S T A T E O F N E W Y O R K
________________________________________________________________________
4454
2023-2024 Regular Sessions
I N A S S E M B L Y
February 15, 2023
___________
Introduced by M. of A. HUNTER, L. ROSENTHAL, REYES, PRETLOW, EPSTEIN,
DAVILA, CRUZ, TAYLOR, GLICK, CARROLL, BICHOTTE HERMELYN, DINOWITZ,
BRONSON, HEVESI, SEAWRIGHT, KIM, JOYNER, ROZIC, DARLING, WALKER,
RAMOS, JACOBSON, STECK, COLTON, COOK, AUBRY, MITAYNES, FORREST, MAMDA-
NI, GONZALEZ-ROJAS, MEEKS, CLARK, KELLES, GALLAGHER, SIMON, ANDERSON,
JACKSON, SEPTIMO, BURGOS, GUNTHER, DE LOS SANTOS, GIBBS, TAPIA,
CUNNINGHAM, LUCAS, SHRESTHA -- read once and referred to the Committee
on Housing
AN ACT to amend the real property law, in relation to prohibiting
eviction without good cause
THE PEOPLE OF THE STATE OF NEW YORK, REPRESENTED IN SENATE AND ASSEM-
BLY, DO ENACT AS FOLLOWS:
Section 1. The real property law is amended by adding a new article
6-A to read as follows:
ARTICLE 6-A
PROHIBITION OF EVICTION WITHOUT GOOD CAUSE
SECTION 210. SHORT TITLE.
211. DEFINITIONS.
212. APPLICABILITY.
213. NECESSITY FOR GOOD CAUSE.
214. GROUNDS FOR REMOVAL OF TENANTS.
215. PRESERVATION OF EXISTING REQUIREMENTS OF LAW.
216. WAIVER OF RIGHTS VOID.
§ 210. SHORT TITLE. THIS ARTICLE SHALL BE CITED AS THE "PROHIBITION OF
EVICTION WITHOUT GOOD CAUSE LAW".
§ 211. DEFINITIONS. 1. THE TERM "HOUSING ACCOMMODATION", AS USED IN
THIS ARTICLE SHALL MEAN ANY RESIDENTIAL PREMISES, INCLUDING A MOBILE
HOME OR LAND IN A MOBILE HOME PARK.
2. THE TERM "LANDLORD" AS USED IN THIS ARTICLE SHALL MEAN ANY OWNER,
LESSOR, SUBLESSOR, ASSIGNOR, OR OTHER PERSON RECEIVING OR ENTITLED TO
EXPLANATION--Matter in ITALICS (underscored) is new; matter in brackets
[ ] is old law to be omitted.
LBD00464-01-3
A. 4454 2
RECEIVE RENT FOR THE OCCUPANCY OF ANY HOUSING ACCOMMODATION OR AN AGENT
OF ANY OF THE FOREGOING.
3. THE TERM "TENANT" AS USED IN THIS ARTICLE SHALL MEAN A TENANT,
SUB-TENANT, LESSEE, SUBLESSEE, ASSIGNEE, MANUFACTURED HOME TENANT AS
DEFINED IN PARAGRAPH ONE OF SUBDIVISION A OF SECTION TWO HUNDRED THIR-
TY-THREE OF THIS CHAPTER, AN OCCUPANT OF A ROOMING HOUSE OR HOTEL AS
DEFINED IN SECTION SEVEN HUNDRED ELEVEN OF THE REAL PROPERTY ACTIONS AND
PROCEEDINGS LAW OR ANY OTHER PERSON ENTITLED TO THE POSSESSION, USE OR
OCCUPANCY OF ANY HOUSING ACCOMMODATION.
4. THE TERM "RENT" AS USED IN THIS ARTICLE SHALL MEAN ANY CONSIDER-
ATION, INCLUDING ANY BONUS, BENEFIT OR GRATUITY DEMANDED OR RECEIVED FOR
OR IN CONNECTION WITH THE POSSESSION, USE OR OCCUPANCY OF HOUSING ACCOM-
MODATIONS OR THE EXECUTION OR TRANSFER OF A LEASE FOR SUCH HOUSING
ACCOMMODATIONS.
5. THE TERM "DISABLED PERSON" AS USED IN THIS ARTICLE SHALL MEAN A
PERSON WHO HAS AN IMPAIRMENT WHICH RESULTS FROM ANATOMICAL, PHYSIOLOG-
ICAL 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 SUBSTANTIALLY LIMIT ONE OR
MORE OF SUCH PERSON'S MAJOR LIFE ACTIVITIES.
