NY Real Property Law + HSTPA 2019
Free New York residential lease template.
New York landlord-tenant law was rewritten in 2019 by the Housing Stability and Tenant Protection Act (HSTPA). Security deposits are capped at one (1) month rent (RPL § 7-108), late fees capped at the greater of $50 or 5% of rent (§ 238-a), and deposits must be returned within 14 days. NYC adds rent stabilization for ~1 million regulated units — those are NOT covered by this template.
Template information updated September 2026.
Download blank New York lease (PDF or Word)
Free download. 6 statute citations and 3 state-specific disclosures included. Email is required for access; marketing consent is optional.
What is in this New York template
The template is organized around the state statutes summarized below and identifies state-specific disclosures such as Window guard disclosure (NYC properties) and Lead-based paint disclosure (federal, pre-1978). Some notices use prescribed statutory wording and should not be removed without checking the cited law.
NY Real Prop. Law § 7-108
Security deposit cap
Capped at 1× monthly rent statewide (HSTPA 2019).
RPL § 7-108(1-a)(e)
Deposit return
Refund + itemized statement within 14 days of move-out.
RPL § 238-a(2)
Late fee cap
Greater of $50 OR 5% of monthly rent.
RPL § 226-c
Notice to terminate
30/60/90 day tiered notice based on tenancy length (HSTPA 2019).
RPL § 235-b
Habitability
Implied warranty of habitability; non-waivable.
RPAPL § 711
Eviction notice (nonpayment)
14-day notice required statewide (HSTPA 2019, up from 3 days).
Required disclosures in New York
- ·Window guard disclosure (NYC properties)
- ·Lead-based paint disclosure (federal, pre-1978)
- ·Bedbug infestation history (NYC under HMC § 27-2018.1)
Quick reference for New York landlords
| Security deposit cap | 1× (HSTPA 2019) |
|---|---|
| Deposit return deadline | 14 days from move-out |
| Notice before entry | Reasonable notice (common law) |
Want us to fill this in for you?
The New York template above uses the same document foundation as our $49 generator. The paid service fills the agreement with your property and party information, checks form completeness and applicable deposit limits, organizes your custom Additional Provisions, provides a polished preview before payment, and includes a 7-day money-back guarantee.
Start the $49 generator →Questions about the free New York lease template
Is the template really free?
Yes. An email address is required to access the download, but creating an account and joining marketing emails are not required.
Can I edit it in Microsoft Word?
Yes. Choose DOCX for an editable file that opens in Word, Google Docs, Apple Pages, or LibreOffice. Choose PDF for printing or signing as-is.
Does it cover local city rules?
It covers the statewide foundation described on this page. Cities and counties may impose additional rent-control, disclosure, licensing, or eviction requirements, so check the rules where the property is located.
LeaseDrafts is a document generator, not a law firm, and does not provide legal advice. This template is based on the New York landlord-tenant code as of the date shown on the document. Always review the final lease with a licensed New York attorney before using it.