[ ] is old law to be omitted.
LBD00022-01-7
S. 808 2
of New York and the emergency housing rent control law, in relation to
the establishment of rent adjustments; and repealing certain
provisions of the administrative code of the city of New York relating
thereto (Part G); and to amend the administrative code of the city of
New York, in relation to surcharges for the installation or use of
certain appliances in housing accommodations subject to rent control
(Part H)
THE PEOPLE OF THE STATE OF NEW YORK, REPRESENTED IN SENATE AND ASSEM-
BLY, DO ENACT AS FOLLOWS:
Section 1. This act enacts into law major components of legislation
related to rent regulations in the state of New York. Each component is
wholly contained within a Part identified as Parts A through H. The
effective date for each particular provision contained within such Part
is set forth in the last section of such Part. Any provision in any
section contained within a Part, including the effective date of the
Part, which makes reference to a section "of this act", when used in
connection with that particular component, shall be deemed to mean and
refer to the corresponding section of the Part in which it is found.
Section four of this act sets forth the general effective date of this
act.
§ 2. This act shall be known and may be cited as the "tenant
protection act of 2017".
PART A
Section 1. Paragraph 1 of subdivision b of section 26-408 of the
administrative code of the city of New York is amended to read as
follows:
(1) The landlord seeks in good faith to recover possession of a hous-
ing accommodation because of immediate and compelling necessity for his
or her own personal use and occupancy AS HIS OR HER PRIMARY RESIDENCE or
for the use and occupancy of his or her immediate family AS THEIR PRIMA-
RY RESIDENCE provided, however, that this subdivision shall PERMIT
RECOVERY OF ONLY ONE HOUSING ACCOMMODATION AND SHALL not apply where a
member of the household lawfully occupying the housing accommodation is
sixty-two years of age or older, has been a tenant in a housing accommo-
dation in that building for twenty years or more, or has an impairment
which results from anatomical, physiological or psychological condi-
tions, other than addiction to alcohol, gambling, or any controlled
substance, which are demonstrable by medically acceptable clinical and
laboratory diagnostic techniques, and which are expected to be permanent
and which prevent the tenant from engaging in any substantial gainful
employment; or
§ 2. Subparagraph (b) of paragraph 9 of subdivision c of section
26-511 of the administrative code of the city of New York is amended to
read as follows:
(b) where he or she seeks to recover possession of one [or more]
dwelling [units] UNIT BECAUSE OF IMMEDIATE AND COMPELLING NECESSITY for
his or her own personal use and occupancy as his or her primary resi-
dence [in the city of New York and/or] OR for the use and occupancy of a
member of his or her immediate family as his or her primary residence
[in the city of New York], provided however, that this subparagraph
shall PERMIT RECOVERY OF ONLY ONE DWELLING UNIT AND SHALL not apply
S. 808 3
where a tenant or the spouse of a tenant lawfully occupying the dwelling
unit is sixty-two years of age or older, HAS BEEN A TENANT IN A DWELLING
UNIT IN THAT BUILDING FOR TWENTY YEARS OR MORE, or has an impairment
which results from anatomical, physiological or psychological condi-
tions, other than addiction to alcohol, gambling, or any controlled
substance, which are demonstrable by medically acceptable clinical and
laboratory diagnostic techniques, and which are expected to be permanent
and which prevent the tenant from engaging in any substantial gainful
employment, unless such owner offers to provide and if requested,
provides an equivalent or superior housing accommodation at the same or
lower stabilized rent in a closely proximate area. The provisions of
this subparagraph shall only permit one of the individual owners of any
building to recover possession of one [or more] dwelling [units] UNIT
for his or her own personal use and/or for that of his or her immediate
family. [Any] A dwelling unit recovered by an owner pursuant to this
subparagraph shall not for a period of three years be rented, leased,
subleased or assigned to any person other than a person for whose bene-
fit recovery of the dwelling unit is permitted pursuant to this subpara-
graph or to the tenant in occupancy at the time of recovery under the
same terms as the original lease. This subparagraph shall not be deemed
to establish or eliminate any claim that the former tenant of the dwell-
ing unit may otherwise have against the owner. Any such rental, lease,
sublease or assignment during such period to any other person may be
subject to a penalty of a forfeiture of the right to any increases in
residential rents in such building for a period of three years; or
§ 3. Subdivision a of section 10 of section 4 of chapter 576 of the
laws of 1974, constituting the emergency tenant protection act of nine-
teen seventy-four, as amended by chapter 234 of the laws of 1984, is
amended to read as follows:
a. For cities having a population of less than one million and towns
and villages, the state division of housing and community renewal shall
be empowered to implement this act by appropriate regulations. Such
regulations may encompass such speculative or manipulative practices or
renting or leasing practices as the state division of housing and commu-
nity renewal determines constitute or are likely to cause circumvention
of this act. Such regulations shall prohibit practices which are likely
to prevent any person from asserting any right or remedy granted by this
act, including but not limited to retaliatory termination of periodic
tenancies and shall require owners to grant a new one or two year vacan-
cy or renewal lease at the option of the tenant, except where a mortgage
or mortgage commitment existing as of the local effective date of this
act provides that the owner shall not grant a one-year lease; and shall
prescribe standards with respect to the terms and conditions of new and
renewal leases, additional rent and such related matters as security
deposits, advance rental payments, the use of escalator clauses in leas-
es and provision for increase in rentals for garages and other ancillary
facilities, so as to insure that the level of rent adjustments author-
ized under this law will not be subverted and made ineffective. Any
provision of the regulations permitting an owner to refuse to renew a
lease on grounds that the owner seeks to recover possession of [the] A
housing accommodation for his OR HER own use and occupancy or for the
use and occupancy of his OR HER immediate family shall PERMIT RECOVERY
OF ONLY ONE HOUSING ACCOMMODATION, SHALL require that an owner demon-
strate immediate and compelling need AND THAT THE HOUSING ACCOMMODATION
WILL BE THE PROPOSED OCCUPANTS' PRIMARY RESIDENCE and shall not apply
where a member of the housing accommodation is sixty-two years of age or
S. 808 4
older, has been a tenant in a housing accommodation in that building for
twenty years or more, or has an impairment which results from anatom-
ical, physiological or psychological conditions, other than addiction to
alcohol, gambling, or any controlled substance, which are demonstrable
by medically acceptable clinical and laboratory diagnostic techniques,
and which are expected to be permanent and which prevent the tenant from
engaging in any substantial gainful employment.
§ 4. Paragraph (a) of subdivision 2 of section 5 of chapter 274 of the
laws of 1946, constituting the emergency housing rent control law, as
amended by chapter 234 of the laws of 1984, is amended to read as
follows:
(a) the landlord seeks in good faith to recover possession of A hous-
ing [accommodations] ACCOMMODATION because of immediate and compelling
necessity for his OR HER own personal use and occupancy AS HIS OR HER
PRIMARY RESIDENCE or for the use and occupancy of his OR HER immediate
family AS THEIR PRIMARY RESIDENCE; provided, however, this subdivision
shall PERMIT RECOVERY OF ONLY ONE HOUSING ACCOMMODATION AND SHALL not
apply where a member of the household lawfully occupying the housing
accommodation is sixty-two years of age or older, has been a tenant in a
housing accommodation in that building for twenty years or more, or has
an impairment which results from anatomical, physiological or psycholog-
ical conditions, other than addiction to alcohol, gambling, or any
controlled substance, which are demonstrable by medically acceptable
clinical and laboratory diagnostic techniques, and which are expected to
be permanent and which prevent the tenant from engaging in any substan-
tial gainful employment; or
§ 5. This act shall take effect immediately and shall apply to any
tenant in possession at or after the time it takes effect, regardless of
whether the landlord's application for an order, refusal to renew a
lease or refusal to extend or renew a tenancy took place before this act
shall have taken effect, provided that:
a. the amendments to section 26-408 of the city rent and rehabili-
tation law made by section one of this act shall remain in full force
and effect only as long as the public emergency requiring the regulation
and control of residential rents and evictions continues, as provided in
subdivision 3 of section 1 of the local emergency housing rent control
act;
b. the amendments to section 26-511 of the rent stabilization law of
nineteen hundred sixty-nine made by section two of this act shall expire
on the same date as such law expires and shall not affect the expiration
of such law as provided under section 26-520 of such law;
c. the amendments to subdivision a of section 10 of the emergency
tenant protection act of nineteen seventy-four made by section three of
this act shall expire on the same date as such act expires and shall not
affect the expiration of such act as provided in section 17 of chapter
576 of the laws of 1974; and
d. the amendments to paragraph (a) of subdivision 2 of section 5 of
the emergency housing rent control law made by section four of this act
shall expire on the same date as such law expires and shall not affect
the expiration of such law as provided in subdivision 2 of section 1 of
chapter 274 of the laws of 1946.
PART B
Section 1. Paragraph 5-a of subdivision c of section 26-511 of the
administrative code of the city of New York, as amended by section 16-a
S. 808 5
of part A of chapter 20 of the laws of 2015, is amended to read as
follows:
(5-a) provides that, notwithstanding any provision of this chapter,
the legal regulated rent for any vacancy lease entered into after the
effective date of this paragraph shall be as hereinafter provided in
this paragraph. [The previous legal regulated rent for such housing
accommodation shall be increased by the following: (i) if the vacancy
lease is for a term of two years, twenty percent of the previous legal
regulated rent; or (ii) if the vacancy lease is for a term of one year
the increase shall be twenty percent of the previous legal regulated
rent less an amount equal to the difference between (a) the two year
renewal lease guideline promulgated by the guidelines board of the city
of New York applied to the previous legal regulated rent and (b) the one
year renewal lease guideline promulgated by the guidelines board of the
city of New York applied to the previous legal regulated rent. However,
where] WHERE the amount charged and paid by the prior tenant pursuant to
paragraph fourteen of this subdivision, was less than the legal regu-
lated rent, such increase to the legal regulated rent shall not exceed:
five percent of the previous legal regulated rent if the last vacancy
lease commenced less than two years ago; ten percent of the previous
legal regulated rent if the last vacancy lease commenced less than three
years ago; fifteen percent of the previous legal regulated rent if the
last vacancy lease commenced less than four years ago; twenty percent of
the previous legal regulated rent if the last vacancy lease commenced
four or more years ago. In addition, if the legal regulated rent was not
increased with respect to such housing accommodation by a permanent
vacancy allowance within eight years prior to a vacancy lease executed
on or after the effective date of this paragraph, the legal regulated
rent may be [further] increased by an amount equal to the product
resulting from multiplying such previous legal regulated rent by six-
tenths of one percent and further multiplying the amount of rent
increase resulting therefrom by the greater of (A) the number of years
since the imposition of the last permanent vacancy allowance, or (B) if
the rent was not increased by a permanent vacancy allowance since the
housing accommodation became subject to this chapter, the number of
years that such housing accommodation has been subject to this chapter.
