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Construction in NYC rises from 95 new buildings per year to 4,600 or 1,000 units to 107,000 units. Vacancy rate increases
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State passes 25% Rent Cap for Existing Renters Pre-10/1/1920. Did not protect new renters, causing a potential mass rush of 60,000 evictions 10/1. -
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State passes court review of reasonable rent increases, shifting burden on landlords & standards to make denial of renewals more difficult.
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Vacancy Rate Above 5% to ~8%
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Creates the Office of Price Administration to impose by regulation or order a maximum price generally fair and equitble to effecuate the act. -
Office of Price Administration freezes NYC rents to March 1, 1943
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Ch. 274 of 1946 & Ch. 704 1947, applies to buildings built before 2/1/1947; DHCR empowered to administer regulation in the event federal regulation ends
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Price Controls to Phase Out no later than 6/30/1947
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Replaces Emergency Price Control Act. Regulation only on buildings built before 2/1/1947. Allows States to take over.
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Ch. 704 1947, applies to buildings built before 2/1/1947
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Phase Out Federal Regulation if State Takes Over or Deregulates
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State passes CH 337 of 1961 Emergency Housing Rent Control Law (EHRCL) ends state run Rent Regulation permitting NYC to Enact Local Rent Control Law
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NYC passes Local Law to continue Rent Control administered by the local housing agency -
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NYC passes LL 16 creating a second rent regulation system Rent Stabilization in addition to Rent Control for buildings built post 2/1/1947. Lease based enforcement, right to renew leases, and creates NYC Rent Guidelines Board (RGB) to adjust rents based on price index of operating costs, infation, revenue and other factors. Enrollment & compliance voluntary,failure to register with Rent Stabilization Association (RSA) default to rent control regulation instead. 98% of owners registered w/n 6mo
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LL 30 of 1970 Set a minimum base rent or floor for rent controlled units- 15% increases, with phase in until MBR was reached (later max base rent). Following that, there was a NYC campaign to repeal the local law leading to additional state action
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Ch 372 of 1971 State Urstadt Law: Localities Barred from More Stringent Regulation
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L 1971, ch 371, as amended by L 1971, ch 1012. Gov Rockefeller argued the limitations on the rent stock through regulation stymied NYC housing construction.
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State Commission recommends repeal of vacancy decontrol that led to spikes in rent
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State passes ETPA Ch. 576 of 1974 replacing ERHCL- permits localities to declare a housing emergency where vacancy rates are less than 5% - led to re-regulating the 400k 1971 decontrolled units and an expansion of Rent Stabilized units. NYC, Nassau, Rockland, and Westchester counties may opt-in
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State amends ETPA Ch 403 of 1983 to retake control of rent regulations, removing local administration and restores DHCR as the state regulator statewide. Creates Rent Stabilization Code. Requires landlords to register with DHCR in rent stabilization - removing LL voluntary process
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Ch. 253 of 1993 State introduces: luxury decontrol: creating a high rent deregulation threshold ($2000), and a income based threshold (combined income > 250k) for deregulation; Codifies Individual Apartment Improvements 1/40
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Senate Republicans trigger deregulation compromises in Rent Regulation Reform Act of 1997 that:
lowers the income threshold for decontrol to $175,000 from $250,000
allow landlords to increase rents between vacancies "vacancy bonuses"
allow low rent unit & longevity increases
succession rights
criminal & civil anti-harassment
Overcharges SOL 4 yr lookback
demolitions ~878,000 rent stabilized & 70,000 rent
controlled New York City housing units and 47,000 rent stabilized units outside the City -
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Without agreement - the deadline 7/15/03 was pushed to 7/19/03 with one day extenders, and then expired.
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Ch 82 of 2003
8 Year Extender to 6/15/2011
Limited NYC Council Regulation
Retained decontrols -
Ch 78 (5 days) ,and 79,80,93 (1 Day) of 2011
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Ch 97 of 2011
raises the deregulation threshold to $2500 from $2000
raises luxury decontrol from $175,000 to $200,000 in the 2 preceding years
IAIs reduced from 1/40 to 1/60 -
Ch 19 of 2015
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Rent Act of 2015
Raises deregulation threshold to $2,700 -
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Eliminates decontrols:
vacancy decontrol
luxury decontrol
high rent decontrol
vacancy bonus
longevity bonus
curtails MCIs and IAIs
6 year overcharge lookback
Preferential rent is a base rent for length of tenancy -