Rent-Stabilized Apartments in NYC and the 2026 Rent Freeze

Last verified: November 8, 2026. By Joe Bjorklund · How we check · Report an error

Key Takeaways

  • Rent-stabilized leases in New York City starting Oct 1, 2026 through Sept 30, 2027 have a 0% increase for both one-year and two-year terms (NYC Rent Guidelines Board).
  • The Rent Guidelines Board adopted the freeze 7–1 on June 25, 2026; it is the first time the board has frozen two-year leases.
  • The year before, stabilized leases starting Oct 1, 2025 through Sept 30, 2026 allowed increases of 3% for one year and 4.5% for two years.
  • The freeze covers roughly one million rent-stabilized apartments; it does not apply to market-rate apartments.

How much can rent-stabilized rent go up in 2026?

Rent on a New York City rent-stabilized apartment cannot go up at all for leases that start Oct 1, 2026 through Sept 30, 2027. The NYC Rent Guidelines Board set 0% for one-year leases and 0% for two-year leases in a 7–1 vote on June 25, 2026. Earlier one-year freezes in 2015, 2016 and 2020 still allowed increases on two-year leases.

NYC rent-stabilized lease guidelines, last two years
Leases starting1-year lease2-year leaseBoard vote
Oct 1, 2025 – Sept 30, 20263%4.5%5–4
Oct 1, 2026 – Sept 30, 20270%0%7–1
Source: NYC Rent Guidelines Board.

What is a rent-stabilized apartment?

A rent-stabilized apartment in New York City is a unit whose yearly rent increases are capped by the Rent Guidelines Board and whose tenant has a right to renew the lease. Most stabilized units are in buildings with six or more apartments built before 1974, or in newer buildings that took tax benefits in exchange for stabilization. The freeze applies only to stabilized units, about one million apartments, not to market-rate apartments.

How do you check if an apartment is rent-stabilized?

You can check whether a New York City apartment is rent-stabilized by requesting its rent registration history from NYS Homes and Community Renewal (HCR), the state agency that oversees rent regulation. Stabilized leases and renewals must also include a rent-stabilization rider. If the history shows a stabilized rent, the landlord can only raise it by the Rent Guidelines Board’s percentage.

Why does the freeze matter for people moving to NYC?

The rent freeze helps existing stabilized tenants but does nothing for market-rate asking rents, which hit a record $3,785 in Q3 2026 (Realtor.com). Because stabilized tenants pay far less than new listings ask, the gap between staying and moving is large: Realtor.com estimated the median contract rent at $1,855 a month in 2026.

Frequently Asked Questions

Is there a rent freeze in NYC in 2026?

Yes, for rent-stabilized apartments. The NYC Rent Guidelines Board voted 7–1 on June 25, 2026 to set a 0% increase on both one-year and two-year rent-stabilized leases that start between Oct 1, 2026 and Sept 30, 2027. It was the first time the board froze two-year leases. Market-rate apartments are not covered by the freeze.

How many apartments are rent-stabilized in NYC?

New York City has roughly one million rent-stabilized apartments, the units covered by the Rent Guidelines Board’s 2026 rent freeze. Stabilization caps yearly increases and gives tenants the right to renew. Most stabilized units are in buildings with six or more apartments built before 1974, or in newer buildings that received tax benefits.

Does the NYC rent freeze apply to my apartment?

The New York City rent freeze applies only if your apartment is rent-stabilized and your one-year or two-year lease or renewal starts between Oct 1, 2026 and Sept 30, 2027. Market-rate apartments are not covered. You can request your apartment’s rent registration history from NYS Homes and Community Renewal to check whether it is stabilized.

What was the rent-stabilized increase in 2025?

For rent-stabilized leases starting Oct 1, 2025 through Sept 30, 2026, the NYC Rent Guidelines Board allowed increases of 3% on one-year leases and 4.5% on two-year leases, adopted in a 5–4 vote. The following year’s guidelines, for leases starting Oct 1, 2026, are 0% for both terms.

Can a landlord raise a rent-stabilized rent during the freeze?

A landlord cannot raise a stabilized rent beyond the Rent Guidelines Board’s 0% guideline on renewals starting Oct 1, 2026 through Sept 30, 2027. Other increases the law allows, such as approved major capital improvements or individual apartment improvements, are separate from the guideline and follow state rules from NYS Homes and Community Renewal.

Related: What a one-bedroom costs in NYC · NYC move-in costs · NYC rent by ZIP code · How much it costs to live in NYC

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