Provided that if the previous legal regulated rent was less than three
hundred dollars the total increase shall be as calculated above plus one
hundred dollars per month. Provided, further, that if the previous legal
regulated rent was at least three hundred dollars and no more than five
hundred dollars in no event shall the total increase pursuant to this
paragraph be less than one hundred dollars per month. Such increase
shall be [in lieu of any allowance authorized for the one or two year
renewal component thereof, but shall be] in addition to any other
increases authorized pursuant to this chapter including an adjustment
based upon a major capital improvement, or a substantial modification or
increase of dwelling space or services, or installation of new equipment
or improvements or new furniture or furnishings provided in or to the
housing accommodation pursuant to this section. The increase authorized
in this paragraph may not be implemented more than one time in any
calendar year, notwithstanding the number of vacancy leases entered into
in such year, AND MAY NOT BE IMPLEMENTED WITHOUT THE LANDLORD PROVIDING
TO THE NEW TENANT AN ITEMIZED COST ACCOUNTING OF ALL IMPROVEMENTS
CLAIMED AS PART OF SUCH INCREASE AND COPIES OF THE CORRESPONDING
RECEIPTS WITH THE LEASE AGREEMENT.
S. 808 6
§ 2. Subdivision (a-1) of section 10 of section 4 of chapter 576 of
the laws of 1974, constituting the emergency tenant protection act of
nineteen seventy-four, as amended by section 16-b of part A of chapter
20 of the laws of 2015, is amended to read as follows:
(a-1) provides that, notwithstanding any provision of this act, the
legal regulated rent for any vacancy lease entered into after the effec-
tive date of this subdivision shall be as hereinafter set forth. [The
previous legal regulated rent for such housing accommodation shall be
increased by the following: (i) if the vacancy lease is for a term of
two years, twenty percent of the previous legal regulated rent; or (ii)
if the vacancy lease is for a term of one year the increase shall be
twenty percent of the previous legal regulated rent less an amount equal
to the difference between (a) the two year renewal lease guideline
promulgated by the guidelines board of the county in which the housing
accommodation is located applied to the previous legal regulated rent
and (b) the one year renewal lease guideline promulgated by the guide-
lines board of the county in which the housing accommodation is located
applied to the previous legal regulated rent. However, where] WHERE the
amount charged and paid by the prior tenant pursuant to paragraph four-
teen of this subdivision, was less than the legal regulated rent, such
increase to the legal regulated rent shall not exceed: five percent of
the previous legal regulated rent if the last vacancy lease commenced
less than two years ago; ten percent of the previous legal regulated
rent if the last vacancy commenced less than three years ago; fifteen
percent of the previous legal regulated rent if the last vacancy lease
commenced less than four years ago; twenty percent of the previous legal
regulated rent if the last vacancy lease commenced four or more years
ago. In addition, if the legal regulated rent was not increased with
respect to such housing accommodation by a permanent vacancy allowance
within eight years prior to a vacancy lease executed on or after the
effective date of this subdivision, the legal regulated rent may be
[further] increased by an amount equal to the product resulting from
multiplying such previous legal regulated rent by six-tenths of one
percent and further multiplying the amount of rent increase resulting
therefrom by the greater of (A) the number of years since the imposition
of the last permanent vacancy allowance, or (B) if the rent was not
increased by a permanent vacancy allowance since the housing accommo-
dation became subject to this act, the number of years that such housing
accommodation has been subject to this act. Provided that if the previ-
ous legal regulated rent was less than three hundred dollars the total
increase shall be as calculated above plus one hundred dollars per
month. Provided, further, that if the previous legal regulated rent was
at least three hundred dollars and no more than five hundred dollars in
no event shall the total increase pursuant to this subdivision be less
than one hundred dollars per month. Such increase shall be [in lieu of
any allowance authorized for the one or two year renewal component ther-
eof, but shall be] in addition to any other increases authorized pursu-
ant to this act including an adjustment based upon a major capital
improvement, or a substantial modification or increase of dwelling space
or services, or installation of new equipment or improvements or new
furniture or furnishings provided in or to the housing accommodation
pursuant to section six of this act. The increase authorized in this
subdivision may not be implemented more than one time in any calendar
year, notwithstanding the number of vacancy leases entered into in such
year, AND MAY NOT BE IMPLEMENTED WITHOUT THE LANDLORD PROVIDING TO THE
NEW TENANT AN ITEMIZED COST ACCOUNTING OF ALL IMPROVEMENTS CLAIMED AS
S. 808 7
PART OF SUCH INCREASE AND COPIES OF THE CORRESPONDING RECEIPTS WITH THE
LEASE AGREEMENT.
§ 3. Subparagraph (e) of paragraph 1 of subdivision g of section
26-405 of the administrative code of the city of New York, as amended by
section 15 of part B of chapter 97 of the laws of 2011, is amended to
read as follows:
(e) The landlord and tenant by mutual voluntary written agreement
agree to a substantial increase or decrease in dwelling space or a
change in the services, furniture, furnishings or equipment provided in
the housing accommodations. An adjustment under this subparagraph shall
be TEMPORARY UNTIL SUCH INCREASE OR MODIFICATION IS PAID FOR AND SHALL
BE equal to one-fortieth, in the case of a building with thirty-five or
fewer housing accommodations, or [one-sixtieth] ONE-EIGHTY-FOURTH, in
the case of a building with more than thirty-five housing accommodations
where such adjustment takes effect on or after September twenty-fourth,
two thousand eleven, of the total cost incurred by the landlord in
providing such modification or increase in dwelling space, services,
furniture, furnishings or equipment, including the cost of installation,
but excluding finance charges AND COSMETIC IMPROVEMENTS, WITH AN ADJUST-
MENT, IN BOTH CASES, BEING NO MORE THAN TWENTY PERCENT OF THE CURRENT
RENT, provided further that an owner who is entitled to a rent increase
pursuant to this subparagraph shall not be entitled to a further rent
increase based upon the installation of similar equipment, or new furni-
ture or furnishings within the useful life of such new equipment, or new
furniture or furnishings. The owner shall give written notice to the
city rent agency of any such adjustment pursuant to this subparagraph;
or
§ 4. Paragraph 13 of subdivision c of section 26-511 of the adminis-
trative code of the city of New York, as amended by section 16 of part B
of chapter 97 of the laws of 2011, is amended to read as follows:
(13) provides that an owner is entitled to a TEMPORARY rent increase
where there has been a substantial modification or increase of dwelling
space or an increase in the services, or installation of new equipment
or improvements or new furniture or furnishings provided in or to a
tenant's housing accommodation UNTIL SUCH MODIFICATION OR INCREASE HAS
BEEN PAID FOR, on written tenant consent to the rent increase. In the
case of a vacant housing accommodation, tenant consent shall not be
required. The [permanent] TEMPORARY increase in the legal regulated rent
for the affected housing accommodation shall be one-fortieth, in the
case of a building with thirty-five or fewer housing accommodations, or
[one-sixtieth] ONE-EIGHTY-FOURTH, in the case of a building with more
than thirty-five housing accommodations where such [permanent] TEMPORARY
increase takes effect on or after September twenty-fourth, two thousand
eleven, of the total cost incurred by the landlord in providing such
modification or increase in dwelling space, services, furniture,
furnishings or equipment, including the cost of installation, but
excluding finance charges AND COSMETIC IMPROVEMENTS, PROVIDED, HOWEVER,
THAT IN BOTH CASES, THE TEMPORARY INCREASE IS NO MORE THAN TWENTY
PERCENT OF THE CURRENT LEGAL REGULATED RENT. Provided further that an
owner who is entitled to a rent increase pursuant to this paragraph
shall not be entitled to a further rent increase based upon the instal-
lation of similar equipment, or new furniture or furnishings within the
useful life of such new equipment, or new furniture or furnishings.
§ 5. Paragraph 1 of subdivision d of section 6 of section 4 of chapter
576 of the laws of 1974, constituting the emergency tenant protection
S. 808 8
act of nineteen seventy-four, as amended by section 18 of part B of
chapter 97 of the laws of 2011, is amended to read as follows:
(1) there has been a substantial modification or increase of dwelling
space or an increase in the services, or installation of new equipment
or improvements or new furniture or furnishings, provided in or to a
tenant's housing accommodation, on written tenant consent to the rent
increase. In the case of a vacant housing accommodation, tenant consent
shall not be required. The [permanent] increase in the legal regulated
rent for the affected housing accommodation shall be TEMPORARY UNTIL
SUCH MODIFICATION OR INCREASE IS PAID FOR AND SHALL BE one-fortieth, in
the case of a building with thirty-five or fewer housing accommodations,
or [one-sixtieth] ONE-EIGHTY-FOURTH, in the case of a building with more
than thirty-five housing accommodations where such [permanent] increase
takes effect on or after September twenty-fourth, two thousand eleven,
of the total cost incurred by the landlord in providing such modifica-
tion or increase in dwelling space, services, furniture, furnishings or
equipment, including the cost of installation, but excluding finance
charges AND COSMETIC IMPROVEMENTS, PROVIDED, HOWEVER, THAT IN BOTH
CASES, THE TEMPORARY INCREASE IS NO MORE THAN TWENTY PERCENT OF THE
CURRENT LEGAL REGULATED RENT. Provided further that an owner who is
entitled to a rent increase pursuant to this paragraph shall not be
entitled to a further rent increase based upon the installation of simi-
lar equipment, or new furniture or furnishings within the useful life of
such new equipment, or new furniture or furnishings.
