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Make your New York lease
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New York Residential Lease Agreement
1. Parties
This Residential Lease Agreement (the "Lease") is between ("Landlord") and ("Tenant"). If more than one person signs as Tenant, each of them is fully responsible for all of Tenant's obligations under this Lease.
2. Property
Landlord rents to Tenant the residence at (the "Property"), including (parking, storage, appliances or furniture included, if any).
3. Term
This Lease begins on and ends on . If Tenant stays after the end date with Landlord's written consent, the tenancy continues from month to month on the same terms unless the parties sign a new lease or the law where the Property is located provides otherwise.
4. Rent
Tenant will pay rent of per month, in advance, on or before the day of each month, by .
If this Lease starts on a day other than the rent due day, rent for the first partial month is , calculated by dividing the monthly rent by the number of days in that month and multiplying by the number of days Tenant has the Property.
5. Late charges and returned payments
If rent is not received in full within days after it is due, Tenant will pay a late charge of . Tenant will pay for any payment returned unpaid by the bank. No late charge or fee will be more than the law where the Property is located allows.
6. Security deposit
Tenant will pay a security deposit of before moving in. Landlord will hold, apply and return the deposit as required by the law where the Property is located. After Tenant moves out, Landlord will return the deposit, less any lawful deductions with a written itemized list, within the time that law requires. Tenant may not use the deposit as the last month's rent without Landlord's written consent.
7. Occupants and use
Only Tenant and these people may live at the Property: . Tenant will use the Property only as a private residence, follow all laws, and not disturb neighbors.
8. Utilities
Tenant will pay for these utilities and services: . Landlord will pay for all other utilities and services, if any, that serve the Property.
9. Pets
Pets allowed (describe, or write "none"): Pet deposit, if any: . This does not limit assistance animals that Landlord must allow under fair housing law.
10. Smoking
Smoking rules:
11. Maintenance and repairs
Tenant will keep the Property clean and safe, use appliances and fixtures properly, and promptly report any needed repairs to Landlord in writing. Landlord will make repairs the law requires. Tenant will pay for damage caused by Tenant, other occupants or guests, beyond normal wear and tear.
12. Alterations and locks
Tenant will not paint, make alterations, or add or change locks without Landlord's written consent.
13. Landlord entry
Landlord may enter the Property at reasonable times to inspect, make repairs or show it, after giving Tenant at least hours' notice, or any longer notice the law requires. Landlord may enter without notice in an emergency.
14. Subletting and assignment
Tenant will not sublet the Property or assign this Lease without Landlord's written consent.
15. Moving out
When this Lease ends, Tenant will leave the Property clean and in the same condition as at move-in except for normal wear and tear, return all keys, and give Landlord a forwarding address in writing.
16. Security deposit (New York)
The security deposit is no more than one month's rent, and Landlord will not also require last month's rent in advance. If the building has six or more apartments, Landlord will keep the deposit in a New York bank account earning interest and tell Tenant in writing the bank's name and address and the amount deposited: .
Tenant may ask for an inspection before moving out and be present for it. Within 14 days after Tenant moves out, Landlord will return the deposit, or the balance with an itemized statement of each deduction and its cost; without that statement the whole deposit is returned.
17. Late payment (New York)
Rent is late only if it is received more than five days after its due date. Any late charge will be no more than fifty dollars or five percent of the monthly rent, whichever is less.
18. Bedbug history
Before signing, Landlord gave Tenant the New York State Bedbug Disclosure Form showing the unit's bedbug infestation history for the past year. ☐ Attached.
19. New York City riders (Property in New York City)
☐ Window guard lease rider attached. ☐ Bed Bug Annual Report filing receipt given to Tenant (or posted in the building) with the Stop Bed Bugs Safely guide. ☐ Every fee Tenant must pay to rent the Property is listed in this Lease: .
20. Flood history and risk (N.Y. Real Prop. Law 231-b)
☐ The Property is in a FEMA floodplain. ☐ It is in the Special Flood Hazard Area (100-year floodplain). ☐ It is in a Moderate Risk Flood Hazard Area (500-year floodplain). ☐ Landlord knows of prior flood damage to the Property: . ☐ None of these apply. The flood disclosure in the form and wording Real Property Law 231-b requires, including its renters' flood insurance notice, is attached and signed.
21. Good Cause Eviction Law notice (N.Y. Real Prop. Law 231-c)
☐ Attached to this Lease: the notice titled “NOTICE TO TENANT OF APPLICABILITY OR INAPPLICABILITY OF THE NEW YORK STATE GOOD CAUSE EVICTION LAW”, stating whether the Property is covered by the law or which exemption applies.
22. Disclosures
Was the Property built before 1978? If yes, the federal lead-based paint disclosure, signed by both parties, is attached, and Tenant received the EPA pamphlet Protect Your Family From Lead in Your Home.
Other disclosures or addenda attached:
23. Notices
Notices to Landlord go to: . Notices to Tenant go to the Property address, or to any other address Tenant gives Landlord in writing.
24. Governing law and entire agreement
This Lease is governed by the law of New York, where the Property is located. If any part of this Lease is invalid or conflicts with that law, that part is limited to what the law allows and the rest of the Lease stays in effect. This Lease, with any attached addenda, is the entire agreement. Any change must be in writing and signed by Landlord and Tenant.
