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Free template · New York · updated 2026

New York Residential Lease Agreement Template

A New York-compliant lease with every disclosure the state requires built in, not bolted on — 9 state-specific clauses plus 11 universal ones. Fill it in, e-sign it, and it lives with the tenant record.

Generate my New York lease — free →See what's inside ↓
Free forever · e-signature included · reviewed against New York General Obligations Law § 7-108 (Security deposits)
One month’s rentSecurity deposit capN.Y. Gen. Oblig. Law §§ 7-103, 7-108
14 daysDeposit returnafter move-out
$50 or 5%Late fee ruleLesser of $50 or 5% of monthly rent
14 daysNotice for non-paymentN.Y. RPAPL § 711; N.Y. Real Prop. Law § 226-c

What a New York lease must include

Since the 2019 Housing Stability and Tenant Protection Act, New York limits deposits to one month’s rent and caps late fees at $50 or 5% of the rent, whichever is less (N.Y. Real Prop. Law § 238-a). Deposits must come back within 14 days with an itemized state...

These are the clauses and disclosures our New York template carries. Each cites the statute it comes from; the ones marked checkbox are filled from your property's answers.

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Mold disclosureNew York State does not require a statewide mold disclosure at lease execution. Tenant agrees to promptly notify Landlor...No statewide NY statute; NYC Local Law 55 of...checkbox
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Bed bug disclosurePursuant to New York Real Property Law §235-e(1)(b), Landlord discloses the bedbug infestation history of the Premises a...N.Y. Real Property Law §235-e(1)(b); NYC Adm...
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Floodplain disclosurePursuant to New York Real Property Law §231-b, Landlord discloses the following flood-zone information for the Premises:...N.Y. Real Property Law §231-bcheckbox
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Security deposit limit noticeUnder New York law (General Obligations Law §7-108, as amended by the Housing Stability and Tenant Protection Act of 201...N.Y. Gen. Oblig. Law §7-108 (HSTPA 2019)
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Security deposit return termsWithin fourteen (14) days after Tenant vacates the Premises, Landlord shall provide Tenant with: (a) An itemized stateme...N.Y. Gen. Oblig. Law §7-108(1-a)(e), (g)
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Repair & habitability noticePursuant to Real Property Law §235-b, Landlord covenants and warrants that the Premises and all areas used in connection...N.Y. Real Property Law §235-b
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Smoking policyIn accordance with New York General Obligations Law §223-d, Landlord discloses the smoking policy for the building conta...N.Y. Gen. Oblig. Law §223-dcheckbox
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Fire sprinkler disclosureSPRINKLER NOTICE (Required by N.Y. Real Property Law §231-a): The Premises [is / is not] equipped with a maintained and...N.Y. Real Property Law §231-a
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Hstpa rent noticePursuant to the Housing Stability and Tenant Protection Act of 2019 (RPL §226-c), Landlord must provide Tenant with the...N.Y. Real Property Law §226-c (HSTPA tiered...
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Universal clauses (11)Lead-based paint (pre-1978), pets, utilities, entry, subletting, holdover, notices, signatures — the parts every state shares.

How it works

1 · Answer eight questionsProperty, unit, tenant, rent, deposit, term, pets, utilities. The New York checkboxes come from your property record.
2 · Review the leaseEvery New York clause is in place with its statute. Edit any paragraph; required disclosures can't be removed by accident.
3 · E-sign & collect rentTenant signs on their phone. The signed PDF, autopay and the move-in checklist attach to the tenant automatically.

New York lease FAQ

Does New York cap security deposits?

Yes — the cap is one month’s rent, and it must be returned within 14 days (N.Y. Gen. Oblig. Law §§ 7-103, 7-108). The template states both in the deposit clause.

What late fee can a New York landlord charge?

Lesser of $50 or 5% of monthly rent See N.Y. Real Prop. Law §§ 226-c, 238-a. The template carries the rule and the grace period you set.

Is a lead-paint disclosure required?

For any building built before 1978, yes — it is federal (42 U.S.C. § 4852d). The template includes the EPA pamphlet acknowledgment automatically.

Is this lease legally binding once e-signed?

Yes. Electronic signatures are valid under the federal E-SIGN Act and New York's UETA; the signed PDF, audit trail and timestamps are stored with the tenant record.

Can I edit the template?

Every paragraph is editable before signing. Clauses New York requires are marked and cannot be removed by accident.

Other New York landlord documents

Rental applicationWith screening consent New York eviction notice14 days for non-payment New York rent increase noticeMonth-to-month and renewal Deposit return letterItemized, on time

New York landlord-tenant laws · New York rent increase rules · Deposit limits by state · All 50 state templates

Generate your New York lease in about ten minutes

Free, e-signature included, every New York disclosure already in it.

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The clause list mirrors the New York disclosure set in the My Rental Spot lease builder and is reviewed against New York General Obligations Law § 7-108 (Security deposits). General information for landlords, not legal advice; local ordinances can add requirements.

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