§ 6. Clause 5 of the second undesignated paragraph of paragraph (a) of
subdivision 4 of section 4 of chapter 274 of the laws of 1946, consti-
tuting the emergency housing rent control law, as amended by section 25
of part B of chapter 97 of the laws of 2011, is amended to read as
follows:
(5) the landlord and tenant by mutual voluntary written agreement
agree to a substantial increase or decrease in dwelling space or a
change in the services, furniture, furnishings or equipment provided in
the housing accommodations; provided that an owner shall be entitled to
a TEMPORARY rent increase UNTIL SUCH MODIFICATION OR INCREASE HAS BEEN
PAID FOR where there has been a substantial modification or increase of
dwelling space or an increase in the services, or installation of new
equipment or improvements or new furniture or furnishings provided in or
to a tenant's housing accommodation. The [permanent] TEMPORARY increase
in the maximum rent for the affected housing accommodation shall be
one-fortieth, in the case of a building with thirty-five or fewer hous-
ing accommodations, or [one-sixtieth] ONE-EIGHTY-FOURTH, in the case of
a building with more than thirty-five housing accommodations where such
[permanent] TEMPORARY increase takes effect on or after September twen-
ty-fourth, two thousand eleven, of the total cost incurred by the land-
lord in providing such modification or increase in dwelling space,
services, furniture, furnishings or equipment, including the cost of
installation, but excluding finance charges AND COSMETIC IMPROVEMENTS,
PROVIDED, HOWEVER, THAT IN BOTH CASES, THE TEMPORARY INCREASE IS NO MORE
THAN TWENTY PERCENT OF THE CURRENT RENT, AND provided further that an
owner who is entitled to a rent increase pursuant to this clause shall
not be entitled to a further rent increase based upon the installation
of similar equipment, or new furniture or furnishings within the useful
life of such new equipment, or new furniture or furnishings. The owner
shall give written notice to the commission of any such adjustment
pursuant to this clause; or
§ 7. This act shall take effect immediately; provided that:
S. 808 9
a. the amendments to section 26-511 of chapter 4 of title 26 of the
administrative code of the city of New York made by sections one and
four of this act shall expire on the same date as such law expires and
shall not affect the expiration of such law as provided under section
26-520 of such law;
b. the amendments to sections 10 and 6 of the emergency tenant
protection act of nineteen seventy-four made by sections two and five of
this act shall expire on the same date as such act expires and shall not
affect the expiration of such act as provided in section 17 of chapter
576 of the laws of 1974;
c. the amendments to section 26-405 of the city rent and rehabili-
tation law made by section three of this act shall remain in full force
and effect only as long as the public emergency requiring the regulation
and control of residential rents and evictions continues, as provided in
subdivision 3 of section 1 of the local emergency housing rent control
act; and
d. the amendments to section 4 of the emergency housing rent control
law made by section six of this act shall expire on the same date as
such law expires and shall not affect the expiration of such law as
provided in subdivision 2 of section 1 of chapter 274 of the laws of
1946.
PART C
Section 1. Legislative findings and declaration of emergency. The
legislature hereby finds and declares that the serious public emergency
which led to the enactment of the existing laws regulating residential
rents and evictions continues to exist; that such laws would better
serve the public interest if certain changes were made thereto, includ-
ing extending to certain cities, towns and villages the authority to
provide for the regulation of rents and evictions with regard to housing
accommodations that cease or have ceased to be regulated pursuant to
article 2 of the private housing finance law, known as the Mitchell-Lama
law, or pursuant to project-based section eight contracts entered into
with the federal government.
The legislature further recognizes that severe disruption of the
rental housing market has occurred and threatens to be exacerbated as a
result of the abrupt termination of rent and eviction regulation when
buildings completed or substantially renovated as family units on or
after January first, nineteen hundred seventy-four exit the Mitchell-
Lama program or when buildings cease to be subject to project-based
section eight contracts. The situation had permitted speculative and
profiteering practices and has brought about the loss of vital and irre-
placeable affordable housing for working persons and families.
The legislature therefore declares that in order to prevent uncertain-
ty, potential hardship and dislocation of tenants living in housing
accommodations subject to government regulations as to rentals and
continued occupancy as well as those not subject to such regulations,
the provisions of this act are necessary to protect the public health,
safety and general welfare. The necessity in the public interest for the
provisions hereinafter enacted is hereby declared as a matter of legis-
lative determination.
§ 2. Section 5 of section 4 of chapter 576 of the laws of 1974 consti-
tuting the emergency tenant protection act of nineteen seventy-four is
amended by adding a new subdivision c to read as follows:
S. 808 10
C. NOTWITHSTANDING ANY OTHER PROVISION OF THIS SECTION, NOTHING SHALL
PREVENT THE DECLARATION OF AN EMERGENCY PURSUANT TO SECTION THREE OF
THIS ACT FOR RENTAL HOUSING ACCOMMODATIONS LOCATED IN BUILDINGS OR
STRUCTURES WHICH WERE OWNED BY A COMPANY ESTABLISHED UNDER ARTICLE TWO
OF THE PRIVATE HOUSING FINANCE LAW, OTHER THAN A MUTUAL COMPANY, WHICH
ARE NO LONGER OWNED BY SUCH COMPANY BY REASON OF A VOLUNTARY DISSOLUTION
PURSUANT TO SECTION THIRTY-FIVE OF SUCH LAW OR FOR RENTAL HOUSING ACCOM-
MODATIONS LOCATED IN BUILDINGS OR STRUCTURES DEFINED AS COVERED PROJECTS
PURSUANT TO SECTION 8 OF THE UNITED STATES HOUSING ACT OF NINETEEN THIR-
TY-SEVEN, AS AMENDED, OR ANY SUCCESSOR STATUTE, AND ANY REGULATIONS
PROMULGATED THEREUNDER IN WHICH RENTAL HOUSING ACCOMMODATIONS RECEIVED
PROJECT-BASED RENTAL ASSISTANCE FROM THE UNITED STATES DEPARTMENT OF
HOUSING AND URBAN DEVELOPMENT PURSUANT TO CONTRACTS WITH THE OWNERS OF
SUCH BUILDINGS OR STRUCTURES WHICH EXPIRED OR WERE TERMINATED. THE
INITIAL LEGAL REGULATED RENT FOR HOUSING ACCOMMODATIONS LOCATED IN
BUILDINGS OR STRUCTURES THAT WERE OWNED BY HOUSING COMPANIES OR THAT
WERE COVERED PROJECTS PREVIOUSLY REGULATED UNDER THE PRIVATE HOUSING
FINANCE LAW OR UNDER FEDERAL LAW, SHALL BE THE RENT CHARGED TO AND PAID
BY THE TENANT IN OCCUPANCY ONE HUNDRED EIGHTY DAYS PRIOR TO THE EFFEC-
TIVE DATE OF A CHAPTER OF THE LAWS OF TWO THOUSAND FIFTEEN WHICH ADDED
THIS SUBDIVISION OR, FOR ACCOMMODATIONS VACANT ON SUCH DATE, THE MOST
RECENT RENT CHARGED TO AND PAID BY A TENANT PRIOR TO SUCH DATE, INCLUD-
ING ANY INCOME-RELATED SURCHARGES, AS ADJUSTED BY ALL APPLICABLE GUIDE-
LINES INCREASES AND OTHER INCREASES AUTHORIZED BY LAW. THE PROVISIONS OF
SUBDIVISION A OF SECTION NINE OF THIS ACT OR OF SUBDIVISION A OF SECTION
26-513 OF THE ADMINISTRATIVE CODE OF THE CITY OF NEW YORK SHALL NOT
APPLY TO ANY HOUSING ACCOMMODATION WHICH BECAME SUBJECT TO THIS ACT
PURSUANT TO THE PROVISIONS OF THIS SUBDIVISION.
§ 3. Notwithstanding any provision of law to the contrary, in a city
having a population of one million or more, the New York city rent
stabilization law of nineteen hundred sixty-nine may be amended by local
law or ordinance to provide for the regulation of rents and evictions
and the enforcement of such rent stabilization law with regard to hous-
ing accommodations made subject to such law by a declaration of emergen-
cy made pursuant to this act.
§ 4. This act shall take effect immediately and shall apply to housing
accommodations located in buildings or structures owned by housing
companies that dissolved on, before or after such date and to housing
accommodations in buildings or structures that were covered projects and
had contracts for rental assistance that expired or were terminated on,
before or after such date; provided that the amendments to section 5 of
the emergency tenant protection act of nineteen seventy-four made by
section two of this act shall expire on the same date as such act
expires and shall not affect the expiration of such act as provided in
section 17 of chapter 576 of the laws of 1974.
PART D
Section 1. Paragraph (c) of subdivision 4 of section 14 of the public
housing law, as added by chapter 116 of the laws of 1997, is amended to
read as follows:
(c) that for the purposes of such regulations: (i) "family member"
shall be defined as a husband, wife, son, daughter, stepson, stepdaught-
er, father, mother, stepfather, stepmother, brother, sister, UNCLE,
AUNT, NEPHEW, NIECE, grandfather, grandmother, grandson, granddaughter,
daughter-in-law, son-in-law, mother-in-law or father-in-law of the
S. 808 11
tenant; or any other person residing with the tenant in the housing
accommodation as a primary residence who can prove emotional and finan-
cial commitment, and interdependence between such person and the tenant.
Although no single factor shall be solely determinative, evidence which
is to be considered in determining whether such emotional and financial
commitment and interdependence existed, may include, without limitation,
such factors as listed below. In no event would evidence of a sexual
relationship between such persons be required or considered.
(A) longevity of the relationship;
(B) sharing of or relying upon each other for payment of household or
family expenses, or other common necessities of life;
(C) intermingling of finances as evidenced by, among other things,
joint ownership of bank accounts, personal and real property, credit
cards, loan obligations, sharing a household budget for purposes of
receiving government benefits, or such other factors as may be deter-
mined by regulation;
(D) engaging in family-type activities by jointly attending family
functions, holidays and celebrations, social and recreational activ-
ities, or such other factors as may be determined by regulation;
(E) formalizing of legal obligations, intentions, and responsibilities
to each other by such means as executing wills naming each other as
executor or beneficiary, conferring upon each other a power of attorney
or authority to make health care decisions each for the other, entering
into a personal relationship contract, making a domestic partnership
declaration, or serving as a representative payee for purposes of public
benefits, or such other factors as may be determined by regulation;
(F) holding themselves out as family members to other family members,
friends, members of the community or religious institutions, or society
in general, through their words or actions;
(G) regularly performing family functions, such as caring for each
other or each other's extended family members, or relying upon each
other for daily family services;
(H) engaging in any other pattern of behavior, agreement, or other
action which evidences the intention of creating a long-term, emotional-
ly-committed relationship.
