Office of Rent

Office of Rent Administration (ORA)

Office of Rent Administration (ORA)
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Welcome

Important Notice

Village of Ossining board of trustees voted to adopt the NY State Emergency Tenant Protection Act.
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Our Core Case Processing

 

In February, the Office of Rent Administration issued:

  • 23 Rent Overcharge Orders establishing legal rents and directing refunds in excess of $315,500
  • 37 Lease Renewal Orders directing the issuance or correction of a lease renewal
  • 104 Decrease in Services Orders directing that repairs be made and rents lowered until such time that repairs are made
  • 61 Major Capital Improvement Orders for the installation of new items such as boilers, windows and roofs valued in excess of $63 ,640,000 benefiting over 2,500 apartments
  • 57 building owners received technical assistance with online filings at the Borough/District Rent Offices and over 14,500  tenants and owners were given access to records, applications and information at these offices and by contacting the  Info Line
    Rent Registration and Rent Increases

 

Recently revised forms and information:

About ORA

A number of communities in New York State have rent regulation programs known as rent control and rent stabilization. These programs, administered by the Office of Rent Administration (ORA), position ORA as a leader in the preservation of affordable housing. Rent regulation is intended to protect tenants in privately-owned buildings from illegal rent increases and allow owners to maintain their buildings and realize a reasonable profit.

Rent control is the older of the two systems of rent regulation. It dates back to the housing shortage immediately following World War II and generally applies to buildings constructed before 1947. Rent stabilization generally covers buildings built after 1947 and before 1974, and apartments removed from rent control. Outside New York City rent stabilization is also known as ETPA, for the Emergency Tenant Protection Act.

These Rent Regulation Programs were formerly administered separately in New York City and outside New York City. Starting April 1, 1984, however, in addition to administering rent regulation outside New York City, the New York State Division of Housing and Community Renewal (DHCR) also became responsible for administering rent regulation in New York City. The Omnibus Housing Act of 1983 mandated the consolidation of all rent regulation under DHCR and also made other changes in the rent laws significantly affecting tenants and owners. What follows is a brief description of the major elements of rent control and rent stabilization in New York City and outside New York City, and highlights of those changes in the law which DHCR administers. More details on these matters can be obtained by calling, writing, or visiting one of the DHCR Borough or District Rent Offices.

Rent Programs Overview

Rent Control

The rent control program applies to residential buildings constructed before February, 1947 in municipalities that have not declared an end to the postwar rental housing emergency. There are several municipalities that still have rent control, including New York City, Albany, Erie, Nassau and Westchester counties.

At a Glance

Rent control limits the rent an owner may charge for an apartment and restricts the right of any owner to evict tenants.

Rents charged in controlled apartments are set and adjusted on the basis of registrations filed by owners when Federal rent control was imposed in 1943. The rent control law allows DHCR to determine how much rents can be increased based on an assessment of what it costs owners to operate their buildings plus a reasonable profit.

In New York City, rent control operates under the Maximum Base Rent (MBR) system. A maximum base rent is established for each apartment and adjusted every two years to reflect changes in operating costs. Owners who certify that they are providing essential services and have removed violations, are entitled to raise rents up to 7.5 percent each year until they reach the MBR. Tenants may challenge the proposed increase on the grounds that the building has violations or that the owner's expenses do not warrant an increase.

For New York City rent controlled apartments, rents can also be increased because of increases in fuel costs (passalongs) and in some cases, to cover higher labor costs.

Rent Stabilization

In New York City, apartments are under rent stabilization if they are in buildings of six or more units built between February 1, 1947, and December 31, 1973. Tenants in buildings built before February 1, 1947, who moved in after June 30, 1971, are also covered by rent stabilization. A third category of rent stabilized apartments covers buildings with three or more apartments constructed or extensively renovated on or after January 1, 1974 with special tax benefits. Generally, those buildings are only subject to stabilization while the tax benefits continue or, in some cases, until the tenant vacates.

At a Glance

Like rent control, rent stabilization also provides other protections to tenants besides limitations on the amount of rent. Tenants are entitled to receive required services, to have their leases renewed, and may not be evicted except on grounds allowed by law. Leases may be renewed for a term of one or two years, at the tenant's choice based on guidelines established annually by the NYC Rent Guidelines Board.

Emergency Tenant Protection Act

Outside New York City, rent stabilization applies to non-rent controlled apartments in buildings of six or more units built before January 1, 1974, in the localities which have adopted ETPA in Nassau, Westchester and Rockland counties. Some municipalities limit ETPA to buildings of a specific size- for instance, buildings with 20 or more units, or 100 or more, but in any event, not less than six.

 

Rent Registration

The Omnibus Housing Act required owners to initially register with DHCR, no later than June 30, 1984, the rents and services for all rent stabilized apartments occupied on April 1, 1984. Owners were required to send a copy of the registration to tenants, who had 90 days to challenge the information provided by the owner. If a tenant timely challenged the rent and the challenge was upheld, DHCR ordered a refund of any overcharges, plus interest, for a period of four years prior to the filing of the challenge and treble damages for a period of two years prior to the filing.

For apartments which become subject to rent stabilization after 1984, an owner is required to file an initial registration within 90 days after they become subject to rent stabilization. After the initial registration, owners must file an annual registration statement giving the April 1st rent for each unit and provide tenants with a copy. Owners who do not file initial or annual statements will not be eligible for rent increases and are subject to additional penalties.

 

Municipalities in Nassau, Rockland and Westchester Counties which have adopted the Emergency Tenant Protection Act of 1974 as of October 2018:

Nassau County

Cities of

Glen Cove, Long Beach

 

Town of

North Hempstead

 

Villages of

Cedarhurst, Floral Park, Flower Hill, Freeport, Great Neck, Great Neck Plaza, Hempstead, Lynbrook, Mineola, North Hempstead-town (unincorporated), Rockville Centre, Russell Gardens, Thomaston, Baxter Estates

Rockland County

Town of

Haverstraw

 

Village of

Spring Valley

Westchester County

Cities of

Mount Vernon, New Rochelle, Rye, White Plains, Yonkers

 

Towns of

East Chester, Greenburgh, Harrison, Mamaroneck

 

Villages of

Croton-Harmon, Dobbs Ferry, Hastings-on-Hudson, Irvington, Larchmont, Mamaroneck, Mt. Kisco, Ossining*, Pleasantville, Port Chester, Sleepy Hollow, Tarrytown

* The Village of Ossining Board of Trustees voted to adopt the ETPA effective September 5, 2018.

Public Hearings

Upcoming Public Hearings:

Nassau County Notice of Public Hearing

Village of Ossining - WRGB Hearing and Meeting Oct 2018

Village of Ossining - WRGB Hearing and Meeting Oct 2018 - Spanish

Assistance and Services for Renters

The Office of Rent Administration provides assistance and services for renters of rent regulated homes.

For more information on these services, please visit the page below:

Renter's Homepage

 

Assistance and Services for Owners and Managers

The Office of Rent Administration provides assistance and services for owners and mangers of rent regulated homes.

For more information on these services, please visit the page below:

 

Owner's and Manager's Homepage

J51 Registration and Rent Revision Initiative

List of Buildings that may be out of Compliance due to Failure to Register in 2018:

 

List of Buildings that may be out of Compliance due to Listing Multiple Apartments as Permanently Exempt from Stabilization in 2018:

 

List of Buildings that may have been out of Compliance at Some Point(s) from 2012 to 2017 due to Listing Multiple Apartments as Permanently Exempt from Stabilization: