NYC Rent Guidelines Board decisions set how much your rent can go up when you renew a rent-stabilized lease in New York City. If your renewal letter cites the NYC Rent Guidelines Board and “Order #58,” the key number is 0%. That covers both one-year and two-year renewal leases that start from October 1, 2026 to September 30, 2027.
What the NYC Rent Guidelines Board Actually Says
The board is created by Rent Stabilization Law § 26-510. It does not set one rent for every apartment. Instead, it sets a maximum percentage increase that applies to your current legal rent when you renew. You can read the law’s text in the board’s Appendix A copy of § 26-510.
The law also tells the board what it has to weigh. That list covers operating and maintenance costs, such as insurance, government fees, fuel, and labor. It also covers the cost and availability of financing, the overall housing supply, and vacancy rates. As a result, the vote is supposed to rest on data, not just politics. However, tenants can still testify, and their testimony matters.
This year, the nyc rent guidelines board voted 7 to 1 for a full freeze. According to the board’s own order, this is the first time it has ever frozen two-year leases.
| Provision | Exact rule | Section / Source |
|---|---|---|
| Who sets increases | A nine-member board appointed by the mayor | RSL § 26-510 |
| Board makeup | 2 tenant members, 2 owner members, 5 public members | RSL § 26-510 |
| Public member experience | At least 5 years in finance, economics, or housing | RSL § 26-510 |
| 1-year renewal increase | 0% for leases starting Oct. 1, 2026 to Sept. 30, 2027 | Order #58 |
| 2-year renewal increase | 0% for leases starting Oct. 1, 2026 to Sept. 30, 2027 | Order #58 |
| Final vote date | June 25, 2026 | Order #58 |
How the NYC Rent Guidelines Board Sets the Annual Increase
Typically, the process runs every spring. Board staff publish research reports on building costs, landlord income, and housing supply. The board then holds a preliminary vote on a range of possible increases. For 2026, you can see that range in the summary of proposed guidelines.
Next come public hearings. Tenants, owners, and advocates can speak or send written comments. For example, the board posted its 2026 notice of public hearings before the final vote. After that, the nyc rent guidelines board takes a final vote and issues a written order with an explanatory statement.
The board’s explanation of the rent guidelines process walks through each step. If you want a say next year, watch for the spring hearing dates.
Who the NYC Rent Guidelines Board Covers (and Who It Does Not)
The nyc rent guidelines board covers rent-stabilized apartments and lofts in New York City. Order #58 applies to renewal leases in those units. Hotel units have their own separate order. Check the hotel orders page for those numbers.
However, the board does not control market-rate apartments. If your unit is not rent-stabilized, your landlord is not bound by the nyc rent guidelines board percentage. In most cases, public housing and many subsidized units follow other rules too. Not sure of your status? The board’s rent stabilization FAQs explain how to check. You can also request your rent history from state housing officials.
Keep in mind that the lease start date controls. The 0% rule depends on when your renewal lease begins, not when you sign it.
What Your Landlord Must Do Under This Law
Your landlord must offer you a written renewal lease. The offer has to come between 90 and 150 days before your current lease ends. You then choose a one-year or a two-year term. For leases starting in the Order #58 window, the nyc rent guidelines board allows no guideline increase for either term.
If your landlord sends the offer late, they lose the right to raise the rent as early as the law would allow. Also, a landlord cannot charge you a rent increase retroactively when the renewal offer came late. The board’s leases FAQs explain these rules in more detail.
What You Can Do When It Is Broken
First, compare your renewal lease with your current lease. Say the new lease starts between October 1, 2026 and September 30, 2027. If it adds a guideline increase above 0%, ask your landlord in writing to correct it. Keep a copy of every letter and lease.
If the landlord refuses, you can file an overcharge complaint with the state housing agency, HCR. According to the board’s rent increase FAQs, HCR can review at least six years of rent history, counted back from the date you file. The nyc rent guidelines board itself does not handle complaints. Instead, it sets the guidelines that HCR enforces.
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Frequently Asked Questions
Does the nyc rent guidelines board 0% freeze mean my rent can never go up this year?
Not quite. It means no guideline increase applies to renewal leases that start from October 1, 2026 to September 30, 2027. Other kinds of increases may exist under separate rules. Ask HCR or a legal-aid office if your landlord cites something other than the guideline.
My lease renews in September 2026. Does the freeze apply to me?
No. Order #58 covers leases that start on or after October 1, 2026. A renewal that starts earlier falls under the prior year’s order from the nyc rent guidelines board. Check the board’s list of past apartment orders for the matching figures.
Can I pick a two-year lease to lock in the freeze?
Yes. You choose the term, and Order #58 sets 0% for both one-year and two-year renewals in the window. A two-year lease keeps that rent in place for longer. Typically, that gives you more stability.
Protect your stuff while you sort this out
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Find Your State’s Exact Rules
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Sources & How to Verify
The rules on this page are drawn from official government and legal-aid sources. Tenant law changes, so always confirm the exact rule with your state’s statute or a local legal-aid office.
- HUD: hud.gov — federal renter protections and fair housing
- Legal Services Corporation: lsc.gov — find free legal aid in your state
- Cornell Legal Information Institute: law.cornell.edu/wex — plain-English legal definitions
- Your state statute & court self-help portal: search “[your state] landlord tenant act” and “[your state] court self-help eviction” for the exact law and forms
Content last reviewed September 2026. If you notice outdated information, please contact us.
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Informational only — not legal advice. Tenant Rights Info is an independent educational resource, not a law firm, and this page does not provide legal advice. Landlord-tenant law varies by state and city and changes over time, so always verify the exact rule with your state’s statute, your local court’s self-help portal, or a legal-aid office. For urgent situations like an active eviction, contact a local legal-aid office or a licensed tenant attorney in your state right away.