(ii) a "senior citizen" is defined as a person who is sixty-two years
of age or older;
(iii) a "disabled person" is defined as a person who has an impairment
which results from anatomical, physiological or psychological condi-
tions, other than addiction to alcohol, gambling, or any controlled
substance, which are demonstrable by medically acceptable clinical and
laboratory diagnostic techniques, and which are expected to be permanent
and which substantially limit one or more of such person's major life
activities.
§ 2. Subdivision m of section 26-403 of the administrative code of the
city of New York is amended to read as follows:
m. "Tenant." A tenant, subtenant, lessee, sublessee, or other person
entitled to the possession or to the use or occupancy of any housing
accommodation. THE TERM TENANT SHALL BE DEEMED TO INCLUDE A CHILD
(REGARDLESS OF AGE) WHO HAS RESIDED WITH HIS OR HER PARENT FOR TWO YEARS
OR MORE IN A HOUSING ACCOMMODATION SUBJECT TO THE PROVISIONS OF THIS
CHAPTER AND OF WHICH SUCH PARENT IS A TENANT.
§ 3. The administrative code of the city of New York is amended by
adding a new section 26-504.4 to read as follows:
§ 26-504.4 TENANT; DEFINITION. FOR THE PURPOSES OF THIS CHAPTER, THE
TERM TENANT SHALL BE DEEMED TO INCLUDE A CHILD (REGARDLESS OF AGE) WHO
S. 808 12
HAS RESIDED WITH HIS OR HER PARENT FOR TWO YEARS OR MORE IN A HOUSING
ACCOMMODATION SUBJECT TO THE PROVISIONS OF THIS CHAPTER AND OF WHICH
SUCH PARENT IS A TENANT.
§ 4. Section 14 of section 4 of chapter 576 of the laws of 1974,
constituting the emergency tenant protection act of nineteen seventy-
four, is renumbered section 15 and a new section 14 is added to read as
follows:
§ 14. TENANT; DEFINITION. FOR THE PURPOSES OF THIS ACT, THE TERM
TENANT SHALL BE DEEMED TO INCLUDE A CHILD (REGARDLESS OF AGE) WHO HAS
RESIDED WITH HIS OR HER PARENT FOR TWO YEARS OR MORE IN A HOUSING ACCOM-
MODATION SUBJECT TO THE PROVISIONS OF THIS ACT AND OF WHICH SUCH PARENT
IS A TENANT.
§ 5. This act shall take effect immediately, provided that the amend-
ment to section 26-403 of the city rent and rehabilitation law made by
section two of this act shall remain in full force and effect only so
long as the public emergency requiring the regulation and control of
residential rents and evictions continues, as provided in subdivision 3
of section 1 of the local emergency housing rent control act and
provided further that section 26-504.4 of the rent stabilization law of
nineteen hundred sixty-nine, as added by section three of this act,
shall expire on the same date as such law expires and shall not affect
the expiration of such law as provided under section 26-520 of such law,
as amended, and provided further that section 14 of the emergency tenant
protection act of nineteen seventy-four, as added by section four of
this act shall expire on the same date as such act expires and shall not
affect the expiration of such act as provided in section 17 of chapter
576 of the laws of 1974, as amended.
PART E
Section 1. Legislative findings and declaration of emergency. The
legislature hereby finds and declares that the serious public emergency
which led to the enactment of the existing laws regulating residential
rents and evictions continues to exist; that such laws would better
serve the public interest if certain changes were made thereto, includ-
ing the continued regulation of certain housing accommodations that
become vacant and the reinstatement of regulation of certain housing
accommodations that have been deregulated upon vacancy.
The legislature further recognizes that severe disruption of the
rental housing market has occurred and threatens to be exacerbated as a
result of the present state of the law in relation to the deregulation
of housing accommodations upon vacancy. The situation has permitted
speculative and profiteering practices and has brought about the loss of
vital and irreplaceable affordable housing for working persons and fami-
lies.
The legislature therefore declares that in order to prevent uncertain-
ty, potential hardship and dislocation of tenants living in housing
accommodations subject to government regulations as to rentals and
continued occupancy as well as those not subject to such regulation, the
provisions of this act are necessary to protect the public health, safe-
ty and general welfare. The necessity in the public interest for the
provisions hereinafter enacted is hereby declared as a matter of legis-
lative determination.
§ 2. Paragraph (n) of subdivision 2 of section 2 of chapter 274 of the
laws of 1946, constituting the emergency housing rent control law, is
REPEALED.
S. 808 13
§ 3. Paragraph 13 of subdivision a of section 5 of section 4 of chap-
ter 576 of the laws of 1974, constituting the emergency tenant
protection act of nineteen seventy-four, is REPEALED.
§ 4. Subparagraph (k) of paragraph 2 of subdivision e of section
26-403 of the administrative code of the city of New York is REPEALED.
§ 5. Section 26-504.2 of the administrative code of the city of New
York is REPEALED.
§ 6. Any housing accommodations that prior to the effective date of
this act were excluded from coverage from the emergency tenant
protection act of nineteen seventy-four, the emergency housing rent
control law or the administrative code of the city of New York pursuant
to the provisions of law repealed by sections two, three, four and five
of this act, and where such housing accommodations were located outside
the city of New York and were rented to a tenant between January 1, 2015
and the effective date of this act for less than $3,500.00 per month
regardless of any subsequent payment of a higher monthly rent, or were
located within the city of New York and were rented to a tenant between
January 1, 2015 and the effective date of this act for less than
$5,000.00 per month, regardless of any subsequent payment of a higher
monthly rent, shall be subject to the provisions of such act, law or
administrative code, respectively. Notwithstanding the provisions of
any lease or rental agreement, the legal regulated rent or maximum
collectible rent of any housing accommodation excluded from regulation
prior to the effective date of this act by reason of the provisions
repealed by sections two, three, four and five of this act and made
subject to regulation shall be the actual rent paid by a tenant on
December 31, 2016 or, if no rent was paid for such accommodation on
December 31, 2016, the most recent actual rent paid by a tenant for such
accommodation prior to December 31, 2016, subject to further adjustment
in accordance with applicable provisions of law.
§ 7. Paragraph 14 of subdivision c of section 26-511 of the adminis-
trative code of the city of New York, as amended by section 12 of part A
of chapter 20 of the laws of 2015, is amended to read as follows:
(14) provides that where the amount of rent charged to and paid by the
tenant is less than the legal regulated rent for the housing accommo-
dation, the amount of rent for such housing accommodation which may be
charged upon renewal or upon vacancy thereof, may, at the option of the
owner, be based upon such previously established legal regulated rent,
as adjusted by the most recent applicable guidelines increases and any
other increases authorized by law. [Such housing accommodation shall be
excluded from the provisions of this code pursuant to section 26-504.2
of this chapter when, subsequent to vacancy: (i) such legal regulated
rent prior to vacancy is two thousand five hundred dollars per month, or
more, for any housing accommodation that is or becomes vacant after the
effective date of the rent act of 2011 but prior to the effective date
of the rent act of 2015 or (ii) such legal regulated rent is two thou-
sand seven hundred dollars per month or more, provided, however that on
January 1, 2016, and annually thereafter, the maximum legal regulated
rent for this deregulation threshold shall be adjusted by the same
percentage as the most recent one year renewal adjustment as adjusted by
the relevant rent guidelines board, for any housing accommodation that
is or becomes vacant on or after the rent act of 2015.]
§ 8. Subdivision (a-2) of section 10 of section 4 of chapter 576 of
the laws of 1974 constituting the emergency tenant protection act of
nineteen seventy-four, as amended by section 11 of part A of chapter 20
of the laws of 2015, is amended to read as follows:
S. 808 14
(a-2) Provides that where the amount of rent charged to and paid by
the tenant is less than the legal regulated rent for the housing accom-
modation, the amount of rent for such housing accommodation which may be
charged upon renewal or upon vacancy thereof, may, at the option of the
owner, be based upon such previously established legal regulated rent,
as adjusted by the most recent applicable guidelines increases and other
increases authorized by law. [Such housing accommodation shall be
excluded from the provisions of this act pursuant to paragraph thirteen
of subdivision a of section five of this act when subsequent to vacancy:
(i) such legal regulated rent is two thousand five hundred dollars per
month, or more, for any housing accommodation that is, or becomes,
vacant after the effective date of the rent act of 2011 but prior to the
effective date of the rent act of 2015 or (ii) such legal regulated rent
is two thousand seven hundred dollars per month or more for any housing
accommodation that is or becomes vacant on or after the rent act of
2015; starting on January 1, 2016, and annually thereafter, the maximum
legal regulated rent for this deregulation threshold, shall also be
increased by the same percent as the most recent one year renewal
adjustment, adopted by the applicable rent guidelines board pursuant to
the rent stabilization law.]
§ 9. This act shall take effect immediately; provided, however, that:
(a) the amendments to section 26-511 of chapter 4 of title 26 of the
administrative code of the city of New York made by section seven of
this act shall expire on the same date as such law expires and shall not
affect the expiration of such law as provided under section 26-520 of
such law; and
(b) the amendments to subdivision (a-2) of section 10 of section 4 of
the emergency tenant protection act of nineteen seventy-four made by
section eight of this act shall expire on the same date as such act
expires and shall not affect the expiration of such act as provided in
section 17 of chapter 576 of the laws of 1974.
PART F
Section 1. Subparagraph (g) of paragraph 1 of subdivision g of section
26-405 of the administrative code of the city of New York, as amended by
section 31 of part A of chapter 20 of the laws of 2015, is amended to
read as follows:
(g) (I) COLLECTION OF SURCHARGES TO THE MAXIMUM RENT AUTHORIZED PURSU-
ANT TO ITEM (II) OF THIS SUBPARAGRAPH SHALL CEASE WHEN THE OWNER HAS
RECOVERED THE COST OF THE MAJOR CAPITAL IMPROVEMENT;
(II) There has been since July first, nineteen hundred seventy, a
major capital improvement [required for the operation, preservation or
maintenance of the structure. An adjustment under this subparagraph (g)
for any order of the commissioner issued after the effective date of the
rent act of 2015 shall be in an amount sufficient to amortize the cost
of the improvements pursuant to this subparagraph (g) over an eight-year
period for buildings with thirty-five or fewer units or a nine year
period for buildings with more than thiry-five units,]; PROVIDED THAT
THE COMMISSIONER FINDS THAT SUCH IMPROVEMENTS ARE DEEMED DEPRECIABLE
UNDER THE INTERNAL REVENUE CODE AND SUCH IMPROVEMENTS ARE REQUIRED FOR
THE OPERATION, PRESERVATION OR MAINTENANCE OF THE STRUCTURE. THE
INCREASE PERMITTED FOR SUCH CAPITAL IMPROVEMENT SHALL BE COLLECTED AS A
MONTHLY SURCHARGE TO THE MAXIMUM RENT. IT SHALL BE SEPARATELY DESIGNATED
AND BILLED AS SUCH AND SHALL NOT BE COMPOUNDED BY ANY OTHER ADJUSTMENT
TO THE MAXIMUM RENT. THE SURCHARGE ALLOCABLE TO EACH APARTMENT SHALL BE
S. 808 15
AN AMOUNT EQUAL TO THE COST OF THE IMPROVEMENT DIVIDED BY EIGHTY-FOUR,
DIVIDED BY THE NUMBER OF ROOMS IN THE BUILDING, AND THEN MULTIPLIED BY
THE NUMBER OF ROOMS IN SUCH APARTMENT; PROVIDED THAT THE SURCHARGE ALLO-
CABLE TO ANY APARTMENT IN ANY ONE YEAR MAY NOT EXCEED AN AMOUNT EQUAL TO
SIX PERCENT OF THE MONTHLY RENT COLLECTED BY THE OWNER FOR SUCH APART-
MENT AS SET FORTH IN THE SCHEDULE OF GROSS RENTS. ANY EXCESS ABOVE SAID
SIX PERCENT SHALL BE CARRIED FORWARD AND COLLECTED IN FUTURE YEARS AS A
FURTHER SURCHARGE NOT TO EXCEED AN ADDITIONAL SIX PERCENT IN ANY ONE
YEAR PERIOD UNTIL THE TOTAL SURCHARGE EQUALS THE AMOUNT IT WOULD HAVE
BEEN IF THE AFOREMENTIONED SIX PERCENT LIMITATION DID NOT APPLY; or
§ 2. Paragraph 1 of subdivision g of section 26-405 of the administra-
tive code of the city of New York is amended by adding a new subpara-
graph (p) to read as follows:
(P) NOTWITHSTANDING SUBPARAGRAPH (G) OR (K) OF THIS PARAGRAPH, THERE
SHALL BE NO ADJUSTMENT FOR ANY MAJOR CAPITAL IMPROVEMENT OR FOR ANY
OTHER EXPENDITURES TO IMPROVE, RESTORE OR PRESERVE THE QUALITY OF A
STRUCTURE IF SUCH MAJOR CAPITAL IMPROVEMENT OR SUCH OTHER EXPENDITURE IS
FUNDED IN ANY PART FROM MONEYS PROVIDED BY THE NEW YORK STATE ENERGY
RESEARCH AND DEVELOPMENT AUTHORITY.
§ 3. Subparagraph (k) of paragraph 1 of subdivision g of section
26-405 of the administrative code of the city of New York, as amended by
chapter 749 of the laws of 1990, is amended to read as follows:
(k) The landlord has incurred, since January first, nineteen hundred
seventy, in connection with and in addition to a concurrent major capi-
tal improvement pursuant to subparagraph (g) of this paragraph, other
expenditures to improve, restore or preserve the quality of the struc-
ture. An adjustment under this subparagraph shall be granted only if
such improvements represent an expenditure equal to at least ten per
centum of the total operating and maintenance expenses for the preceding
year. An adjustment under this subparagraph shall be in addition to any
adjustment granted for the concurrent major capital improvement and
shall be [in an amount sufficient to amortize the cost of the improve-
ments pursuant to this subparagraph over a seven-year period] IMPLE-
MENTED IN THE SAME MANNER AS SUCH MAJOR CAPITAL IMPROVEMENT AS A FURTHER
SURCHARGE TO THE MAXIMUM RENT.
§ 4. Section 26-405 of the administrative code of the city of New
York is amended by adding a new subdivision n to read as follows:
N. (1) NO MAJOR CAPITAL IMPROVEMENT RENT INCREASE WILL BE APPROVED BY
THE DIVISION OF HOUSING AND COMMUNITY RENEWAL UNLESS THE WORK PERFORMED
IS AN ENHANCEMENT OR UPGRADE TO A HOUSING ACCOMMODATION OR SERVICE THER-
EIN; OR IS AN ADDITION TO SUCH HOUSING ACCOMMODATION AND OTHERWISE
ELIGIBLE ACCORDING TO THE PREREQUISITES FOR MAJOR CAPITAL IMPROVEMENT
RENT INCREASES. ANY REPAIR OR REPLACEMENT INTENDED TO MAINTAIN AN
EXISTING SERVICE SHALL NOT BE ELIGIBLE FOR A MAJOR CAPITAL IMPROVEMENT
RENT INCREASE.
(2) NO APPLICATION FOR A MAJOR CAPITAL IMPROVEMENT RENT INCREASE MAY
BE APPROVED IF THERE EXIST ANY OUTSTANDING HAZARDOUS VIOLATIONS AT THE
TIME OF THE CONSIDERATION OF SUCH APPLICATION, AS DETERMINED PURSUANT TO
REGULATIONS OF THE DIVISION OF HOUSING AND COMMUNITY RENEWAL OR ANY
AGENCY ADMINISTERING AND ENFORCING A BUILDING CODE IN THE JURISDICTION
IN WHICH THE PROPERTY IS LOCATED, UNLESS IT IS DETERMINED BY THE DIVI-
SION OF HOUSING AND COMMUNITY RENEWAL THAT SUCH WORK IS ESSENTIAL TO THE
ALLEVIATION OF THE VIOLATIONS AND SUCH APPROVAL IS CONSISTENT WITH THE
PROVISIONS OF THIS SECTION. EXCEPT IN THE CASE OF EMERGENCY OR GOOD
CAUSE, THE OWNER OF THE PROPERTY SHALL FILE, NOT LESS THAN THIRTY DAYS
BEFORE THE COMMENCEMENT OF THE IMPROVEMENT, WITH THE DIVISION OF HOUSING
S. 808 16
AND COMMUNITY RENEWAL A STATEMENT CONTAINING INFORMATION OUTLINING THE
SCOPE OF WORK, EXPECTED DATE OF COMPLETION FOR SUCH WORK AND AN AFFIDA-
VIT SETTING FORTH THE FOLLOWING INFORMATION:
(A) EVERY OWNER OF RECORD AND OWNER OF A SUBSTANTIAL INTEREST IN THE
PROPERTY OR ENTITY OWNING THE PROPERTY OR SPONSORING THE IMPROVEMENT;
AND
(B) A STATEMENT THAT NONE OF SUCH PERSONS HAD, WITHIN THE FIVE YEARS
PRIOR TO THE IMPROVEMENT, BEEN FOUND TO HAVE HARASSED OR UNLAWFULLY
EVICTED TENANTS BY JUDGMENT OR DETERMINATION OF A COURT OR AGENCY UNDER
THE PENAL LAW, ANY STATE OR LOCAL LAW REGULATING RENTS OR ANY STATE OR
LOCAL LAW RELATING TO HARASSMENT OF TENANTS OR UNLAWFUL EVICTION.
UPON RECEIPT OF THE SCOPE OF WORK AND AFFIDAVIT PROVIDED FOR IN THIS
SUBDIVISION, THE DIVISION OF HOUSING AND COMMUNITY RENEWAL SHALL PROVIDE
THE TENANTS IN OCCUPANCY IN SUCH BUILDINGS WITH SUCH INFORMATION. THE
DIVISION OF HOUSING AND COMMUNITY RENEWAL SHALL, IN ADDITION, IMPLEMENT
PROCEDURES INCLUDING, BUT NOT LIMITED TO, ELICITING TENANT COMMENTS TO
DETERMINE WHETHER MAJOR CAPITAL IMPROVEMENT REHABILITATION WORK HAS BEEN
SATISFACTORILY COMPLETED. NO MAJOR CAPITAL IMPROVEMENT RENT INCREASE
SHALL BECOME EFFECTIVE UNTIL ANY DEFECTIVE OR DEFICIENT REHABILITATION
WORK HAS BEEN CURED.