§ 212. APPLICABILITY. THIS ARTICLE SHALL APPLY TO ALL HOUSING ACCOMMO-
DATIONS EXCEPT:
1. OWNER-OCCUPIED PREMISES WITH LESS THAN FOUR UNITS;
2. PREMISES SUBLET PURSUANT TO SECTION TWO HUNDRED TWENTY-SIX-B OF
THIS CHAPTER, OR OTHERWISE, WHERE THE SUBLESSOR SEEKS IN GOOD FAITH TO
RECOVER POSSESSION OF SUCH HOUSING ACCOMMODATION FOR HIS OR HER OWN
PERSONAL USE AND OCCUPANCY;
3. PREMISES THE POSSESSION, USE OR OCCUPANCY OF WHICH IS SOLELY INCI-
DENT TO EMPLOYMENT AND SUCH EMPLOYMENT IS BEING LAWFULLY TERMINATED; AND
4. PREMISES OTHERWISE SUBJECT TO REGULATION OF RENTS OR EVICTIONS
PURSUANT TO STATE OR FEDERAL LAW TO THE EXTENT THAT SUCH STATE OR FEDER-
AL LAW REQUIRES "GOOD CAUSE" FOR TERMINATION OR NON-RENEWAL OF SUCH
TENANCIES.
§ 213. NECESSITY FOR GOOD CAUSE. NO LANDLORD SHALL, BY ACTION TO EVICT
OR TO RECOVER POSSESSION, BY EXCLUSION FROM POSSESSION, BY FAILURE TO
RENEW ANY LEASE, OR OTHERWISE, REMOVE ANY TENANT FROM HOUSING ACCOMMO-
DATIONS COVERED BY SECTION TWO HUNDRED TWELVE OF THIS ARTICLE EXCEPT FOR
GOOD CAUSE AS DEFINED IN SECTION TWO HUNDRED FOURTEEN OF THIS ARTICLE.
§ 214. GROUNDS FOR REMOVAL OF TENANTS. 1. NO LANDLORD SHALL REMOVE A
TENANT FROM ANY HOUSING ACCOMMODATION, OR ATTEMPT SUCH REMOVAL OR EXCLU-
SION FROM POSSESSION, NOTWITHSTANDING THAT THE TENANT HAS NO WRITTEN
LEASE OR THAT THE LEASE OR OTHER RENTAL AGREEMENT HAS EXPIRED OR OTHER-
WISE TERMINATED, EXCEPT UPON ORDER OF A COURT OF COMPETENT JURISDICTION
ENTERED IN AN APPROPRIATE JUDICIAL ACTION OR PROCEEDING IN WHICH THE
PETITIONER OR PLAINTIFF HAS ESTABLISHED ONE OF THE FOLLOWING GROUNDS AS
GOOD CAUSE FOR REMOVAL OR EVICTION:
(A) THE TENANT HAS FAILED TO PAY RENT DUE AND OWING, PROVIDED HOWEVER
THAT THE RENT DUE AND OWING, OR ANY PART THEREOF, DID NOT RESULT FROM A
RENT INCREASE WHICH IS UNREASONABLE OR IMPOSED FOR THE PURPOSE OF
CIRCUMVENTING THE INTENT OF THIS ARTICLE. IN DETERMINING WHETHER ALL OR
PART OF THE RENT DUE AND OWING IS THE RESULT OF AN UNREASONABLE RENT
INCREASE, IT SHALL BE A REBUTTABLE PRESUMPTION THAT THE RENT FOR A
DWELLING NOT PROTECTED BY RENT REGULATION IS UNREASONABLE IF SAID RENT
HAS BEEN INCREASED IN ANY CALENDAR YEAR BY A PERCENTAGE EXCEEDING EITHER
THREE PERCENT OR ONE AND ONE-HALF TIMES THE ANNUAL PERCENTAGE CHANGE IN
A. 4454 3
THE CONSUMER PRICE INDEX FOR THE REGION IN WHICH THE HOUSING ACCOMMO-
DATION IS LOCATED, AS ESTABLISHED THE AUGUST PRECEDING THE CALENDAR YEAR
IN QUESTION, WHICHEVER IS GREATER;
(B) THE TENANT IS VIOLATING A SUBSTANTIAL OBLIGATION OF HIS OR HER
TENANCY, OTHER THAN THE OBLIGATION TO SURRENDER POSSESSION, AND HAS
FAILED TO CURE SUCH VIOLATION AFTER WRITTEN NOTICE THAT THE VIOLATION
CEASE WITHIN TEN DAYS OF RECEIPT OF SUCH WRITTEN NOTICE, PROVIDED HOWEV-
ER, THAT THE OBLIGATION OF TENANCY FOR WHICH VIOLATION IS CLAIMED WAS
NOT IMPOSED FOR THE PURPOSE OF CIRCUMVENTING THE INTENT OF THIS ARTICLE;
(C) THE TENANT IS COMMITTING OR PERMITTING A NUISANCE IN SUCH HOUSING
ACCOMMODATION, OR IS MALICIOUSLY OR BY REASON OF NEGLIGENCE DAMAGING THE
HOUSING ACCOMMODATION; OR THE TENANT'S CONDUCT IS SUCH AS TO INTERFERE
