New York is one of the most searched states for lease templates because the rules can change depending on where the property is and what kind of building it is. This page gives you two separate templates you can publish directly on your site (no downloads):

• Section A: New York residential lease template (apartment/house)
• Section B: New York room rental / ADU-style agreement (roommate-style)

Big NY warning (keep this near the top): New York City has extra layers (rent stabilization, local notice rules, required forms in some situations). Upstate and Long Island can be simpler, but you still need clean lease language and the right disclosures. Use this as a strong starting point, then confirm city/county requirements.

How to use this page

• Copy the template text into your own document.
• Fill in the bracketed fields.
• Keep the structure.
• If you change terms later, do it as a signed addendum.

Quick New York landlord checklist (before you sign)

• Confirm whether the unit is rent stabilized / rent controlled (NYC) or market-rate.
• Define who lives there (occupants) and set guest limits.
• Spell out utilities, appliances, and maintenance reporting.
• Put entry/notice expectations in writing.
• Add lead paint language if the building is older and required.
• If you are in NYC, include a clear NYC section and attach any building rules.

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SECTION A — New York Residential Lease Agreement Template (Apartment/House)

1) Parties, property, and term

1.1 Landlord/Owner/Agent

Landlord/Owner: [Landlord Legal Name]

Mailing Address: [Landlord Mailing Address]

Phone: [Phone]

Email: [Email]

Agent/Manager (if any): [Name + Company]

1.2 Tenant(s)

Tenant(s): [Full Legal Names of all adult tenants]

1.3 Premises

Property Address: [Street Address, Unit #, City, NY ZIP]

Included areas: [parking/storage/basement access/etc.]

Excluded areas: [owner closet, etc.]

1.4 Lease term

Type: ☐ Fixed-term lease ☐ Month-to-month

Start date: [Date]

End date (if fixed): [Date]

1.5 Purpose

The Premises will be used as a private residence only by the approved occupants listed in this Lease.

2) Rent, fees, and payment rules

2.1 Monthly rent

Rent: $[Amount] per month.

2.2 Due date

Rent is due on the [1st] day of each month.

2.3 Payment method

Rent must be paid by: [online portal / ACH / check / money order].Payment location/address: [Address / Portal URL].

2.4 Late fees

If rent is not received by [time/date], Tenant may be charged a late fee to the extent permitted by New York law and this Lease.

2.5 Returned payment fee

Returned payment fee: $[Amount] (as permitted by law).

3) Security deposit (New York)

3.1 Deposit amountSecurity deposit: $[Amount].

3.2 Deposit rules (plain English)

New York limits what landlords can collect and how deposits are handled in many situations. Keep it simple: collect a lawful amount, document move-in condition, and follow the required return/notice process.

3.3 What the deposit can be used for

Tenant agrees the deposit may be used for unpaid rent, cleaning beyond normal wear and tear, repair of damages beyond normal wear and tear, and other lawful charges.

3.4 Move-in condition documentation

Tenant agrees to complete a move-in condition checklist within [3] days of move-in and return it to Landlord. Photos/video are strongly recommended.

4) Utilities and services

Tenant is responsible for: [electric/gas/internet/etc.].

Landlord is responsible for: [heat/hot water/water/trash/etc.].

Shared meters: [explain allocation method if applicable].

5) Occupants, guests, and subletting

5.1 Approved occupants

Only the following occupants may reside at the Premises: [Names].

5.2 Guests

Guests may not stay more than [X] consecutive days or [Y] total days in a [30]-day period without written approval.

5.3 Subletting / assignment

Tenant may not sublet or assign this Lease without Landlord’s written consent, except where New York law provides tenant rights that override lease language.

6) Maintenance, repairs, and habitability

6.1 Tenant maintenance duties

Tenant will keep the Premises clean and sanitary, dispose of trash properly, use fixtures/appliances properly, and promptly report leaks, mold, pests, or safety issues.

6.2 Repair requests

Repair requests must be submitted to: [email/portal/phone]. In emergencies, Tenant must call: [phone].

6.3 No unauthorized repairs

Tenant may not hire contractors or deduct costs from rent unless legally allowed and properly documented.

7) Entry and inspections

Landlord may enter the Premises as permitted by New York law and this Lease, including for repairs, inspections, showing the unit, or emergencies. Except in emergencies, Landlord will provide reasonable notice when practical.

8) Rules: smoking, pets, noise, and conduct

8.1 Smoking

☐ No smoking anywhere on the Premises

☐ Smoking allowed only in: [location]

8.2 Pets

☐ No pets allowed

☐ Pets allowed with written approval: [pet details]

Pet deposit/fee (if any): $[Amount] (if lawful).

Service animals/assistance animals will be handled per applicable fair housing laws.

8.3 Noise and nuisance

Tenant will not disturb neighbors or create a nuisance.

8.4 Illegal activity

No illegal activity is permitted on or near the Premises.

9) Alterations and improvements

Tenant may not paint, mount TVs, install locks, or make alterations without written consent. Any approved alterations must be performed in a workmanlike manner.

