our chance of finding a rentable/affordable apt 10x as difficult. This will push native New Yorkers out of the city. Also if rents go up salaries need to match and that has not been happen.
Don’t know why but link previously emailed didn’t seem to work–
try this one: https://whoownswhat.justfix.org.en.address.MANHATTAN/1341/2 AVENUE/portfolio OR JUST GO ONTO THE justfix,org site.
do a new search on the site to find out your landlord and that portfolio or a search for you address. Check out the different llcs for the bigger landlords. THIS IS WHY LANDLORDS DON’T DESERVE THE RENT INCREASES THEY ARE ASKING FOR.
The percentages are way too high! The amount of rent controlled apartments are decreasing and everyone’s pay has stayed the same. Landlords are complaining that they can’t afford to do anything while they still profit. Please reconsider these rates.
With record inflation and rising unemployment, alongside failures of the Adams administration, increasing rents on vulnerable New Yorkers will further drive this city into becoming an empty shell and further the demise of this cities industries that are the life of this town. Forcing tenets to pay the cost of landlord and building owners who gambled with refinancing properties while rates were low will quickly lead to even bigger economic consequences.
We need a rent Freeze! New Yorkers are suffering and we need help. The greed of the real estate industry is appalling. We must have a rent freeze.
Hello, I’m urging the board not to increase the rent for rent stabilized tenants. What’s needed is a rent rollback to allow people to stay in their homes and off the streets. As it is, rent is out of control in New York City. You have the power to roll back rents and it’s crucial that you do what you can to keep people in their homes.