§ 5. Paragraph 6 of subdivision c of section 26-511 of the administra-
tive code of the city of New York, as amended by section 29 of part A of
chapter 20 of the laws of 2015, is amended to read as follows:
(6) provides criteria whereby the commissioner may act upon applica-
tions by owners for increases in excess of the level of fair rent
increase established under this law provided, however, that such crite-
ria shall provide [(a)] as to hardship applications, for a finding that
the level of fair rent increase is not sufficient to enable the owner to
maintain approximately the same average annual net income (which shall
be computed without regard to debt service, financing costs or manage-
ment fees) for the three year period ending on or within six months of
the date of an application pursuant to such criteria as compared with
annual net income, which prevailed on the average over the period nine-
teen hundred sixty-eight through nineteen hundred seventy, or for the
first three years of operation if the building was completed since nine-
teen hundred sixty-eight or for the first three fiscal years after a
transfer of title to a new owner provided the new owner can establish to
the satisfaction of the commissioner that he or she acquired title to
the building as a result of a bona fide sale of the entire building and
that the new owner is unable to obtain requisite records for the fiscal
years nineteen hundred sixty-eight through nineteen hundred seventy
despite diligent efforts to obtain same from predecessors in title and
further provided that the new owner can provide financial data covering
a minimum of six years under his or her continuous and uninterrupted
operation of the building to meet the three year to three year compar-
ative test periods herein provided[; and (b) as to completed building-
wide major capital improvements, for a finding that such improvements
are deemed depreciable under the Internal Revenue Code and that the cost
is to be amortized over an eight-year period for a building with thir-
ty-five or fewer housing accommodations, or a nine-year period for a
building with more than thirty-five housing accommodations, for any
determination issued by the division of housing and community renewal
after the effective date of the rent act of 2015, based upon cash
purchase price exclusive of interest or service charges]. Notwithstand-
ing anything to the contrary contained herein, no hardship increase
granted pursuant to this paragraph shall, when added to the annual gross
S. 808 17
rents, as determined by the commissioner, exceed the sum of, (i) the
annual operating expenses, (ii) an allowance for management services as
determined by the commissioner, (iii) actual annual mortgage debt
service (interest and amortization) on its indebtedness to a lending
institution, an insurance company, a retirement fund or welfare fund
which is operated under the supervision of the banking or insurance laws
of the state of New York or the United States, and (iv) eight and one-
half percent of that portion of the fair market value of the property
which exceeds the unpaid principal amount of the mortgage indebtedness
referred to in subparagraph (iii) of this paragraph. Fair market value
for the purposes of this paragraph shall be six times the annual gross
rent. The collection of any increase in the stabilized rent for any
apartment pursuant to this paragraph shall not exceed six percent in any
year from the effective date of the order granting the increase over the
rent set forth in the schedule of gross rents, with collectability of
any dollar excess above said sum to be spread forward in similar incre-
ments and added to the stabilized rent as established or set in future
years;
§ 6. Subdivision c of section 26-511 of the administrative code of the
city of New York is amended by adding three new paragraphs 6-b, 6-c and
6-d to read as follows:
(6-B) PROVIDES CRITERIA WHEREBY THE COMMISSIONER MAY ACT UPON APPLICA-
TION BY OWNERS FOR INCREASES IN EXCESS OF THE LEVEL OF FAIR RENT
INCREASE ESTABLISHED UNDER THIS LAW PROVIDED HOWEVER, THAT SUCH CRITERIA
SHALL PROVIDE THAT:
(1) NO MAJOR CAPITAL IMPROVEMENT RENT INCREASE WILL BE APPROVED BY THE
DIVISION OF HOUSING AND COMMUNITY RENEWAL UNLESS THE WORK PERFORMED IS
AN ENHANCEMENT OR UPGRADE TO A HOUSING ACCOMMODATION OR SERVICE THEREIN;
OR IS AN ADDITION TO SUCH HOUSING ACCOMMODATION AND OTHERWISE ELIGIBLE
ACCORDING TO THE PREREQUISITES FOR MAJOR CAPITAL IMPROVEMENT RENT
INCREASES. ANY REPAIR OR REPLACEMENT INTENDED TO MAINTAIN AN EXISTING
SERVICE SHALL NOT BE ELIGIBLE FOR A MAJOR CAPITAL IMPROVEMENT RENT
INCREASE.
(2) NO APPLICATION FOR A MAJOR CAPITAL IMPROVEMENT RENT INCREASE MAY
BE APPROVED IF THERE EXIST ANY OUTSTANDING HAZARDOUS VIOLATIONS AT THE
TIME OF THE CONSIDERATION OF SUCH APPLICATION, AS DETERMINED PURSUANT TO
REGULATIONS OF THE DIVISION OF HOUSING AND COMMUNITY RENEWAL OR ANY
AGENCY ADMINISTERING AND ENFORCING A BUILDING CODE IN THE JURISDICTION
IN WHICH THE PROPERTY IS LOCATED, UNLESS IT IS DETERMINED BY THE DIVI-
SION OF HOUSING AND COMMUNITY RENEWAL THAT SUCH WORK IS ESSENTIAL TO THE
ALLEVIATION OF THE VIOLATIONS AND SUCH APPROVAL IS CONSISTENT WITH THE
PROVISIONS OF THIS SECTION. EXCEPT IN THE CASE OF EMERGENCY OR GOOD
CAUSE, THE OWNER OF THE PROPERTY SHALL FILE, NOT LESS THAN THIRTY DAYS
BEFORE THE COMMENCEMENT OF THE IMPROVEMENT, WITH THE DIVISION OF HOUSING
AND COMMUNITY RENEWAL A STATEMENT CONTAINING INFORMATION OUTLINING THE
SCOPE OF WORK, EXPECTED DATE OF COMPLETION FOR SUCH WORK AND AN AFFIDA-
VIT SETTING FORTH THE FOLLOWING INFORMATION:
(A) EVERY OWNER OF RECORD AND OWNER OF A SUBSTANTIAL INTEREST IN THE
PROPERTY OR ENTITY OWNING THE PROPERTY OR SPONSORING THE IMPROVEMENT;
AND
(B) A STATEMENT THAT NONE OF SUCH PERSONS HAD, WITHIN THE FIVE YEARS
PRIOR TO THE IMPROVEMENT, BEEN FOUND TO HAVE HARASSED OR UNLAWFULLY
EVICTED TENANTS BY JUDGMENT OR DETERMINATION OF A COURT OR AGENCY UNDER
THE PENAL LAW, ANY STATE OR LOCAL LAW REGULATING RENTS OR ANY STATE OR
LOCAL LAW RELATING TO HARASSMENT OF TENANTS OR UNLAWFUL EVICTION.
S. 808 18
UPON RECEIPT OF THE SCOPE OF WORK AND AFFIDAVIT PROVIDED FOR HEREIN,
THE DIVISION OF HOUSING AND COMMUNITY RENEWAL SHALL PROVIDE THE TENANTS
IN OCCUPANCY IN SUCH BUILDINGS WITH SUCH INFORMATION. THE DIVISION OF
HOUSING AND COMMUNITY RENEWAL SHALL, IN ADDITION, IMPLEMENT PROCEDURES
INCLUDING, BUT NOT LIMITED TO, ELICITING TENANT COMMENTS TO DETERMINE
WHETHER MAJOR CAPITAL IMPROVEMENT REHABILITATION WORK HAS BEEN SATISFAC-
TORILY COMPLETED. NO MAJOR CAPITAL IMPROVEMENT RENT INCREASE SHALL
BECOME EFFECTIVE UNTIL ANY DEFECTIVE OR DEFICIENT REHABILITATION WORK
HAS BEEN CURED.
(6-C) THE INCREASE PERMITTED FOR SUCH CAPITAL IMPROVEMENT SHALL BE
COLLECTED AS A MONTHLY SURCHARGE TO THE LEGAL REGULATED RENT. IT SHALL
BE SEPARATELY DESIGNATED AND BILLED AS SUCH AND SHALL NOT BE COMPOUNDED
BY ANY ANNUAL ADJUSTMENT OF THE LEVEL OF FAIR RENT PROVIDED FOR UNDER
SUBDIVISION B OF SECTION 26-510 OF THIS LAW. THE SURCHARGE ALLOCABLE TO
EACH APARTMENT SHALL BE AN AMOUNT EQUAL TO THE COST OF THE IMPROVEMENT
DIVIDED BY EIGHTY-FOUR, DIVIDED BY THE NUMBER OF ROOMS IN THE BUILDING,
AND THEN MULTIPLIED BY THE NUMBER OF ROOMS IN SUCH APARTMENT; PROVIDED
THAT THE SURCHARGE ALLOCABLE TO ANY APARTMENT, IN ANY ONE YEAR MAY NOT
EXCEED AN AMOUNT EQUAL TO SIX PERCENT OF THE MONTHLY RENT COLLECTED BY
THE OWNER FOR SUCH APARTMENT AS SET FORTH IN THE SCHEDULE OF GROSS
RENTS. ANY EXCESS ABOVE SAID SIX PERCENT SHALL BE CARRIED FORWARD AND
COLLECTED IN FUTURE YEARS AS A FURTHER SURCHARGE NOT TO EXCEED AN ADDI-
TIONAL SIX PERCENT IN ANY ONE YEAR PERIOD UNTIL THE TOTAL SURCHARGE
EQUALS THE AMOUNT IT WOULD HAVE BEEN IF THE AFOREMENTIONED SIX PERCENT
LIMITATION DID NOT APPLY.
(6-D) COLLECTION OF SURCHARGES IN EXCESS OF THE LEVEL OF FAIR RENT
AUTHORIZED PURSUANT TO PARAGRAPH SIX-B OF THIS SUBDIVISION SHALL CEASE
WHEN THE OWNER HAS RECOVERED THE COST OF THE MAJOR CAPITAL IMPROVEMENT.
§ 7. Paragraph 3 of subdivision d of section 6 of section 4 of chapter
576 of the laws of 1974, constituting the emergency tenant protection
act of nineteen seventy-four, as amended by section 30 of part A of
chapter 20 of the laws of 2015, is amended to read as follows:
(3) (I) COLLECTION OF SURCHARGES IN ADDITION TO THE LEGAL REGULATED
RENT AUTHORIZED PURSUANT TO SUBPARAGRAPH (II) OF THIS PARAGRAPH SHALL
CEASE WHEN THE OWNER HAS RECOVERED THE COST OF THE MAJOR CAPITAL
IMPROVEMENT;
(II) there has been since January first, nineteen hundred seventy-four
a major capital improvement [required for the operation, preservation or
maintenance of the structure. An adjustment under this paragraph shall
be in an amount sufficient to amortize the cost of the improvements
pursuant to this paragraph over an eight-year period for a building with
thirty-five or fewer housing accommodations, or a nine-year period for a
building with more than thirty-five housing accommodations, for any
determination issued by the division of housing and community renewal
after the effective date of the rent act of 2015]; PROVIDED THAT THE
COMMISSIONER FINDS THAT SUCH IMPROVEMENTS ARE DEEMED DEPRECIABLE UNDER
THE INTERNAL REVENUE CODE AND SUCH IMPROVEMENTS ARE REQUIRED FOR THE
OPERATION, PRESERVATION OR MAINTENANCE OF THE STRUCTURE. THE INCREASE
PERMITTED FOR SUCH CAPITAL IMPROVEMENT SHALL BE COLLECTED AS A MONTHLY
SURCHARGE TO THE LEGAL REGULATED RENT. IT SHALL BE SEPARATELY DESIGNATED
AND BILLED AS SUCH AND SHALL NOT BE COMPOUNDED BY ANY ANNUAL RENT
ADJUSTMENT AUTHORIZED BY THE RENT GUIDELINES BOARD UNDER THIS ACT. THE
SURCHARGE ALLOCABLE TO EACH APARTMENT SHALL BE AN AMOUNT EQUAL TO THE
COST OF THE IMPROVEMENT DIVIDED BY EIGHTY-FOUR, DIVIDED BY THE NUMBER OF
ROOMS IN THE BUILDING, AND THEN MULTIPLIED BY THE NUMBER OF ROOMS IN
SUCH APARTMENT; PROVIDED THAT THE SURCHARGE ALLOCABLE TO ANY APARTMENT
S. 808 19
IN ANY ONE YEAR MAY NOT EXCEED AN AMOUNT EQUAL TO SIX PERCENT OF THE
MONTHLY RENT COLLECTED BY THE OWNER FOR SUCH APARTMENT AS SET FORTH IN
THE SCHEDULE OF GROSS RENTS. ANY EXCESS ABOVE SAID SIX PERCENT SHALL BE
CARRIED FORWARD AND COLLECTED IN FUTURE YEARS AS A FURTHER SURCHARGE NOT
TO EXCEED AN ADDITIONAL SIX PERCENT IN ANY ONE YEAR PERIOD UNTIL THE
TOTAL SURCHARGE EQUALS THE AMOUNT IT WOULD HAVE BEEN IF THE AFOREMEN-
TIONED SIX PERCENT LIMITATION DID NOT APPLY, or
§ 8. Section 6 of section 4 of chapter 576 of the laws of 1974,
constituting the emergency tenant protection act of nineteen seventy-
four, is amended by adding a new subdivision d-1 to read as follows:
D-1. (1) NO MAJOR CAPITAL IMPROVEMENT RENT INCREASE WILL BE APPROVED
BY THE DIVISION OF HOUSING AND COMMUNITY RENEWAL UNLESS THE WORK
PERFORMED IS AN ENHANCEMENT OR UPGRADE TO A HOUSING ACCOMMODATION OR
SERVICE THEREIN; OR IS AN ADDITION TO SUCH HOUSING ACCOMMODATION AND
OTHERWISE ELIGIBLE ACCORDING TO THE PREREQUISITES FOR MAJOR CAPITAL
IMPROVEMENT RENT INCREASES. ANY REPAIR OR REPLACEMENT INTENDED TO MAIN-
TAIN AN EXISTING SERVICE SHALL NOT BE ELIGIBLE FOR A MAJOR CAPITAL
IMPROVEMENT RENT INCREASE.
