S T A T E O F N E W Y O R K
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10637
I N A S S E M B L Y
March 13, 2026
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Introduced by M. of A. ZACCARO -- read once and referred to the Commit-
tee on Housing
AN ACT to amend the real property law, the multiple dwelling law and the
executive law, in relation to enacting the "anti-slumlord act"
THE PEOPLE OF THE STATE OF NEW YORK, REPRESENTED IN SENATE AND ASSEM-
BLY, DO ENACT AS FOLLOWS:
Section 1. This act shall be known and may be cited as the "anti-slum-
lord act".
§ 2. Legislative findings and intent. The legislature intends to
incentivize property owners to promptly correct immediate hazardous
housing violations and to prevent irresponsible landlords, often
referred to as slumlords, from expanding their portfolios if they are
unwilling or incapable of providing safe and healthy living conditions
for their tenants.
§ 3. The real property law is amended by adding a new article 6-B to
read as follows:
ARTICLE 6-B
PROHIBITION ON ACQUISITION OF RESIDENTIAL PROPERTY BY PROPERTY OWNERS
WITH OUTSTANDING IMMEDIATE HAZARDOUS VIOLATIONS
SECTION 219-A. DEFINITIONS.
219-B. PROHIBITION ON ACQUISITION OF RESIDENTIAL PROPERTY.
219-C. COMPLIANCE CERTIFICATION REQUIRED.
219-D. RECORDING REQUIREMENTS.
219-E. ENFORCEMENT.
§ 219-A. DEFINITIONS. FOR PURPOSES OF THIS ARTICLE, THE FOLLOWING
TERMS SHALL HAVE THE FOLLOWING MEANINGS:
1. "RESIDENTIAL PROPERTY" SHALL MEAN ANY BUILDING, HOME, OR STRUCTURE
INTENDED TO BE USED FOR RESIDENTIAL DWELLING, AND SHALL INCLUDE ONE TO
TWO FAMILY HOMES, MULTIPLE DWELLINGS, AND ANY MIXED-USE BUILDING THAT
HAS RESIDENTIAL UNITS.
2. "PROPERTY OWNER" SHALL MEAN ANY INDIVIDUAL, PARTNERSHIP, TRUST,
LIMITED LIABILITY CORPORATION, OR LEGAL ENTITY THAT HOLDS THE TITLE TO A
RESIDENTIAL PROPERTY.
EXPLANATION--Matter in ITALICS (underscored) is new; matter in brackets
[ ] is old law to be omitted.
LBD14738-02-6
A. 10637 2
3. "IMMEDIATE HAZARDOUS VIOLATION" SHALL MEAN ANY VIOLATION OF A
MUNICIPAL OR STATEWIDE HOUSING, BUILDING, HEALTH, OR FIRE SAFETY AGENCY
CODE THAT IS DEEMED BY SUCH AGENCY TO POSE AN IMMEDIATE THREAT TO THE
LIFE, HEALTH OR SAFETY OF OCCUPANTS, INCLUDING, BUT NOT LIMITED TO,
CLASS C VIOLATIONS AS ISSUED BY THE NEW YORK CITY DEPARTMENT OF HOUSING
PRESERVATION AND DEVELOPMENT.
4. "HOUSING ENFORCEMENT AGENCY" SHALL MEAN ANY COUNTYWIDE, MUNICIPAL,
OR STATEWIDE AGENCY WITH THE AUTHORITY TO INSPECT RESIDENTIAL PROPERTY
AND ISSUE VIOLATIONS BASED ON HOUSING, BUILDING, HEALTH, OR SAFETY
CODES. SUCH TERM SHALL INCLUDE, BUT NOT BE LIMITED TO, THE DIVISION OF
HOUSING AND COMMUNITY RENEWAL, THE DEPARTMENT OF HEALTH, AND ANY OTHER
DEPARTMENTS AND AGENCIES THAT ENFORCE HOUSING CODES.
5. "OUTSTANDING IMMEDIATE HAZARDOUS VIOLATION" SHALL MEAN AN IMMEDIATE
HAZARDOUS VIOLATION THAT HAS NOT BEEN DISMISSED BY A HOUSING ENFORCEMENT
AGENCY OR CERTIFIED BY A PROPERTY OWNER.
