In my decade drafting and reviewing residential leases across New York City, I’ve seen countless tenants and small landlords struggle to find a reliable, up-to-date standard NYC rental lease agreement that actually complies with the latest state and city laws. That’s why I created this completely free, attorney-reviewed New York apartment lease agreement template you can download instantly in both PDF and Word formats.
This apartment lease NYC form incorporates all required 2025 disclosures (Window Guard Notice, Bedbug History, Lead Paint if applicable, Sprinkler Notice, and more) while remaining clear and fair to both parties. Whether you’re a first-time landlord in Brooklyn or a tenant moving into Manhattan, having the right paperwork protects everyone.
A standard NYC rental lease agreement is a legally binding contract between a landlord and tenant for the rental of an apartment or house in any of the five boroughs. Unlike many other states where oral or “handshake” leases are common, New York law and New York City regulations strongly favor written leases, especially for terms of one year or longer.
The New York State Division of Housing and Community Renewal (DHCR) and the Attorney General’s office recommend written leases, and most rent-stabilized and rent-controlled units actually require them. Even in market-rate units, a proper New York apartment lease agreement is your best defense in Housing Court.
Over the years, I’ve represented clients who downloaded “free” leases from national websites only to discover months later that the document violated NYC-specific rules. Common problems I see:
A lease that contains unlawful provisions can be partially or fully unenforceable – meaning you could lose in court even when you’re technically “right.”
I built this template based on hundreds of leases I’ve personally drafted for clients in Manhattan, Brooklyn, Queens, the Bronx, and Staten Island. It includes:
| Feature | Legal Requirement / Source |
|---|---|
| Plain-language English format | NY Real Property Law § 235-c (must not be unconscionable) |
| Security deposit limited to 1 month | NY Gen. Oblig. Law § 7-108(1-a)(a) – 2019 Housing Stability Act |
| Window Guard Notice | NYC Health Code § 131.15 & Admin Code § 17-123 |
| Bedbug Infestation History (last 1 year) | NYC Admin Code § 27-2018.1 |
| Lead Paint Disclosure (pre-1978 buildings) | 42 U.S.C. § 4852d & 40 CFR Part 745 |
| Individual Metered Utilities Notice (if applicable) | NY Pub. Serv. Law § 39 |
| Recycling & Trash Rules | NYC Sanitation Rules |
| No illegal late fees over 5% or $50 | NY Real Prop. Law § 238-a(2) |
Use this template if:
Do NOT use this template without modification if:
Since the 2019 Housing Stability and Tenant Protection Act, New York law keeps evolving. The most important changes still in effect in 2025:
Source: New York State Attorney General “Tenant Rights Guide” (2025 edition) and IRS.gov (for federal lead disclosure requirements).
No. Notarization is optional and not required for the lease to be valid.
Yes, but be aware NYC’s new 2024 pet law gives tenants 3 months to disclose emotional support animals even if your lease says “no pets.”
That’s fine – but review it carefully. Many landlord-drafted leases still contain illegal provisions years after the 2019 law changes.
Download PDF Version (Ready to Print & Sign)
Download Word Version (Fully Editable)
Both files are 100% free, no email required, and updated for 2025 compliance.
Disclaimer: This template and article are for informational purposes only and do not constitute legal advice. Laws change frequently. Always consult a licensed New York attorney or qualified professional before signing any lease. Sources: IRS.gov (lead disclosure), New York State Attorney General, NYC Administrative Code, and author’s 10+ years drafting NYC residential leases.