Free New York Lease Agreement Template

A New York lease agreement is a written contract between a landlord and a tenant that explains the terms for renting a residential property in New York. It covers rent, security deposits, repairs, move-out rules, and any house rules, such as pets or smoking.

Landlords use a New York lease agreement when renting out a house, apartment, condo, or room. Putting everything in writing helps avoid disputes and keeps both sides aligned with New York’s landlord-tenant rules.

New York has specific protections for residential tenants. Your New York lease agreement should reflect these key rules:

• Security deposit limit: Most landlords can charge no more than one month’s rent as a security deposit, and they must return it within 14 days after move-out if they keep any portion, they must send an itemized list of deductions or forfeit the right to keep the deposit (New York General Obligations Law § 7-108 and NYC tenant protections).
• Late fees and grace period: A rent payment can only be considered late if it is more than five days past due. Late fees are capped at $50 or 5% of the monthly rent, whichever is less (New York Attorney General’s Residential Tenants’ Rights Guide).
• Application and screening fees: Landlords generally cannot charge application fees and may only charge up to $20 for background or credit checks, and only for the actual cost, if less (NY Real Prop L § 238-a).
• Notice of rent increases and non-renewal: Landlords must give 30, 60, or 90 days’ written notice before a significant rent increase or non-renewal, depending on how long the tenant has lived in the unit (NY Real Prop L § 226-c).
• Duty to mitigate damages: If a tenant leaves early, the landlord must make reasonable efforts to re-rent the unit instead of simply charging the full remaining rent (NY Real Prop L § 227-e).
• Rent regulation: Some apartments are rent-controlled or rent-stabilized. These units follow extra rules, including strict limits on rent increases. Tenants can confirm their status with the New York State Division of Housing and Community Renewal (DHCR).

Document Genius’s guided form helps you reflect these rules in your New York lease agreement so it aligns with current state protections.

New York law sets clear limits and procedures for residential security deposits:

• Maximum deposit: For most residential rentals, landlords may charge no more than one month’s rent as a security deposit (NYC tenant protections).
• Holding the deposit: Security deposits must be treated as the tenant’s money and held in a separate account. In buildings with six or more units, deposits must be kept in an interest-bearing account, and the tenant is generally entitled to the interest, minus a small administration fee (NY Attorney General – recovering security deposits).
• Return deadline: The landlord must return the deposit and provide an itemized list of any deductions within 14 days after the tenant vacates. If they miss this deadline, they lose the right to keep any portion of the deposit (GOL § 7-108 and NYC Rent Guidelines Board – security deposits).
• Allowable deductions: Landlords may deduct for unpaid rent, damage beyond normal wear and tear, and other costs allowed in the lease, but not for routine cleaning or ordinary wear.

Your New York lease agreement should clearly state the deposit amount, how it is held, when it will be returned, and what may be deducted. Document Genius’s template gives you dedicated spaces for each of these details.

Rent payment rules in New York focus on transparency and limiting extra fees:

• Rent due date: State law lets landlords choose a due date, usually the first of the month. The lease should clearly state the due date and where or how rent must be paid.
• Grace period for late rent: A payment cannot be considered late until it is more than five days past the due date (Residential Tenants’ Rights Guide).
• Late fee limits: Late fees must not exceed $50 or 5% of the monthly rent, whichever is less, and can only be charged when rent is more than five days late (RPL § 238-a).
• Application and other “junk” fees: Landlords cannot charge move-in or processing fees beyond what the law allows for screening, and screening fees are capped.
• Partial payments and receipts: Tenants are entitled to receipts when they pay rent in cash or money order, and landlords should keep clear records of all payments.

Including the rent amount, due date, late fee terms, and accepted payment methods in your New York lease agreement helps prevent confusion and supports compliance with state law.

New York requires landlords to keep rentals safe and habitable. Tenants must also provide access for repairs and inspections with reasonable notice.

Landlord Responsibilities

• Habitability: Landlords must maintain livable, safe conditions, including heat, hot water, and basic services. This duty is known as the “warranty of habitability” (warranty of habitability overview and Residential Tenants’ Rights Guide).
• Repairs: Landlords must handle necessary repairs in a reasonable time after receiving notice of a problem. Serious issues affecting health and safety should be addressed quickly.
• Right of entry: Landlords can enter a unit to make repairs, inspect conditions, or show the unit, but they must do so at a reasonable time and in a reasonable manner (NYC Admin. Code § 27-2008).
• Notice of access in NYC: In New York City, guidance from housing authorities and legal aid groups generally calls for at least one week’s written notice for non-emergency repairs and 24 hours’ notice for inspections (Legal Aid NYC – repair and service rights).

Tenant Responsibilities

• Upkeep: Tenants must keep the unit reasonably clean, avoid damaging the property, and follow building rules.
• Reporting issues: Tenants should promptly report leaks, pests, loss of heat, or other problems so the landlord can fix them.
• Allowing access: Tenants must allow reasonable access for repairs, improvements, and inspections when given proper notice.

Document Genius’s New York lease agreement template includes sections for repair responsibilities and access, so both sides know what to expect.

New York requires several disclosures in residential leases. Including them in your New York lease agreement helps keep it compliant and transparent.

• Lead-based paint disclosure: Federal law requires landlords to disclose known lead-based paint hazards for homes built before 1978 and provide the EPA’s lead hazard information pamphlet (EPA lead disclosure rules).
• Sprinkler system disclosure: Every residential lease must state, in bold type, whether the unit has a sprinkler system and when it was last maintained (NY Real Prop L § 231-a overview).
• Flood history and risk: Landlords must disclose past flood damage they know about and the property’s flood risk so tenants understand potential exposure (NY Real Prop L § 231-b summary).
• Good Cause Eviction Law notice: New York’s Good Cause Eviction law requires landlords to include a notice with leases and renewals stating whether the unit is covered or exempt (NY Courts – landlord-tenant forms, Good Cause notice).
• Rent regulation status: If the unit is rent-controlled or rent-stabilized, the landlord must follow additional rules for rent increases, renewals, and services. Tenants can learn more from the state’s housing agencies and the NYC Tenant Bill of Rights.
• Owner/agent contact information: Tenants must receive the name and address of the owner or managing agent who accepts notices and rent.

Document Genius’s guided New York lease agreement prompts you to add these disclosures where needed so nothing important is missed.

Ending a New York lease agreement correctly is just as important as starting it. Your lease should reflect state notice rules and what happens if someone leaves early.

• Fixed-term leases: Most fixed-term leases end on the date stated in the lease. If either party does not plan to renew, they should follow the notice rules in NY Real Prop L § 226-c (30, 60, or 90 days, depending on how long the tenant has lived there).
• Month-to-month tenancies: If the tenancy has become month-to-month, the same 30/60/90-day notice structure applies for non-renewal in many cases. Always confirm local rules before giving notice.
• Early move-out: If a tenant breaks the lease early, the landlord must try in good faith to re-rent the unit and may only collect losses that remain after making reasonable efforts (RPL § 227-e).
• Abandoned property and keys: Your lease should explain how and when tenants should return keys and what happens to personal property left behind after move-out, consistent with local laws.

Adding clear notice and move-out rules to your New York lease agreement helps both landlords and tenants plan ahead and reduces the risk of costly disputes.

Document Genius walks you through each of these sections so your New York lease agreement is clear, complete, and ready to sign.