(2) NO APPLICATION FOR A MAJOR CAPITAL IMPROVEMENT RENT INCREASE MAY
BE APPROVED IF THERE EXIST ANY OUTSTANDING HAZARDOUS VIOLATIONS AT THE
TIME OF THE CONSIDERATION OF SUCH APPLICATION, AS DETERMINED PURSUANT TO
REGULATIONS OF THE DIVISION OF HOUSING AND COMMUNITY RENEWAL OR ANY
AGENCY ADMINISTERING AND ENFORCING A BUILDING CODE IN THE JURISDICTION
IN WHICH THE PROPERTY IS LOCATED, UNLESS IT IS DETERMINED BY THE DIVI-
SION OF HOUSING AND COMMUNITY RENEWAL THAT SUCH WORK IS ESSENTIAL TO THE
ALLEVIATION OF THE VIOLATIONS AND SUCH APPROVAL IS CONSISTENT WITH THE
PROVISIONS OF THIS SECTION. EXCEPT IN THE CASE OF EMERGENCY OR GOOD
CAUSE, THE OWNER OF THE PROPERTY SHALL FILE, NOT LESS THAN THIRTY DAYS
BEFORE THE COMMENCEMENT OF THE IMPROVEMENT, WITH THE DIVISION OF HOUSING
AND COMMUNITY RENEWAL A STATEMENT CONTAINING INFORMATION OUTLINING THE
SCOPE OF WORK, EXPECTED DATE OF COMPLETION FOR SUCH WORK AND AN AFFIDA-
VIT SETTING FORTH THE FOLLOWING INFORMATION:
(A) EVERY OWNER OF RECORD AND OWNER OF A SUBSTANTIAL INTEREST IN THE
PROPERTY OR ENTITY OWNING THE PROPERTY OR SPONSORING THE IMPROVEMENT;
AND
(B) A STATEMENT THAT NONE OF SUCH PERSONS HAD, WITHIN THE FIVE YEARS
PRIOR TO THE IMPROVEMENT, BEEN FOUND TO HAVE HARASSED OR UNLAWFULLY
EVICTED TENANTS BY JUDGMENT OR DETERMINATION OF A COURT OR AGENCY UNDER
THE PENAL LAW, ANY STATE OR LOCAL LAW REGULATING RENTS OR ANY STATE OR
LOCAL LAW RELATING TO HARASSMENT OF TENANTS OR UNLAWFUL EVICTION.
UPON RECEIPT OF THE SCOPE OF WORK AND AFFIDAVIT PROVIDED FOR HEREIN,
THE DIVISION OF HOUSING AND COMMUNITY RENEWAL SHALL PROVIDE THE TENANTS
IN OCCUPANCY IN SUCH BUILDINGS WITH SUCH INFORMATION. THE DIVISION OF
HOUSING AND COMMUNITY RENEWAL SHALL, IN ADDITION, IMPLEMENT PROCEDURES
INCLUDING, BUT NOT LIMITED TO, ELICITING TENANT COMMENTS TO DETERMINE
WHETHER MAJOR CAPITAL IMPROVEMENT REHABILITATION WORK HAS BEEN SATISFAC-
TORILY COMPLETED. NO MAJOR CAPITAL IMPROVEMENT RENT INCREASE SHALL
BECOME EFFECTIVE UNTIL ANY DEFECTIVE OR DEFICIENT REHABILITATION WORK
HAS BEEN CURED.
§ 9. Subdivision d of section 6 of section 4 of chapter 576 of the
laws of 1974, constituting the emergency tenant protection act of nine-
teen seventy-four, is amended by adding a new paragraph 6 to read as
follows:
(6) NOTWITHSTANDING PARAGRAPH THREE OF THIS SUBDIVISION THERE SHALL BE
NO ADJUSTMENT FOR ANY MAJOR CAPITAL IMPROVEMENT FUNDED IN ANY PART FROM
S. 808 20
MONEYS PROVIDED BY THE NEW YORK STATE ENERGY RESEARCH AND DEVELOPMENT
AUTHORITY.
§ 10. The second undesignated paragraph of paragraph (a) of subdivi-
sion 4 of section 4 of chapter 274 of the laws of 1946, constituting the
emergency housing rent control law, as amended by section 25 of part B
of chapter 97 of the laws of 2011, subparagraph 7 as amended by section
32 of part A of chapter 20 of the laws of 2015, is amended to read as
follows:
No application for adjustment of maximum rent based upon a sales price
valuation shall be filed by the landlord under this subparagraph prior
to six months from the date of such sale of the property. In addition,
no adjustment ordered by the commission based upon such sales price
valuation shall be effective prior to one year from the date of such
sale. Where, however, the assessed valuation of the land exceeds four
times the assessed valuation of the buildings thereon, the commission
may determine a valuation of the property equal to five times the equal-
ized assessed valuation of the buildings, for the purposes of this
subparagraph. The commission may make a determination that the valuation
of the property is an amount different from such equalized assessed
valuation where there is a request for a reduction in such assessed
valuation currently pending; or where there has been a reduction in the
assessed valuation for the year next preceding the effective date of the
current assessed valuation in effect at the time of the filing of the
application. Net annual return shall be the amount by which the earned
income exceeds the operating expenses of the property, excluding mort-
gage interest and amortization, and excluding allowances for obsoles-
cence and reserves, but including an allowance for depreciation of two
per centum of the value of the buildings exclusive of the land, or the
amount shown for depreciation of the buildings in the latest required
federal income tax return, whichever is lower; provided, however, that
(1) no allowance for depreciation of the buildings shall be included
where the buildings have been fully depreciated for federal income tax
purposes or on the books of the owner; or (2) the landlord who owns no
more than four rental units within the state has not been fully compen-
sated by increases in rental income sufficient to offset unavoidable
increases in property taxes, fuel, utilities, insurance and repairs and
maintenance, excluding mortgage interest and amortization, and excluding
allowances for depreciation, obsolescence and reserves, which have
occurred since the federal date determining the maximum rent or the date
the property was acquired by the present owner, whichever is later; or
(3) the landlord operates a hotel or rooming house or owns a cooperative
apartment and has not been fully compensated by increases in rental
income from the controlled housing accommodations sufficient to offset
unavoidable increases in property taxes and other costs as are allocable
to such controlled housing accommodations, including costs of operation
of such hotel or rooming house, but excluding mortgage interest and
amortization, and excluding allowances for depreciation, obsolescence
and reserves, which have occurred since the federal date determining the
maximum rent or the date the landlord commenced the operation of the
property, whichever is later; or (4) the landlord and tenant voluntarily
enter into a valid written lease in good faith with respect to any hous-
ing accommodation, which lease provides for an increase in the maximum
rent not in excess of fifteen per centum and for a term of not less than
two years, except that where such lease provides for an increase in
excess of fifteen per centum, the increase shall be automatically
reduced to fifteen per centum; or (5) the landlord and tenant by mutual
S. 808 21
voluntary written agreement agree to a substantial increase or decrease
in dwelling space or a change in the services, furniture, furnishings or
equipment provided in the housing accommodations; provided that an owner
shall be entitled to a rent increase where there has been a substantial
modification or increase of dwelling space or an increase in the
services, or installation of new equipment or improvements or new furni-
ture or furnishings provided in or to a tenant's housing accommodation.
