Why Landlords Are Being Unfairly Blamed — And What You Can Do About It

You’ve likely seen recent headlines highlighting tenant frustration over proposed rent increases, some as high as 7%. ​ Unfortunately, what’s missing from those headlines is the real story behind those numbers​, according to James Dibbini of James G. Dibbini & Associates, PC.  The truth is, New York’s own housing laws are putting both tenants and landlords in an impossible position.

​The Root of the Problem

Since the passage of the Housing Stability and Tenant Protection Act (HSTPA) of 2019, landlords have faced increasingly strict limitations on their ability to maintain, improve, or reinvest in their buildings. The elimination of vacancy bonuses and severe caps on Individual Apartment Improvements (IAIs) has removed the basic financial incentive to upgrade or repair units (especially in rent-stabilized building).

And now, the only remaining lever for property owners to stay afloat is through annual RGB increases which are often minimal or nonexistent.

Even the Rent Guidelines Board (RBG) recently acknowledged that many buildings, especially in the Bronx and Staten Island, are in serious disrepair.  The message is clear: the current system is broken, and landlords are being blamed for the very conditions they’ve been Legally prevented from fixing.

The Consequences

• Buildings fall into disrepair

• Tenants experience frustration and rising costs

• Landlords are painted as the villains

• Small property owners are pushed out of the market

What Needs to Change

Affordable housing cannot survive unless property owners have the tools and flexibility to maintain their investments. That means:

• Restoring reasonable vacancy controls

• Allowing incentives for improvements

• Recognizing the true cost of operations, from insurance to heating oil to labor

Without reform, even well-intentioned policies like HSTPA will continue to hurt the very tenants they claim to protect.

Make Your Voice Heard

We strongly encourage all housing providers to reach out to their local representatives and demand a balanced approach, one that supports tenants and empowers responsible landlords to do what’s right for their buildings and communities.

Find the list of all New York State Senators and Assembly Members below

• New York State Senate Directory: https://www.nysenate.gov/senators
• New York State Assembly Directory: https://nyassembly.gov/mem/