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S 9650

Prohibits landlords from including incorrect information re rent decontrol in certain leases and renewals pertaining to units in the Affordable New York Housing Program

2025 Regular Session Introduced by Liz Krueger

Landlords must use standardized 421-a rider notices in 12-point type, clearly explaining rent stabilization and expiration dates, with a $1,000 fine for misinformation.

ADVANCED TO THIRD READING
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WeVote Research Nonpartisan
Bill Summary · S 9650

Summary of Bill S.9650 (2025-2026) – New York

Purpose and Intent

  • Prohibits landlords from including incorrect or misleading information in notices related to rent decontrol for units in the Affordable New York Housing Program (421-a tax benefits).
  • Establishes standardized rider language and formatting to improve clarity for tenants about rent stabilization and the effects of 421-a benefits.
  • Aims to reduce misinformation that could affect tenants’ understanding of when rent stabilization ends and related rights.

Key Provisions

Real Property Tax Law Amendments (421-a)

  1. Prohibition on Misleading Notices (Section 1)

    • For units that become subject to 421-a decontrol after the effective date, landlords must ensure that each lease and renewal includes a notice in at least 12-point type informing the tenant:
      • The unit will become subject to decontrol upon expiration of the applicable tax benefit period.
      • The approximate expiration date of the tax benefit period.
    • Landlords and agents are barred from including incorrect or misleading information in these notices.
    • Willful inclusion of misleading information or failure to provide the standardized rider constitutes a violation punishable by a $1,000 fine.

  2. Standardized 421-a Rider (New Section f-1)

    • The New York State Division of Housing and Community Renewal (DHCR) must standardize the notice provided to tenants.
    • The standardized rider must be printed in at least 12-point type and include mandatory language detailing:
      • The existence and impact of 421-a tax benefits on rent stabilization.
      • The tenant’s rights under rent stabilization, including lease renewals and rent increases governed by rent guidelines.
      • Contact information for DHCR and the NYC Department of Housing Preservation and Development (HPD) for further assistance.
      • A section for unit-specific details (e.g., initial rent, stabilization status, project timelines, construction dates, expiry of 421-a benefits, other affordability programs affecting the unit).
      • A rider section titled “421-a Rider - Unit Number” with space to indicate unit-specific data (initial rent, stabilization status, expiration dates, etc.).
    • The rider clarifies that while 421-a benefits apply, rent stabilization protections and the rights of tenants remain in effect.

Who and What is Affected

  • Affected Parties: Landlords and tenants of dwelling units subject to 421-a tax benefits under the Affordable New York Housing Program.
  • Operational Impact: Landlords must use standardized rider language and ensure notices are in 12-point type. The standardized rider provides consistent disclosures about rent stabilization, lease renewals, rent increase limits, and program expirations.
  • Penalties: Unauthorized or misleading notices, or failure to provide the standardized rider, can result in a $1,000 fine per violation.

Procedural and Timeline Aspects

  • Effective Date: The act would take effect 60 days after becoming law.
  • Application to Leases: Applies to all leases entered into, renewed, or extended on or after the effective date.
  • Regulatory Implementation: The act authorizes interim rulemaking and rule changes necessary to implement the standardized rider and related notices, to be completed by the effective date.

Practical Implications

  • Tenants gain clearer, standardized information about:
    • How 421-a affects rent stabilization and when it may end.
    • Their rights during lease renewals and the固定 rent increase limits.
    • Where to obtain help or additional information from DHCR or HPD.
  • Landlords face explicit penalties for misinformation and must adopt uniform notices, reducing confusion and disputes over rent stabilization timelines.

Note

  • The bill text indicates co-sponsorship by Sen. Liz Krueger.
  • The summary reflects the bill as introduced on March 31, 2026, with its stated corrections to notices and rider standardization.

Compiled from official sources — confirm details with the bill’s official record.

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