The permanent increase in the maximum rent for the affected housing
accommodation shall be one-fortieth, in the case of a building with
thirty-five or fewer housing accommodations, or one-sixtieth, in the
case of a building with more than thirty-five housing accommodations
where such permanent increase takes effect on or after September twen-
ty-fourth, two thousand eleven, of the total cost incurred by the land-
lord in providing such modification or increase in dwelling space,
services, furniture, furnishings or equipment, including the cost of
installation, but excluding finance charges provided further that an
owner who is entitled to a rent increase pursuant to this clause shall
not be entitled to a further rent increase based upon the installation
of similar equipment, or new furniture or furnishings within the useful
life of such new equipment, or new furniture or furnishings. The owner
shall give written notice to the commission of any such adjustment
pursuant to this clause; or (6) there has been, since March first, nine-
teen hundred fifty, an increase in the rental value of the housing
accommodations as a result of a substantial rehabilitation of the build-
ing or housing accommodation therein which materially adds to the value
of the property or appreciably prolongs its life, excluding ordinary
repairs, maintenance and replacements; or (7) (I) COLLECTION OF
SURCHARGES TO THE MAXIMUM RENT AUTHORIZED PURSUANT TO ITEM (II) OF THIS
CLAUSE SHALL CEASE WHEN THE OWNER HAS RECOVERED THE COST OF THE MAJOR
CAPITAL IMPROVEMENT; (II) there has been since March first, nineteen
hundred fifty, a major capital improvement [required for the operation,
preservation or maintenance of the structure; which for any order of the
commissioner issued after the effective date of the rent act of 2015 the
cost of such improvement shall be amortized over an eight-year period
for buildings with thirty-five or fewer units or a nine year period for
buildings with more than thiry-five units], or PROVIDED THAT THE COMMIS-
SIONER FINDS THAT SUCH IMPROVEMENTS ARE DEEMED DEPRECIABLE UNDER THE
INTERNAL REVENUE CODE AND SUCH IMPROVEMENTS ARE REQUIRED FOR THE OPERA-
TION, PRESERVATION OR MAINTENANCE OF THE STRUCTURE. THE INCREASE PERMIT-
TED FOR SUCH CAPITAL IMPROVEMENT SHALL BE COLLECTED AS A MONTHLY
SURCHARGE TO THE MAXIMUM RENT. IT SHALL BE SEPARATELY DESIGNATED AND
BILLED AS SUCH AND SHALL NOT BE COMPOUNDED BY ANY OTHER ADJUSTMENT TO
THE MAXIMUM RENT. THE SURCHARGE ALLOCABLE TO EACH APARTMENT SHALL BE AN
AMOUNT EQUAL TO THE COST OF THE IMPROVEMENT DIVIDED BY EIGHTY-FOUR,
DIVIDED BY THE NUMBER OF ROOMS IN THE BUILDING, AND THEN MULTIPLIED BY
THE NUMBER OF ROOMS IN SUCH APARTMENT; PROVIDED THAT THE SURCHARGE ALLO-
CABLE TO ANY APARTMENT IN ANY ONE YEAR MAY NOT EXCEED AN AMOUNT EQUAL TO
SIX PERCENT OF THE MONTHLY RENT COLLECTED BY THE OWNER FOR SUCH APART-
MENT AS SET FORTH IN THE SCHEDULE OF GROSS RENTS. ANY EXCESS ABOVE SAID
SIX PERCENT SHALL BE CARRIED FORWARD AND COLLECTED IN FUTURE YEARS AS A
FURTHER SURCHARGE NOT TO EXCEED AN ADDITIONAL SIX PERCENT IN ANY ONE
YEAR PERIOD UNTIL THE TOTAL SURCHARGE EQUALS THE AMOUNT IT WOULD HAVE
BEEN IF THE AFOREMENTIONED SIX PERCENT LIMITATION DID NOT APPLY; or (8)
there has been since March first, nineteen hundred fifty, in structures
containing more than four housing accommodations, other improvements
made with the express consent of the tenants in occupancy of at least
S. 808 22
seventy-five per centum of the housing accommodations, provided, howev-
er, that no adjustment granted hereunder shall exceed fifteen per centum
unless the tenants have agreed to a higher percentage of increase, as
herein provided; or (9) there has been, since March first, nineteen
hundred fifty, a subletting without written consent from the landlord or
an increase in the number of adult occupants who are not members of the
immediate family of the tenant, and the landlord has not been compen-
sated therefor by adjustment of the maximum rent by lease or order of
the commission or pursuant to the federal act; or (10) the presence of
unique or peculiar circumstances materially affecting the maximum rent
has resulted in a maximum rent which is substantially lower than the
rents generally prevailing in the same area for substantially similar
housing accommodations.
§ 11. This act shall take effect immediately; provided that:
a. the amendments to section 26-405 of the city rent and rehabili-
tation law made by sections one, two, three and four of this act shall
remain in full force and effect only so long as the public emergency
requiring the regulation and control of residential rents and evictions
continues, as provided in subdivision 3 of section 1 of the local emer-
gency housing rent control act;
b. the amendments to section 26-511 of the rent stabilization law of
nineteen hundred sixty-nine made by sections five and six of this act
shall expire on the same date as such law expires and shall not affect
the expiration of such law as provided under section 26-520 of such law,
as from time to time amended;
c. the amendment to section 6 of the emergency tenant protection act
of nineteen seventy-four made by sections seven, eight and nine of this
act shall expire on the same date as such act expires and shall not
affect the expiration of such act as provided in section 17 of chapter
576 of the laws of 1974, as from time to time amended; and
d. the amendment to section 4 of the emergency housing rent control
law made by section ten of this act shall expire on the same date as
such law expires and shall not affect the expiration of such law as
provided in subdivision 2 of section 1 of chapter 274 of the laws of
1946.
PART G
Section 1. Paragraph 5 of subdivision a of section 26-405 of the
administrative code of the city of New York is amended to read as
follows:
(5) Where a maximum rent established pursuant to this chapter on or
after January first, nineteen hundred seventy-two, is higher than the
previously existing maximum rent, the landlord may not collect AN
INCREASE FROM A TENANT IN OCCUPANCY IN ANY ONE YEAR PERIOD OF more than
THE LESSER OF EITHER seven and one-half percentum [increase from a
tenant in occupancy on such date in any one year period, provided howev-
er, that where] OR AN AVERAGE OF THE PREVIOUS FIVE YEARS OF ONE-YEAR
RENT INCREASES ON RENT STABILIZED APARTMENTS AS ESTABLISHED BY THE RENT
GUIDELINES BOARD, PURSUANT TO SUBDIVISION B OF SECTION 26-510 OF THIS
TITLE. IF the period for which the rent is established exceeds one year,
regardless of how the collection thereof is averaged over such period,
the rent the landlord shall be entitled to receive during the first
twelve months shall not be increased by more than THE LESSER OF EITHER
seven and one-half percentum OR AN AVERAGE OF THE PREVIOUS FIVE YEARS OF
ONE-YEAR RENT INCREASES ON RENT STABILIZED APARTMENTS AS ESTABLISHED BY
S. 808 23
THE RENT GUIDELINES BOARD, PURSUANT TO SUBDIVISION B OF SECTION 26-510
OF THIS TITLE, over the previous rent [and]. ANY additional annual rents
shall not exceed THE LESSER OF EITHER seven and one-half percentum OR AN
AVERAGE OF THE PREVIOUS FIVE YEARS OF ONE-YEAR RENT INCREASES ON RENT
STABILIZED APARTMENTS AS ESTABLISHED BY THE RENT GUIDELINES BOARD,
PURSUANT TO SUBDIVISION B OF SECTION 26-510 OF THIS TITLE, of the rent
paid during the previous year. Notwithstanding any of the foregoing
limitations in this paragraph five, maximum rent shall be increased if
ordered by the agency pursuant to subparagraphs (d), (e), (f), (g), (h),
(i), (k), [(l),] OR (m) [or (n)] of paragraph one of subdivision g of
this section. [Commencing January first, nineteen hundred eighty, rent
adjustments pursuant to subparagraph (n) of paragraph one of subdivision
g of this section shall be excluded from the maximum rent when computing
the seven and one-half percentum increase authorized by this paragraph
five.] Where a housing accommodation is vacant on January first, nine-
teen hundred seventy-two, or becomes vacant thereafter by voluntary
surrender of possession by the tenants, the maximum rent established for
such accommodations may be collected.
§ 2. Subparagraphs (l) and (n) of paragraph 1 of subdivision g of
section 26-405 of the administrative code of the city of New York are
REPEALED.
§ 3. Section 4 of chapter 274 of the laws of 1946, constituting the
emergency housing rent control law, is amended by adding a new subdivi-
sion 9 to read as follows:
9. NO ANNUAL RENT INCREASE AUTHORIZED PURSUANT TO THIS ACT SHALL
EXCEED THE AVERAGE OF THE PREVIOUS FIVE ANNUAL RENTAL INCREASES AUTHOR-
IZED BY A RENT GUIDELINES BOARD FOR A RENT STABILIZED UNIT PURSUANT TO
SECTION 4 OF THE EMERGENCY TENANT PROTECTION ACT OF NINETEEN SEVENTY-
FOUR.
§ 4. This act shall take effect on the one hundred eightieth day after
it shall have become a law; provided that the amendments to section
26-405 of the city rent and rehabilitation law made by section one of
this act shall remain in full force and effect only as long as the
public emergency requiring the regulation and control of residential
rents and evictions continues, as provided in subdivision 3 of section 1
of the local emergency housing rent control act; and provided that the
amendments to section 4 of the emergency housing rent control law made
by section three of this act shall expire on the same date as such law
expires and shall not affect the expiration of such law as provided in
subdivision 2 of section 1 of chapter 274 of the laws of 1946.
PART H
Section 1. The administrative code of the city of New York is amended
by adding a new section 26-416 to read as follows:
§ 26-416 SURCHARGES FOR TENANT-INSTALLED APPLIANCES. THE IMPOSITION OF
ANY SURCHARGE FOR THE INSTALLATION OR USE OF A TENANT-INSTALLED APPLI-
ANCE IS PROHIBITED WHERE THE TENANT PAYS FOR ELECTRIC UTILITY SERVICE.
§ 2. This act shall take effect immediately; provided that section
26-416 of the city rent and rehabilitation law as added by section one
of this act shall remain in full force and effect only as long as the
public emergency requiring the regulation and control of residential
rents and evictions continues, as provided in subdivision 3 of section 1
of the local emergency housing rent control act.
§ 3. Severability clause. If any clause, sentence, paragraph, subdivi-
sion, section or part of this act shall be adjudged by any court of
S. 808 24
competent jurisdiction to be invalid, such judgment shall not affect,
impair, or invalidate the remainder thereof, but shall be confined in
its operation to the clause, sentence, paragraph, subdivision, section
or part thereof directly involved in the controversy in which such judg-
ment shall have been rendered. It is hereby declared to be the intent
of the legislature that this act would have been enacted even if such
invalid provisions had not been included herein.
§ 4. This act shall take effect immediately provided, however, that
the applicable effective dates of Parts A through H of this act shall be
as specifically set forth in the last section of such Parts.