25. Additional terms
Signatures
This New York lease agreement template writes the state's deposit, late fee and bedbug terms into the lease, adds sections for the flood disclosure and the Good Cause Eviction notice, and has boxes for the New York City riders. As you type, it warns you if the deposit tops one month's rent or a late fee starts before day 5 or exceeds the cap. Your entries stay in your browser.
New York late fee and deposit limits
New York caps late fees in both directions: a payment "can only be considered late if it is received more than five days after it is due," and the fee is "$50 or 5% of your monthly rent, whichever is less" (RPL 238-a, via the Attorney General). Below $1,000 rent, the 5% figure is the cap; from $1,000 up, $50 is.
The deposit rule is just as tight: it "is limited to no more than one month’s rent," and that "means that a landlord cannot ask for last month’s rent and a security deposit" (AG guide). At $2,400 rent, collect first month's rent and a deposit of up to $2,400, nothing more for security.
New York lease rules at a glance
| Rule | New York | Source |
|---|---|---|
| Security deposit | No more than one month's rent; no last month's rent on top | AG guide |
| Where the deposit is kept | Buildings of 6+ apartments: New York bank account earning interest, tenant told the bank and amount in writing | AG guide |
| Deposit return | Within 14 days after move-out, with an itemized receipt for any deduction; up to twice the deposit for a deliberate violation | AG guide; penalty |
| Late fees | Only after rent is more than 5 days late; no more than $50 or 5% of the rent, whichever is less | RPL 238-a |
| Screening fee | No more than $20 for a credit and background check before signing | AG guide |
| Renewal or increase over 5% | 30, 60 or 90 days' written notice by length of tenancy | AG guide |
| Automatic renewal clause | Remind the tenant of it 15 to 30 days before their notice deadline | GOL 5-905 |
| Landlord entry | Reasonable prior notice, at a reasonable time, for repairs or as the lease allows | AG guide |
| Subletting | No right to sublet in buildings with 3 or fewer apartments | AG guide |
From the New York Attorney General's Residential Tenants' Rights Guide on ag.ny.gov, read November 2, 2026, which summarizes the statutes cited. Rules for rent-stabilized and rent-controlled apartments differ. A template, not legal advice.
NYC lease agreement template: what New York City adds
Fees and brokers
The FARE Act "took effect on June 11, 2025." A broker who represents the landlord cannot charge the tenant, and landlords "must disclose other fees that the tenant must pay in their listings and rental agreements" (NYC DCWP). The lease above has a line to list them.
Statewide, owners also disclose bedbug history "dating back one year" on the Bedbug Disclosure Form (nyc.gov). Some tenants outside rent regulation now have added protection under the Good Cause Eviction Law. Landlords covered by Real Property Law 231-c "shall append to or incorporate into" every initial and renewal lease the state's notice titled "NOTICE TO TENANT OF APPLICABILITY OR INAPPLICABILITY OF THE NEW YORK STATE GOOD CAUSE EVICTION LAW" (RPL 231-c), stating whether the unit is covered; the lease above has a section for it. Real Property Law 231-b also requires every residential lease to disclose the property's floodplain status and any known prior flood damage (RPL 231-b); attach the disclosure in the form the statute sets.
Renewal and rent increase notice
For a non-regulated apartment, the notice clock runs before a rent increase of more than 5% or a decision not to renew (AG guide). Put the lease end date in your calendar with the right lead time. If the lease renews automatically, New York also requires a reminder of that clause 15 to 30 days before the tenant's own notice deadline (GOL 5-905).
Worked example: a $900 apartment upstate
- Largest deposit: $900 (one month).
- Largest late fee: 5% of $900 = $45, since that is less than $50, and only once rent is more than 5 days late.
- Screening fee: no more than $20, with a copy of the report given to the applicant (AG guide).
- Deposit back within 14 days of move-out.
Computed from the limits above: deposit equals one month's rent; late fee is the lesser of $50 and 5% of the rent.
How to fill in this NY lease agreement template
- Enter the rent and a deposit of no more than one month's rent; leave last month's rent out.
- Set the late fee grace to 5 days or more and a fee at or below the cap shown above.
- Attach the Bedbug Disclosure Form, and in New York City the window guard rider and bedbug filing receipt.
- List every fee the tenant pays to rent the unit, and never charge "key money" for preference in renting a vacant apartment (Penal Law 180.55).
- Ask the tenant to name any other occupants; they must do so within 30 days of moving in (AG guide).
Need a shorter arrangement? See the month-to-month lease. Before move-out, use the security deposit return letter to meet the 14-day deadline. The general version is our lease agreement template.
Frequently asked questions
What is the maximum security deposit in New York?
One month's rent, and a landlord cannot also ask for last month's rent in advance. It must be returned within 14 days of move-out, with an itemized statement for any deduction.
How much can a New York landlord charge for a late fee?
No more than $50 or 5% of the monthly rent, whichever is less, and only once rent is more than five days late.
Is there a standard NYC lease agreement template?
There is no single required form. A New York City lease should add the window guard rider, the bedbug filing receipt and a list of all fees the tenant must pay under the FARE Act, on top of the statewide flood disclosure and Good Cause notice.
How much notice must a New York landlord give before a rent increase?
For an increase of more than 5% or a non-renewal: 30 days if the tenant has lived there under a year, 60 days for one to two years, and 90 days for two years or more.
Can a New York landlord charge an application fee?
Only up to $20 for a credit and background check, with a copy of the report and the screening company's invoice given to the applicant.