Recent headlines have spotlighted tenant frustration over proposed 7% rent increases, with some tenants claiming these hikes are unreasonable. However, beneath the surface of public outrage lies a deeper truth—New York’s own housing policies are fueling the very pressure tenants are experiencing, and landlords are being scapegoated for it.
In a rare moment of acknowledgment, the Rent Guidelines Board (RBG) recently noted that many buildings, particularly in the Bronx and Staten Island, are in serious need of repair and investment. This admission underscores what housing providers have been warning for years: the cost of operating rental housing has risen dramatically, and existing regulations make it harder for landlords to maintain and preserve housing stock, especially in underserved communities.
HSTPA: Well-Intended But Deeply Flawed
The Housing Stability and Tenant Protection Act (HSTPA) of 2019 severely curtailed landlords’ ability to adjust rents even when a unit becomes vacant. Under previous rules, a vacancy gave landlords the opportunity to renovate a unit, allow the landlord to increase the rent based on qualified dollars invested in the unit without any limitation, and offer the apartment to a new tenant at a fair and competitive rate which in most cases remain below the current Fair Market Value.
This system benefited all parties:
- Landlords had a financial incentive to improve their properties.
- New tenants could shop for apartments within their budget.
- The rental market remained dynamic and self-correcting.
- The property has the rental income stream to allow the owner to reinvest in the building which will make it safe for the tenant.
Under HSTPA of 2019, however, vacancy bonuses were abolished, and Individual Apartment Improvements (IAIs) were capped, limiting landlords’ ability to reinvest in their buildings unless they rely on across-the-board annual rent increases for existing tenants, which have historically been too low or at times zero percent.
The irony? The same tenants who decry annual rent hikes are unknowingly caught in a policy trap. When landlords can no longer recover costs through vacancy increases, the only lever left is annual RBG increases, affecting all regulated tenants, regardless of their ability to pay.
The Policy Disconnect
Policymakers championed HSTPA as a tenant protection law. In practice, however, it’s creating the opposite effect: widespread disrepair, frozen investment, and growing tension between tenants and property owners. Instead of acknowledging these unintended consequences, politicians continue to blame landlords, painting them as greedy, while refusing to correct flawed legislation that handcuffs small property owners.
Let’s be clear: rent regulation alone does not create affordable housing. It is only sustainable when paired with reasonable mechanisms for property upkeep and financial viability. When landlords are denied the tools to maintain their buildings, tenants ultimately bear the consequences in higher rent increases, delayed repairs, or deteriorating living conditions.
Time to Rethink the Narrative
It’s time for an honest conversation. Yes, no one likes a rent increase. But rent increases are often the direct consequence of poorly constructed regulation, not landlord exploitation. Politicians must understand that while lobbying for limitations on rent increase may sound positive for the tenant, it is not considering the rising operating expenditures. You cannot freeze or stop rental income and allow for expenses to have free rein, as this has created an imbalance, leaving property owners no choice but to have the building deteriorate, which directly affects the tenants we are trying to protect. By resorting sensible vacancy controls and incentivizing property improvement, Albany can help rebalance the system, supporting both tenants and the housing providers who keep New York running.
Lawmakers need to hear directly from you. If we do not speak up, these problems will only continue to worsen, and more of our valuable housing stock will be lost.
Together, we can advocate for fairer laws that balance tenant protections with the realities of responsible property management.
New York State Senators – Westchester County
- Senator Andrea Stewart-Cousins (District 35)
Role: Senate Majority Leader
District Office: 28 Wells Avenue, Building 3, Yonkers, NY 10701
Phone: (914) 423-4031
Email: scousins@nysenate.gov
Albany Office: Legislative Office Building, Room 907, Albany, NY 12247
Phone: (518) 455-2585 - Senator Shelley B. Mayer (District 37)
District Office: 235 Mamaroneck Avenue, Suite 400, White Plains, NY
10605
Phone: (914) 934-5250
Email: smayer@nysenate.gov
Albany Office: Legislative Office Building, Room 509, Albany, NY 12247
Phone: (518) 455-2031 - Senator Pete Harckham (District 40)
District Office: 1441 Route 22, Suite 205, Brewster, NY 10509
Phone: (845) 276-2681
Email: harckham@nysenate.gov
Albany Office: Legislative Office Building, Room 313, Albany, NY 12247
Phone: (518) 455-2340
New York State Assembly Members – Westchester County
- Assemblymember Nader J. Sayegh (District 90 – Yonkers)
District Office: 35 East Grassy Sprain Road, Suite 406B, Yonkers, NY
10710
Phone: (914) 779-8805
Email: sayeghn@nyassembly.gov
Albany Office: Legislative Office Building, Room 331, Albany, NY 12248
Phone: (518) 455-3662 - Assemblymember Amy Paulin (District 88 – Scarsdale)
District Office: 700 White Plains Road, Suite 252, Scarsdale, NY 10583
Phone: (914) 723-1115
Email: paulina@nyassembly.gov
Albany Office: Legislative Office Building, Room 926, Albany, NY 12248
Phone: (518) 455-5585 - Assemblymember Chris Burdick (District 93 – Mount Kisco)
District Office: 333 N. Bedford Road, Suite 131, Mount Kisco, NY 10549
Phone: (914) 244-4450
Email: burdickc@nyassembly.gov
Albany Office: Legislative Office Building, Room 417, Albany, NY 12248
Phone: (518) 455-5397 - Assemblymember Dana Levenberg (District 95 – Ossining)
District Office: 8 Revolutionary Road, Ossining, NY 10562
Phone: (914) 941-1111
Email: levenbergd@nyassembly.gov
Albany Office: Legislative Office Building, Room 325, Albany, NY 12248
Phone: (518) 455-5348
Additional Details
For a comprehensive list of all New York State Senators and Assembly Members, including their contact information, you can visit the official directories:
New York State Senate Directory: https://www.nysenate.gov/senators
New York State Assembly Directory: https://nyassembly.gov/mem/
If you need assistance drafting messages or letters to your representatives, feel free to ask!
Westchester Owners’ Association Contact Information
570 Yonkers Avenue
Yonkers, NY 10704
(914) 240-8270