§ 219-B. PROHIBITION ON ACQUISITION OF RESIDENTIAL PROPERTY. 1. NO
RESIDENTIAL PROPERTY OWNER SHALL ACQUIRE DIRECTLY, OR THROUGH ANY INDI-
RECT MEANS, RESIDENTIAL PROPERTY WITHIN THE STATE OF NEW YORK IF SUCH
OWNER HAS ANY OUTSTANDING IMMEDIATE HAZARDOUS VIOLATIONS AT PRESENTLY
OWNED RESIDENTIAL PROPERTIES ISSUED BY A HOUSING ENFORCEMENT AGENCY.
2. SUCH PROHIBITION ON THE ACQUISITION OF RESIDENTIAL PROPERTY SET
FORTH IN SUBDIVISION ONE OF THIS SECTION SHALL APPLY TO PURCHASES,
TRANSFERS, CONVEYANCES OF DEED, TRANSFERS OF CONTROLLING INTEREST TO
ENTITIES AND PERSONS WHO OWN PROPERTY, AND ANY TYPE OF TRANSACTION THAT
RESULTS IN A PROPERTY OWNER OBTAINING LEGAL OR BENEFICIAL OWNERSHIP OF
OR IN RESIDENTIAL PROPERTY.
3. SUCH PROHIBITION ON THE ACQUISITION OF RESIDENTIAL PROPERTY SET
FORTH IN SUBDIVISION ONE OF THIS SECTION SHALL REMAIN ACTIVE UNTIL ALL
OUTSTANDING IMMEDIATE HAZARDOUS VIOLATIONS HAVE BEEN CORRECTED AND
CERTIFIED AS CORRECTED BY THE HOUSING ENFORCEMENT AGENCY WHICH ISSUED
THE VIOLATION. SUCH PROHIBITION SHALL BE REMOVED ONCE ANY AND ALL PREVI-
OUSLY DEFINED VIOLATIONS HAVE BEEN CORRECTED AND CERTIFIED.
§ 219-C. COMPLIANCE CERTIFICATION REQUIRED. 1. PRIOR TO THE RECORDING
OF ANY DEED OR OTHER INSTRUMENT CONVEYING AN INTEREST IN RESIDENTIAL
PROPERTY SUBJECT TO THIS ARTICLE, THE PROSPECTIVE GRANTEE OR TRANSFEREE
SHALL SUBMIT A COMPLIANCE CERTIFICATION FORM, EXECUTED UNDER PENALTY OF
PERJURY, AFFIRMING THAT SUCH GRANTEE OR TRANSFEREE DOES NOT HAVE ANY
OUTSTANDING IMMEDIATE HAZARDOUS VIOLATIONS ATTACHED TO ANY PROPERTY
OWNED BY SUCH GRANTEE OR TRANSFEREE.
2. ANY DEED OR CONVEYANCE SUBJECT TO THIS ARTICLE THAT IS RECORDED
WITHOUT THE COMPLIANCE CERTIFICATION REQUIRED BY THIS SECTION SHALL BE
VOIDABLE AND DEEMED INVALID.
3. THE DIVISION OF HOUSING AND COMMUNITY RENEWAL SHALL ESTABLISH THE
FORM AND MANNER OF THE COMPLIANCE CERTIFICATION FORM REQUIRED BY THIS
SECTION AND SHALL MAKE SUCH COMPLIANCE CERTIFICATION FORM PUBLICLY
ACCESSIBLE IN PAPER AND ELECTRONIC FORM.
4. HOUSING ENFORCEMENT AGENCIES SHALL MAKE AVAILABLE INFORMATION ON
ANY OUTSTANDING IMMEDIATE HAZARDOUS VIOLATIONS ISSUED TO RESIDENTIAL
PROPERTY OWNERS, INCLUDING THE CLASSIFICATIONS OF SUCH VIOLATIONS.
§ 219-D. RECORDING REQUIREMENTS. 1. NOTWITHSTANDING ANY OTHER
PROVISION OF LAW TO THE CONTRARY, THE SECRETARY OF STATE, A COUNTY
CLERK, CITY REGISTER, OR OTHER RECORDING OFFICER SHALL NOT ACCEPT FOR
RECORDING ANY DEED OR CONVEYANCE SUBJECT TO THIS ARTICLE UNLESS ACCOMPA-
NIED BY A COMPLIANCE CERTIFICATION REQUIRED PURSUANT TO SECTION TWO
HUNDRED NINETEEN-C OF THIS ARTICLE.
