Withholding rent NYC tenants talk about rests on one law: Real Property Law Section 235-b, the warranty of habitability. Subdivision 1 promises every renter a livable home, and withholding rent nyc is a defense you raise in Housing Court when that promise is broken.
What Withholding Rent NYC Actually Says
Section 235-b is short. It covers every residential lease, written or oral. The landlord is “deemed to covenant and warrant” that your home is “fit for human habitation.” It also says you must not face conditions that are “dangerous, hazardous or detrimental” to your life, health, or safety. That promise covers shared areas too, like hallways, stairs, and laundry rooms.
The law never uses the words “withhold rent.” That surprises many people. Withholding rent nyc works because of how the courts apply this law. If your landlord sues for unpaid rent, you can say the warranty was broken. The judge can then lower what you owe. As a result, the rent you held back may be reduced, but you should not expect it all to disappear.
Here is how the law breaks down, section by section:
| Provision | Exact rule | Section |
|---|---|---|
| Who it covers | Every written or oral lease or rental agreement for residential premises | RPL 235-b(1) |
| What the landlord promises | The home and common areas are fit for human habitation and for the uses both sides reasonably intended | RPL 235-b(1) |
| Health and safety | Occupants must not face conditions dangerous, hazardous or detrimental to life, health or safety | RPL 235-b(1) |
| Tenant-caused damage | Not a breach if the tenant, or people under the tenant’s control, caused the condition through misconduct | RPL 235-b(1) |
| Waivers | Any lease clause waiving or changing these rights is void | RPL 235-b(2) |
| Proving damages | The court need not require expert testimony | RPL 235-b(3)(a) |
| Strikes | Damages caused by a strike the landlord did not mainly cause are limited, if the landlord tried in good faith to fix the problem | RPL 235-b(3)(b) |
You can read the full official text at the New York State Senate’s page for RPL Section 235-b.
Who Withholding Rent NYC Covers (and Who It Does Not)
The warranty applies to “every written or oral lease” for a home. That includes rent-stabilized, rent-controlled, and market-rate apartments. It also covers month-to-month renters with no written lease. For example, a tenant renting a room on a handshake deal is still protected. Withholding rent nyc tenants rely on is available across all five boroughs, and in the rest of the state too.
There is one big exception. The warranty is not broken if you caused the problem. The same goes for damage caused by guests or others “under your direction or control.” For example, if a guest breaks a window, you cannot use that as a reason to withhold rent.
New York City also has its own housing code, enforced by city agencies. Those local rules can add more repair duties on top of Section 235-b. However, this page explains only the state statute. Check with a local legal-aid office about which city rules apply to your building. Before withholding rent nyc tenants should know both the state and city rules that apply.
What Your Landlord Must Do Under This Law
Your landlord must keep your home safe and livable for the whole lease, not just on move-in day. Typically, that means working heat, hot water, locks, and plumbing, and a home free of pests, leaks, and mold. The law does not list every condition. Instead, it asks whether the problem is dangerous or makes the home unfit to live in.
Your landlord also cannot make you give up these rights. Subdivision 2 says any clause waiving them is “void as contrary to public policy.” So even if your lease says “tenant accepts the apartment as-is,” the warranty still applies. As a result, withholding rent nyc stays available as a defense no matter what you signed.
Section 235-b does not set a fixed number of days for repairs. Instead, courts look at whether the landlord knew about the problem and had a fair chance to fix it. That is why written notice matters so much. Send repair requests in writing, keep copies, and date everything. Written notice is the backbone of withholding rent nyc cases.
What You Can Do When It Is Broken
First, document everything. Take dated photos and videos. Save texts and emails to your landlord. Keep a simple log of when each problem started and when you reported it. Subdivision 3(a) helps here, because the court “need not require any expert testimony.” In most cases, your own photos and records can be enough to show the problem.
Second, if you choose to withhold rent, set the money aside. Do not spend it. Many judges ask tenants to show the rent is available. For example, keeping it in a separate bank account shows good faith. Withholding rent nyc tenants do safely usually looks like this: notice in writing, proof of the conditions, and the full rent saved.
Third, know the risks. Withholding rent nyc can lead your landlord to sue you for nonpayment. If the judge finds the conditions were minor, you may owe the full amount. As a result, it is smart to talk to a lawyer before you hold back a single dollar. You may also be able to ask the court to order repairs, rather than waiting to be sued.
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Frequently Asked Questions
Is withholding rent nyc legal?
Holding back rent is not a crime. However, it is not risk-free. Section 235-b gives you a defense if the landlord sues, and the judge decides how much, if anything, your rent should be reduced.
Can my lease stop me from using the warranty of habitability?
No. Subdivision 2 of Section 235-b says any clause waiving these rights is void. That means withholding rent nyc stays available as a defense, even if your lease says otherwise.
Do I need an expert to prove my apartment was unlivable?
No. Subdivision 3(a) says the court does not need expert testimony to decide your damages. Your photos, repair requests, and testimony can help prove your case. Check with your court or a legal-aid office about what to bring.
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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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- 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.