WITH THE COMFORT OF THE LANDLORD OR OTHER TENANTS OR OCCUPANTS OF THE
SAME OR ADJACENT BUILDINGS OR STRUCTURES;
(D) OCCUPANCY OF THE HOUSING ACCOMMODATION BY THE TENANT IS IN
VIOLATION OF OR CAUSES A VIOLATION OF LAW AND THE LANDLORD IS SUBJECT TO
CIVIL OR CRIMINAL PENALTIES THEREFORE; PROVIDED HOWEVER THAT AN AGENCY
OF THE STATE OR MUNICIPALITY HAVING JURISDICTION HAS ISSUED AN ORDER
REQUIRING THE TENANT TO VACATE THE HOUSING ACCOMMODATION. NO TENANT
SHALL BE REMOVED FROM POSSESSION OF A HOUSING ACCOMMODATION ON SUCH
GROUND UNLESS THE COURT FINDS THAT THE CURE OF THE VIOLATION OF LAW
REQUIRES THE REMOVAL OF THE TENANT AND THAT THE LANDLORD DID NOT THROUGH
NEGLECT OR DELIBERATE ACTION OR FAILURE TO ACT CREATE THE CONDITION
NECESSITATING THE VACATE ORDER. IN INSTANCES WHERE THE LANDLORD DOES NOT
UNDERTAKE TO CURE CONDITIONS OF THE HOUSING ACCOMMODATION CAUSING SUCH
VIOLATION OF THE LAW, THE TENANT SHALL HAVE THE RIGHT TO PAY OR SECURE
PAYMENT IN A MANNER SATISFACTORY TO THE COURT, TO CURE SUCH VIOLATION
PROVIDED THAT ANY TENANT EXPENDITURES SHALL BE APPLIED AGAINST RENT TO
WHICH THE LANDLORD IS ENTITLED. IN INSTANCES WHERE REMOVAL OF A TENANT
IS ABSOLUTELY ESSENTIAL TO HIS OR HER HEALTH AND SAFETY, THE REMOVAL OF
THE TENANT SHALL BE WITHOUT PREJUDICE TO ANY LEASEHOLD INTEREST OR OTHER
RIGHT OF OCCUPANCY THE TENANT MAY HAVE AND THE TENANT SHALL BE ENTITLED
TO RESUME POSSESSION AT SUCH TIME AS THE DANGEROUS CONDITIONS HAVE BEEN
REMOVED. NOTHING HEREIN SHALL ABROGATE OR OTHERWISE LIMIT THE RIGHT OF A
TENANT TO BRING AN ACTION FOR MONETARY DAMAGES AGAINST THE LANDLORD TO
COMPEL COMPLIANCE BY THE LANDLORD WITH ALL APPLICABLE STATE OR MUNICIPAL
LAWS OR HOUSING CODES;
(E) THE TENANT IS USING OR PERMITTING THE HOUSING ACCOMMODATION TO BE
USED FOR AN ILLEGAL PURPOSE;
(F) THE TENANT HAS UNREASONABLY REFUSED THE LANDLORD ACCESS TO THE
HOUSING ACCOMMODATION FOR THE PURPOSE OF MAKING NECESSARY REPAIRS OR
IMPROVEMENTS REQUIRED BY LAW OR FOR THE PURPOSE OF SHOWING THE HOUSING
ACCOMMODATION TO A PROSPECTIVE PURCHASER, MORTGAGEE OR OTHER PERSON
HAVING A LEGITIMATE INTEREST THEREIN;
(G) THE LANDLORD SEEKS IN GOOD FAITH TO RECOVER POSSESSION OF A HOUS-
ING ACCOMMODATION LOCATED IN A BUILDING CONTAINING FEWER THAN TWELVE
UNITS BECAUSE OF IMMEDIATE AND COMPELLING NECESSITY FOR HIS OR HER OWN
PERSONAL USE AND OCCUPANCY AS HIS OR HER PRINCIPAL RESIDENCE, OR THE
PERSONAL USE AND OCCUPANCY AS PRINCIPAL RESIDENCE OF HIS OR HER SPOUSE,
PARENT, CHILD, STEPCHILD, FATHER-IN-LAW OR MOTHER-IN-LAW, WHEN NO OTHER
SUITABLE HOUSING ACCOMMODATION IN SUCH BUILDING IS AVAILABLE. THIS PARA-
GRAPH SHALL PERMIT RECOVERY OF ONLY ONE HOUSING ACCOMMODATION AND SHALL
NOT APPLY TO A HOUSING ACCOMMODATION OCCUPIED BY A TENANT WHO IS SIXTY-
TWO YEARS OF AGE OR OLDER OR WHO IS A DISABLED PERSON;
(H) THE LANDLORD SEEKS IN GOOD FAITH TO RECOVER POSSESSION OF ANY OR
ALL HOUSING ACCOMMODATIONS LOCATED IN A BUILDING WITH LESS THAN FIVE
A. 4454 4
UNITS TO PERSONALLY OCCUPY SUCH HOUSING ACCOMMODATIONS AS HIS OR HER
PRINCIPAL RESIDENCE.