10) Insurance

Tenant is strongly encouraged (or required, if you choose) to carry renter’s insurance with liability coverage of at least $[Amount] and provide proof upon request.

11) Default and enforcement

If Tenant breaches the Lease, Landlord may serve notices and pursue remedies allowed by New York law, including eviction where permitted.

12) Renewal and rent increases

12.1 Renewal

If fixed-term, this Lease ends on the end date unless renewed in writing.

12.2 Rent increases

Rent increases must comply with New York law and any applicable local rules. If the unit is rent stabilized, increases may be limited.

13) New York disclosures and add-ons (add what applies)

Common New York items to include/attach:

• Lead-based paint disclosure (for older housing where required)
• Building rules (trash, noise, move-in/move-out procedures)
• Bed bug disclosure/history (where required)
• Smoke/CO detector acknowledgment
• Window guard notice (NYC buildings where required)

If you’re in NYC, add the NYC section below.

14) Notices

Notices must be delivered as permitted by New York law and to these addresses:

• Landlord notice address: [Address/Email if allowed]
• Tenant notice address: [Premises address / email if allowed]

15) Entire agreement

This Lease is the entire agreement. Changes must be in writing and signed.

16) Signatures

Landlord/Agent: _______________________ Date: __________Tenant: ______________________________ Date: __________Tenant: ______________________________ Date: __________

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NYC SECTION (Add if the property is in New York City)

NYC is not “just New York.” If your unit is rent stabilized, your lease, renewal process, and rent increases may be controlled by specific rules. If your building has required notices (like window guard notices and other NYC-required disclosures), attach them and reference them here.

Add these practical NYC clauses:

• Building move-in/move-out rules and scheduling
• Trash/recycling rules and fines (if any)
• Noise and nuisance enforcement
• Clear repair reporting channel and response expectations

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SECTION B — New York Room Rental / ADU Lease Template (Roommate-Style)

This section is for renting a room in a house, renting to a roommate, or certain ADU situations where the living arrangement is shared or partially shared. The key is clarity: what is private space, what is shared, and what rules apply.

1) Parties and space definition

1.1 Landlord/Primary Resident

Name: [Name]

Address: [Address]

1.2 Tenant/Room Renter

Name: [Tenant Name]

1.3 Property and room

Property Address: [Address]

Tenant’s private space: [Bedroom # / description]

Shared spaces: [kitchen, living room, bathrooms, laundry, yard, etc.]

Storage/parking: [details]

2) Term and house rules

2.1 Term

☐ Month-to-month ☐ Fixed-term

Start date: [Date]

End date (if fixed): [Date]

2.2 House rules (be specific)

• Quiet hours: [times]
• Guests: [limits]
• Cleaning: [schedule/expectations]
• Kitchen use: [rules]
• Laundry: [days/times]
• Smoking: [policy]
• Pets: [policy]
• Parking: [assigned spot / street rules]

3) Rent and utilities (room rental)

3.1 RentRent: $[Amount] per month, due on the [1st].

3.2 UtilitiesUtilities included: [list]Utilities split method: [50/50, per person, fixed amount, etc.]

4) Security deposit

Deposit: $[Amount], subject to New York rules and lawful deductions.

5) Privacy and entry

Tenant’s private room is private. Landlord will provide reasonable notice before entry except in emergencies.

6) Ending the agreement

Month-to-month termination requires proper notice under New York law and this agreement. Fixed-term ends on the end date unless renewed in writing.

7) Disclosures

Include the same New York disclosures that apply (lead paint where required, bed bug disclosure where required, smoke/CO detector acknowledgment), plus shared-housing disclosures (like cameras in common areas, if any).

8) Signatures

Landlord/Primary Resident: __________________

Date: __________

Room Renter: _____________________________

Date: __________

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New York-specific guidance (plain English)

Rent stabilization vs market-rate: label it clearly

If the unit is rent stabilized, treat that as a separate compliance track. Your lease should not promise terms that conflict with stabilization rules.

Deposits: document condition like your life depends on it

In New York, deposit disputes are common and emotional. Photos + a checklist at move-in and move-out makes these disputes much easier to win.

Repairs and access: keep a written channel

Require repair requests through one channel (email/portal). If it’s not written down, it didn’t happen.

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Common mistakes that backfire in New York

• Using a generic lease that ignores NYC realities
• Vague occupant/guest rules (extra occupants become a long-term issue)
• No written repair request process
• Weak building rules (noise/trash disputes spiral)
• Trying to “handshake” renewal terms instead of a signed addendum

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AAOL membership call-to-action

If you’re managing New York rentals, the rules and local expectations can shift fast. AAOL members get landlord-focused guidance, updates, and practical resources to help you stay consistent and protected.

Join here: https://aaol.org/subscription-plan/

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Legal disclaimer

This page is for informational purposes only and does not constitute legal advice. Landlord-tenant laws vary by city and can change over time. For advice on your specific situation, consult a qualified New York attorney or local housing professional.