Despite ongoing efforts from state and city officials, many New Yorkers say more needs to be done to protect tenants from the housing crisis, two years after good cause eviction protections were enacted.
Since the law took effect, 21 localities across the state have opted in. However, some housing advocates argue the protections do not go far enough. Several upstate cities attempted to implement rent stabilization policies but were unable to move forward because of lawsuits filed by real estate companies. Advocates are now backing the Rent Emergency Stabilization for Tenants Act, which would give those communities access to rent stabilization measures.
Sumathy Kumar, executive director of the advocacy organization Housing Justice for All, said the proposed legislation would provide stronger protections for renters.
“It’s a much stronger set of protections that really gives tenants power in their homes, lets them organize without fear, and it goes further than good cause,” Kumar said. “We’re seeing now across upstate New York that tenants need more.”
Kumar said the housing crisis continues across upstate New York because of limited housing supply and increasing rents. While the proposal has gained support from some lawmakers and residents, landlords and property owners argue the measure could negatively impact housing availability.
Meanwhile, housing affordability remains a major issue in New York City. During his mayoral campaign, Zohran Mamdani called for a rent freeze, though one has not yet been enacted. Housing advocates continue urging the Rent Guidelines Board to freeze increases on one- and two-year leases.
According to recent data, rents in New York City are now 151 percent higher than the national average, up from 149 percent in 2025. Kumar said a rent freeze could provide much-needed stability for tenants.
“People often sign two-year leases because their neighborhoods are gentrifying,” Kumar said. “They want stability. They’re about to retire and want to make sure they have peace of mind.”
At the state level, Kathy Hochul has continued promoting her five-year housing plan aimed at building 100,000 affordable homes across upstate New York. State officials say 81,000 homes have been built during the first four years of the initiative.
Kumar said long-term solutions must include both tenant protections and the construction of affordable housing.
“We need to both protect tenants where they live right now and we need to build new housing that tenants can actually afford to live in, that is dignified and beautiful,” Kumar said.
