rpapl 711 is the New York law that lists the only reasons a landlord can use to start a fast eviction case against you. If your letter cites rpapl 711, the key number is 14 days of written notice to pay rent.
What RPAPL 711 Actually Says
Think of rpapl 711 as a menu. A landlord must pick one of its grounds to start a summary proceeding. A summary proceeding is a fast eviction case in housing court or local civil court. However, the menu has limits. If the landlord’s reason is not on it, the case should not go forward.
The law opens with a key protection. No tenant or lawful occupant of a dwelling unit can be removed except through a special proceeding. In plain English, your landlord cannot change the locks or throw out your things to force you out. They must go through court first.
The two grounds most people see are holdover and nonpayment. A holdover case says you stayed after your lease or tenancy ended. A nonpayment case says you owe rent under your agreement. For example, a letter titled “Rent Demand” usually points to the nonpayment ground under rpapl 711. You can read the full text on the New York State Senate website.
| Provision | Exact rule | Section |
|---|---|---|
| Who counts as a tenant | Includes rooming-house occupants and hotel residents (not transient guests) in possession 30 consecutive days or longer | § 711, opening text |
| No lockouts | No tenant or lawful occupant of a dwelling unit may be removed except in a special proceeding | § 711, opening text |
| Holdover ground | Tenant stays after the term ends without the landlord’s permission | § 711(1) |
| Nonpayment ground | Written rent demand giving at least 14 days’ notice to pay the rent or give up possession | § 711(2) |
| Other grounds | Additional listed grounds, such as certain illegal uses of the premises | Later subdivisions of § 711 |
Who RPAPL 711 Covers (and Who It Does Not)
rpapl 711 covers most renters in New York State. That includes apartments, houses, and rented rooms. It also covers people who may not think of themselves as tenants. For example, a rooming-house occupant counts as a tenant. So does a hotel resident who has stayed 30 consecutive days or longer.
In most cases, short hotel stays are not covered. The law leaves out transient hotel guests. Also, some people living in a home are not tenants at all. Examples may include certain relatives or guests with no rental agreement. Their cases may fall under a different section of the law. As a result, check the exact ground named on your papers.
Local rules can add more protection on top of rpapl 711. For example, rent-stabilized tenants have extra rules about lease renewals. Some New York cities and towns have also adopted local good-cause eviction laws. In those places, your landlord may need a real reason beyond “the lease ended.” Check with your local court or legal-aid office to see which rules apply where you live.
What Your Landlord Must Do Under This Law
Under rpapl 711, the landlord must have a valid ground before filing. For a nonpayment case, that means a written rent demand comes first. A phone call is not enough. The demand must give you at least 14 days to pay the rent or leave.
The demand must be delivered in person or served in a way state law allows. The law also lets a new owner who bought the building bring the case. However, the new owner must follow the same rules. For a holdover, the landlord typically must show your tenancy ended properly first. Other notice laws control how and when that happens.
If you get court papers, your deadline to respond comes from a different part of the law. Read the papers closely. They should say when to appear or answer. If anything is unclear, call the court clerk that same day.
What You Can Do When It Is Broken
If the landlord skipped a step that rpapl 711 requires, you can raise it in court. For example, you can say you never got a written rent demand. You can also say the demand gave you fewer than 14 days. A judge may dismiss a case filed without a proper demand. However, the landlord can often start over the right way.
A lockout without a court case breaks the core rule in rpapl 711. You may be able to go back to court to get back into your home. Contact your local housing or civil court right away. Keep photos, texts, and rent receipts as proof. Write down dates and times while they are fresh.
Do not face an active eviction alone. Contact a local legal-aid office or a tenant attorney as soon as papers arrive. In New York City, many tenants may qualify for a free lawyer in housing court. Outside the city, legal-aid groups also help renters. Bring every notice, your lease, and your rent records to your first meeting.
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Frequently Asked Questions
My letter cites rpapl 711. Does that mean I am being evicted today?
No. rpapl 711 only lists the reasons a landlord may use to start a case. Only a judge can order an eviction, and only after a court case.
How much time does a rent demand have to give me?
Under rpapl 711, a written rent demand must give you at least 14 days to pay or move out. If yours gave less time, tell the court. Also share it with a legal-aid lawyer.
Can my landlord just change the locks?
No. New York law says a tenant or lawful occupant can only be removed through a special proceeding. If this happens, contact your local court and a legal-aid office right away.
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Find Your State’s Exact Rules
Notice periods, deposit caps, and the eviction timeline all change from state to state. Pick your state to see the exact days, dollar limits, and steps that apply where you live.
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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.
New York Renter Guides
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- Breaking a Lease in New York
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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.