White Plains good cause eviction protections cover many renters, even though the city has no traditional rent control. Under White Plains good cause eviction rules, a raise above 8.38% is presumed unreasonable (state notice dated May 4, 2026).
Is Your Unit Covered by White Plains Good Cause Eviction?
The White Plains Common Council voted in 2025 to opt into the state law. It is not on the Attorney General’s April 2025 list. However, it does appear on the state housing agency’s (HCR) opt-in list dated May 4, 2026. That list does not give the exact start date of White Plains good cause eviction coverage. Confirm it with the City of White Plains.
The biggest local twist in White Plains good cause eviction is the small-landlord rule. In most opt-in cities, only landlords with one unit are exempt. In White Plains, a landlord who owns no more than four units anywhere in New York is exempt. Owning through an LLC does not change this. The Attorney General’s guide says landlords claiming this exemption must name every person behind the company.
| Rule | What it says | Where it comes from |
|---|---|---|
| Small-landlord exemption | Landlord owns no more than four units anywhere in New York | HCR notice, May 4, 2026 |
| High-rent exemption | Rent above 345% of HUD fair market rent is not covered | HCR notice, May 4, 2026 |
| Newer buildings | Certificate of occupancy issued on or after January 1, 2009 is exempt | NY Attorney General guide |
| Owner-occupied buildings | Exempt if the owner lives there and there are 10 or fewer units (state default; confirm locally) | NY Attorney General guide |
| Other exemptions | Rent-regulated, income-restricted, condo or co-op units, and sublets | NY Attorney General guide |
To check the high-rent cutoff, use Westchester’s fair market rent. HCR lists $2,655 for a one-bedroom and $2,910 for a two-bedroom (federal fiscal year 2025). By our math, 345% of those is about $9,160 and $10,040 a month. In most cases, White Plains good cause eviction covers apartments renting below those amounts.
How Much Rent Can Go Up Under White Plains Good Cause Eviction
The state sets a “local rent standard” each year. It equals 5% plus inflation, capped at 10%. HCR’s notice dated May 4, 2026 lists Westchester’s inflation figure as 3.38%. That is the 2024-to-2025 change. As a result, the White Plains good cause eviction standard is 8.38% for renewals under that notice. HCR must publish a new notice by August 1 each year, so check for updates.
| Opt-in locality | Inflation figure (2024 to 2025) | Local rent standard | High-rent cutoff |
|---|---|---|---|
| City of White Plains | 3.38% | 8.38% | 345% of fair market rent |
| City of New Rochelle | 3.38% | 8.38% | 345% of fair market rent |
| Village of Tarrytown | 3.38% | 8.38% | 345% of fair market rent |
| City of Kingston | 3.15% | 8.15% | 300% of fair market rent |
| City of Rochester | 3.15% | 8.15% | 245% of fair market rent |
For example, on $2,000 rent, 8.38% is $167.60. A bigger raise is presumed unreasonable. However, White Plains good cause eviction does not make it automatically illegal. A landlord can try to justify it in court. The court must consider property taxes. It can also weigh fuel, insurance, and major repairs. Cosmetic work does not count.
Your landlord must offer a renewal 30, 60, or 90 days before your lease ends. The window depends on how long you have lived there. Under White Plains good cause eviction rules, a renewal offer with an unreasonable raise is itself unreasonable.
Eviction Protections Under White Plains Good Cause Eviction
If White Plains good cause eviction covers you, your landlord needs a legal reason to evict you. The Attorney General lists these reasons: unpaid rent, lease violations, nuisance, illegal occupancy, or illegal use. Refusing access for repairs counts too. So does refusing a reasonable renewal. However, unpaid rent is not good cause if it came from an unreasonable increase.
No-fault evictions have limits. A landlord may take the unit for personal or close-family use, but only if no other suitable unit is vacant. Tenants who are 65 or older or disabled cannot be evicted for owner use. Demolition requires a good-faith plan. The official sources we checked list no relocation payment amount. Ask the city whether White Plains good cause eviction adds one.
What to Do If Your Landlord Breaks the Rule
The official sources we checked name no separate White Plains rent board. In most cases, disputes are decided in court. You can report a landlord to the New York Attorney General’s hotline at 1-800-771-7755. Callers who are deaf or hard of hearing can use 1-800-788-9898. Ask the City of White Plains which local office handles White Plains good cause eviction questions.
Gather your proof first. Bring your lease, every renewal offer, rent receipts, and all letters from your landlord. Save texts and photos of repair problems too. If your landlord claims to be a small landlord, ask for the owners’ names. In court, you can request “discovery” to see ownership papers.
If you get an eviction notice or court papers, contact a local legal-aid office or tenant attorney right away. The Attorney General’s office cannot give you legal advice. Free help may be available if you qualify. A lawyer can check whether White Plains good cause eviction applies to your home.
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Frequently Asked Questions
Does White Plains have rent control?
Not traditional rent control. Instead, White Plains good cause eviction rules make raises above 8.38% presumed unreasonable under the May 4, 2026 state notice. Rent-stabilized units follow separate rules.
Can my landlord just refuse to renew my lease?
If you are covered, typically no. White Plains good cause eviction rules require a listed legal reason to end your tenancy. Check with your court or a local legal-aid office about your situation.
My landlord says they own only four units. What now?
Ask for the names of every owner behind the company. If any owner’s holdings push past four units, you may still be protected by White Plains good cause eviction. A court can order ownership records.
Protect your stuff while you sort this out
A landlord’s insurance does not cover your belongings — renters insurance does, often for a few dollars a month. Compare options before your next move.
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
- New York Eviction Process
- New York Tenant Rights
- New York Security Deposit Law
- New York Rent Increase Laws
- New York Repairs and Habitability
- 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.