Free New York Residential Lease & Rental Agreement Template
New York capped what a landlord can hold and shortened what they have when the tenant leaves: one month’s rent as a deposit, fourteen days to itemise and return it, and a notice period that grows with how long the tenant has lived there. Here is each rule with the section behind it, then a lease you can generate in minutes.
- Free
- No signup
- Word & PDF
- New York rules included
New York rules landlords must follow
- Security deposit cap One month’s rent
For a residential rental, “no deposit or advance shall exceed the amount of one month’s rent.” That single cap replaced the old practice of first month, last month and security, and it applies whether the money is called a deposit, an advance or a fee.
- Deposit return deadline 14 days
Within fourteen days after the tenant has vacated, the landlord must give an itemised statement showing the basis for anything retained and return the rest. Miss the fourteen days and the statute forfeits the landlord’s right to retain any part of the deposit at all — the deadline is the penalty, not a guideline.
- Ending a month-to-month tenancy 30 / 60 / 90 days, by tenure
The landlord’s notice period is set by how long the tenant has been in occupancy: at least thirty days’ notice under one year, at least sixty days from one to two years, and at least ninety days after more than two years. The same ladder applies to a landlord who intends to raise the rent by more than five percent.
- Late fees and application fees $50 or 5% · $20 application
A late fee on rent “shall not exceed fifty dollars or five percent of the monthly rent, whichever is less.” An application fee for a background and credit check is capped at “the actual cost of the background check and credit check or twenty dollars, whichever is less.” Writing a bigger number into the lease does not make it collectable.
Required disclosures
- Lead-based paint (federal)
- For any housing built before 1978, federal law requires the landlord to disclose known lead-based paint and hazards, give the EPA pamphlet “Protect Your Family From Lead in Your Home,” and include a lead warning in the lease. 42 U.S.C. § 4852d; 24 CFR Part 35 / 40 CFR Part 745
- The deposit stays the tenant’s money
- A New York deposit is held in trust: the statute says the money “shall continue to be the money of the person making such deposit” and “shall not be mingled with the personal moneys or become an asset of the person receiving the same.” The landlord must notify the tenant in writing of the name and address of the banking organization holding it, and any lease clause waiving these protections is void. N.Y. Gen. Oblig. Law § 7-103
Generate a New York-ready lease
The generator pre-selects New York and defers to these rules for deposits, notice and entry — answer a few questions and download Word & PDF, generated on your device.
FAQ
New York lease questions
- How much security deposit can a New York landlord charge?
- For a residential rental, “no deposit or advance shall exceed the amount of one month’s rent.” That single cap replaced the old practice of first month, last month and security, and it applies whether the money is called a deposit, an advance or a fee.
- How long does a New York landlord have to return the deposit?
- Within fourteen days after the tenant has vacated, the landlord must give an itemised statement showing the basis for anything retained and return the rest. Miss the fourteen days and the statute forfeits the landlord’s right to retain any part of the deposit at all — the deadline is the penalty, not a guideline.
- How much notice is required to end a month-to-month lease in New York?
- The landlord’s notice period is set by how long the tenant has been in occupancy: at least thirty days’ notice under one year, at least sixty days from one to two years, and at least ninety days after more than two years. The same ladder applies to a landlord who intends to raise the rent by more than five percent.
- Is this legal advice?
- No. Free Contract Generator provides self-help templates and general information, not legal advice, and no attorney-client relationship is created. Landlord-tenant law is state- and city-specific and changes; confirm the current rules and consult a licensed attorney for your situation.
Rules on this page were checked against the official source cited beside each item on September 6, 2026. Laws change — confirm the current rule before you rely on it. This page is general information, not legal advice.