2. A TENANT REQUIRED TO SURRENDER A HOUSING ACCOMMODATION BY VIRTUE OF
THE OPERATION OF PARAGRAPH (G) OR (H) OF SUBDIVISION ONE OF THIS SECTION
SHALL HAVE A CAUSE OF ACTION IN ANY COURT OF COMPETENT JURISDICTION FOR
DAMAGES, DECLARATORY, AND INJUNCTIVE RELIEF AGAINST A LANDLORD OR
PURCHASER OF THE PREMISES WHO MAKES A FRAUDULENT STATEMENT REGARDING A
PROPOSED USE OF THE HOUSING ACCOMMODATION. IN ANY ACTION OR PROCEEDING
BROUGHT PURSUANT TO THIS PROVISION A PREVAILING TENANT SHALL BE ENTITLED
TO RECOVERY OF ACTUAL DAMAGES, AND REASONABLE ATTORNEYS' FEES.
3. NOTHING IN THIS SECTION SHALL ABROGATE OR LIMIT THE TENANT'S RIGHT
PURSUANT TO SECTION SEVEN HUNDRED FIFTY-ONE OF THE REAL PROPERTY ACTIONS
AND PROCEEDINGS LAW TO PERMANENTLY STAY THE ISSUANCE OR EXECUTION OF A
WARRANT OR EVICTION IN A SUMMARY PROCEEDING, WHETHER CHARACTERIZED AS A
NONPAYMENT, OBJECTIONABLE TENANCY, OR HOLDOVER PROCEEDING, THE UNDERLY-
ING BASIS OF WHICH IS THE NONPAYMENT OF RENT, SO LONG AS THE TENANT
COMPLIES WITH THE PROCEDURAL REQUIREMENTS OF SECTION SEVEN HUNDRED
FIFTY-ONE OF THE REAL PROPERTY ACTIONS AND PROCEEDINGS LAW.
§ 215. PRESERVATION OF EXISTING REQUIREMENTS OF LAW. NO ACTION SHALL
BE MAINTAINABLE AND NO JUDGMENT OF POSSESSION SHALL BE ENTERED FOR HOUS-
ING ACCOMMODATIONS PURSUANT TO SECTION TWO HUNDRED FOURTEEN OF THIS
ARTICLE, UNLESS THE LANDLORD HAS COMPLIED WITH ANY AND ALL APPLICABLE
LAWS GOVERNING SUCH ACTION OR PROCEEDING AND HAS COMPLIED WITH ANY AND
ALL APPLICABLE LAWS GOVERNING NOTICE TO TENANTS, INCLUDING WITHOUT LIMI-
TATION THE MANNER AND THE TIME OF SERVICE OF SUCH NOTICE AND THE
CONTENTS OF SUCH NOTICE.
§ 216. WAIVER OF RIGHTS VOID. ANY AGREEMENT BY A TENANT HERETOFORE OR
HEREINAFTER ENTERED INTO IN A WRITTEN LEASE OR OTHER RENTAL AGREEMENT
WAIVING OR MODIFYING HIS OR HER RIGHTS AS SET FORTH IN THIS ARTICLE
SHALL BE VOID AS CONTRARY TO PUBLIC POLICY.
§ 2. Severability. If any provision of this act, or any application of
any provision of this act, is held to be invalid, that shall not affect
the validity or effectiveness of any other provision of this act, or of
any other application of any provision of this act, which can be given
effect without that provision or application; and to that end, the
provisions and applications of this act are severable.
§ 3. This act shall take effect immediately and shall apply to actions
and proceedings commenced on or after such effective date.