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2. NO COUNTY CLERK, CITY REGISTER, OR OTHER RECORDING OFFICER SHALL
INCUR CIVIL OR CRIMINAL LIABILITY FOR REFUSING TO RECORD ANY DEED OR
CONVEYANCE IN ACCORDANCE WITH THIS SECTION.
§ 219-E. ENFORCEMENT. 1. THE ATTORNEY GENERAL IS HEREBY AUTHORIZED TO
COMMENCE AN ACTION OR PROCEEDING TO VOID OR INVALIDATE ANY CONVEYANCE OF
RESIDENTIAL PROPERTY MADE IN VIOLATION OF THIS ARTICLE.
2. ANY PROPERTY OWNER WHO KNOWINGLY VIOLATES THE PROVISIONS OF THIS
ARTICLE SHALL BE SUBJECT TO A CIVIL PENALTY OF NOT LESS THAN TEN THOU-
SAND DOLLARS FOR EACH VIOLATION. CIVIL PENALTIES COLLECTED PURSUANT TO
THIS SECTION SHALL BE PAID TO THE HOUSING ENFORCEMENT AGENCY THAT ISSUED
THE OUTSTANDING IMMEDIATE HAZARDOUS VIOLATION, AND SUCH FUNDS SHALL BE
USED EXCLUSIVELY BY SUCH HOUSING ENFORCEMENT AGENCY TO CONDUCT EMERGENCY
REPAIRS ON THE PROPERTY WHICH INCURRED THE VIOLATION.
3. ANY ATTEMPT BY A RESIDENTIAL PROPERTY OWNER TO EVADE THE PROVISIONS
OF THIS ARTICLE BY CONVEYING OR TRANSFERRING PROPERTY THROUGH A RELATED
ENTITY OR PERSONS, SHELL COMPANY OR OTHER STRAW PURCHASERS SHALL BE
DEEMED A VIOLATION OF THIS ARTICLE.
§ 4. Section 4 of the multiple dwelling law is amended by adding a new
subdivision 45 to read as follows:
45. AN "IMMEDIATE HAZARDOUS VIOLATION" IS ANY VIOLATION OF A MUNICIPAL
OR STATEWIDE HOUSING, BUILDING, HEALTH, OR FIRE SAFETY AGENCY CODE THAT
IS DEEMED BY SUCH AGENCY TO POSE AN IMMEDIATE THREAT TO THE LIFE, HEALTH
OR SAFETY OF OCCUPANTS, INCLUDING, BUT NOT LIMITED TO, CLASS C
VIOLATIONS AS ISSUED BY THE NEW YORK CITY DEPARTMENT OF HOUSING PRESER-
VATION AND DEVELOPMENT.
§ 5. The multiple dwelling law is amended by adding a new section 85
to read as follows:
§ 85. CLASSIFICATIONS IDENTIFYING IMMEDIATE HAZARDOUS VIOLATIONS;
MUNICIPALITIES. MUNICIPALITIES SHALL BE AUTHORIZED AND ENCOURAGED TO
ADOPT CLASSIFICATIONS IDENTIFYING IMMEDIATE HAZARDOUS VIOLATIONS. WHERE
A MUNICIPALITY HAS ADOPTED SUCH CLASSIFICATIONS AUTHORIZED BY THIS
SECTION, ANY TRANSFER OR CONVEYANCE OF RESIDENTIAL PROPERTY SHALL BE
SUBJECT TO THE PROVISIONS OF ARTICLE SIX-B OF THE REAL PROPERTY LAW.
§ 6. Section 63 of the executive law is amended by adding a new subdi-
vision 19 to read as follows:
19. HAVE THE AUTHORITY TO ENFORCE ARTICLE SIX-B OF THE REAL PROPERTY
LAW, INCLUDING THE POWER TO COMMENCE AN ACTION OR PROCEEDING TO VOID OR
INVALIDATE ANY CONVEYANCE OF RESIDENTIAL PROPERTY MADE IN VIOLATION OF
SUCH ARTICLE.
§ 7. This act shall take effect one year after it shall have become a
law. Effective immediately, the addition, amendment and/or repeal of any
rule or regulation necessary for the implementation of this act on its
effective date are authorized to be made and completed on or before such
effective date.