As a business and real estate attorney who has drafted and reviewed hundreds of New York residential lease agreements for landlords and tenants across NYC and upstate New York, I know how critical it is to start with a legally solid document. Whether you're renting out an apartment in Brooklyn, a house in Albany, or a co-op in Manhattan, using a compliant NY residential lease agreement protects everyone involved and helps avoid expensive disputes.
In this guide, I'll give you my battle-tested, free printable New York lease agreement PDF that I personally update every year to reflect the latest New York State and NYC rental laws (including the 2019 Housing Stability & Tenant Protection Act, Good Cause Eviction rules where applicable, and 2025 disclosure requirements). You'll also learn exactly how to fill it out correctly and what can happen if you use an outdated form.
Click here to download the free New York residential lease agreement PDF (2025 version)
Important Disclaimer: This template and article are for informational purposes only and do not constitute legal advice. Always consult a licensed New York attorney or qualified professional before signing any binding agreement.
Generic online templates can cost you thousands in court. New York has some of the strongest tenant protections in the country, and courts will strike down clauses that violate state law – even if both parties “agreed” to them.
Using a proper NY State residential lease agreement ensures you comply with:
My 2025 NYC residential lease agreement and statewide version (12 pages) contains every section New York courts and the Division of Housing and Community Renewal (DHCR) expect:
| Section | Required by Law? | Notes |
|---|---|---|
| Parties & Property Description | Yes | Full legal names, exact address including apartment number |
| Term of Lease | Yes | Fixed-term or month-to-month clearly stated |
| Rent Amount & Due Date | Yes | Late fees capped at $50 or 5% (whichever less) |
| Security Deposit (max 1 month) | Yes – GOB § 7-108 | Interest-bearing account language included |
| Utilities & Appliances | Recommended | Prevents “who pays ConEd” fights |
| Pet Policy & Pet Deposit Rules | Yes if prohibiting | Must allow service/emotional support animals |
| Lead Paint Disclosure (pre-1978) | Federal + NY | EPA pamphlet link included |
| Bed Bug History Disclosure | NYC Local Law 69 | Last 12 months infestation history |
| Window Guard Notice | Required for buildings with 3+ units | NYC Health Code § 131.15 |
| Sprinkler Disclosure | RPL § 231-a | Required statewide |
| Flood Risk Disclosure (new 2024) | Yes | If property in 100-year floodplain |
| Non-Refundable Fees Prohibition | Since 2019 | All move-in fees must be refundable or applied to rent |
I've filled out thousands of these – here are the most common mistakes I see landlords and tenants make:
The name on the lease must match the ID and the exact mailing address. NYC courts dismiss eviction cases over mismatched names.
Since the 2019 reforms, you cannot charge more than one month's rent as security, and you must offer the tenant a walk-through inspection before move-in (form included in template).
Anything over $50 or 5% is presumptively unreasonable under New York case law.
If your building has 6+ units built before 1974 (or participates in certain tax programs), you must attach the DHCR Rent Stabilization Rider. My template includes a placeholder and link.
If using a guarantor in New York City, the guaranty must be limited to 1 year or pro-rata (Local Law 161 of 2023). Old unlimited guaranties are void.
| Requirement | New York City | Rest of New York State |
|---|---|---|
| Window Guard Notice | Required for 3+ unit buildings | Only if child under 10 resides |
| Bed Bug Disclosure | Required (last 12 months) | Not required outside NYC |
| Good Cause Eviction (2024 law) | Not yet implemented | Applies in certain municipalities |
| Security Deposit Return | 14 days statewide | 14 days statewide |
Can I write my own lease instead of using a template?
You can, but most handwritten or generic leases miss required disclosures and contain illegal clauses. Courts routinely throw them out.
Is a verbal lease legal in New York?
Only for month-to-month tenancies under 1 year. Anything longer must be in writing (General Obligations Law § 5-701).
Do I need to notarize the lease?
No. New York residential leases do not require notarization to be valid.
Can I charge an application fee?
Yes – capped at $20 (Real Property Law § 238-a). Any amount over actual background check cost must be refunded.
Ready to get started? My updated template works for:
Download Free New York Residential Lease Agreement PDF (2025)
Download NYC-Specific Version with Local Law Disclosures
Both files are fillable PDFs – just open in Adobe Reader, type your info, save, and print or email for e-signature (compliant with NYS Electronic Signatures and Records Act).
I've seen too many good people end up in housing court because they downloaded a “free” lease from 2015 that still had illegal late fees or two-month security deposits. Using an up-to-date, New York-specific residential lease agreement is the cheapest insurance you can buy.
Download the template, read the instructions, and if anything feels complicated – call a local attorney. The hour you spend now can save you months of headaches later.
This article and template are updated as of November 2025 and reflect current New York State and NYC rental laws. Sources: New York State Senate laws, NYC Administrative Code, DHCR fact sheets, and IRS publication 527 for federal tax references.
Have questions? Drop them in the comments – I answer every single one.
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