Rent Freeze Debate Heats Up as NYC Board Prepares to Vote on Increases

Introduction to the Rent Freeze Debate

With the city facing a housing and affordability crisis, a rent freeze is very much on the minds of New Yorkers. The Rent Guidelines Board (RGB) is preparing to vote June 27 on a possible rent increase for rent-stabilized buildings, and advocates on both sides are sounding off, each warning that the decision has serious ramifications for tenants and the viability of New York City’s housing stock.

The Impact of the Decision

The mayor-appointed, nine-member board will soon decide whether the city’s 2.4 million rent-stabilized tenants will pay between 3.75% and 7.75% more for two-year leases, or 1.75% to 4.75% more for one-year leases starting in October — or have no increase, commonly referred to as a “rent freeze.” Either way, the decision will impact many New Yorkers. About half of the city’s rental apartments, about a million total, are rent-stabilized. Most rental apartments built before 1974 with more than six units are rent-stabilized, as are all the newer city-subsidized affordable apartments receiving special tax breaks.

The History of Rent Increases

The RGB under Mayor Eric Adams has voted to increase rents each year of his tenure, totaling a 9% increase over the past three years. By contrast, rents were frozen three times under former Mayor Bill de Blasio, in 2015, 2016 and 2020. The idea of a rent freeze has widespread approval today, according to a recent poll. An April 2025 survey by the left-leaning think tank Data for Progress showed that 78% of likely New York City voters support a rent freeze. Significantly, it had bipartisan support, with 83% of Democrats and 63% of Republicans saying they favored it, the poll found.

Arguments For and Against a Rent Freeze

Supporters argue that property owners do not need a rent increase because they are already turning a profit. They contend that landlords can cover their maintenance and operating expenses without raising rents. But owners say a rent increase is necessary to keep up with rising costs of insurance, utilities, labor and more. They say the 2019 Housing Stability and Tenant Protection Act (HSTPA) significantly limited their ability to raise rents or recover the costs of building upgrades, restricting them to only the modest increases set by the Rent Guidelines Board. This financial pressure, they warn, threatens the long-term viability of rent-stabilized buildings and could lead to the deterioration or loss of affordable housing across the city.

The 2019 Law and Its Impact

The 2019 law appeared to mark a turning point in tenants’ favor — and became “Public Enemy No. 1” for owners, as the commercial real estate outlet Bisnow referred to it. The law capped the amount landlords can raise rent in exchange for costly repairs, such as roof replacements, new plumbing or new boiler systems, in their buildings and in individual apartments after a tenant leaves. Since many rent-stabilized tenants live in their homes for decades or even generations, it can be very costly to rehab them upon vacancy — and some owners say the cap prevents them from recouping the costs.

The Politics of a Rent Freeze

Tenant advocates have made a rent freeze a key issue in the upcoming primary, particularly for those running for mayor. Supporters of the freeze argue that rent-stabilized tenants—who represent the city’s lower- to middle-income earners—are struggling to keep housing costs manageable as expenses for groceries, utilities, and other essentials continue to rise. According to 2022 RGB data, the median rent-stabilized household earns $60,000, compared to $70,000 for all renters, and the median rent for these units is $1,500.

Mayoral Candidates’ Stances on Rent Freeze

Several Democratic mayoral candidates have come out in favor of at least a one-year freeze, whereas Andrew Cuomo, the current front-runner, stands alone in opposition, citing the increased costs of maintaining properties. In his 28-page housing policy, Cuomo said, “[A rent freeze] is a politically convenient posture, but if landlords — small landlords in particular — do not receive rent increases that reflect their costs, they will be unable to maintain their buildings.” Mayor Adams, who is running for re-election as an Independent, also appears to be against a rent freeze.

The RGB’s "Impossible" Task

The debate over a rent freeze illustrates the complexity of the city’s affordable housing landscape and the delicate balance between affordability and preservation that the RGB must attempt to strike. If they raise rents too much, tenants won’t be able to pay — and if they don’t raise rents enough, landlords won’t have enough funds to maintain and repair their buildings. Mark A. Willis, senior policy fellow at the NYU Furman Center, believes that the RGB’s balancing act is actually impossible in an era of inflation.

"Death Spiral"

Former Bronx Assembly Member Kenny Burgos now leads the New York Apartment Association, a 501(c)(6) organization representing thousands of owners, many of whom have rent-stabilized buildings that have been passed down through generations, he told amNewYork Metro. Burgos’ group, via its Housing for All PAC, is now backing Cuomo and is the biggest donor to any candidate in the mayoral race. The NYAA is calling for the RGB to “stop the bleeding” with a 6.25% rent increase on one-year leases.

Lack of Trust

Those in favor of a rent freeze argue that owners are making more than enough profits to cover increased operating costs — and are often skeptical that revenue from past RGB increases is actually being used to improve properties. Yun Chen, who has lived in Chinatown for 29 years, told amNewYork that she does not believe her landlord is using the income from recent rent hikes to better maintain the property, which was built in 1900.

Existing Rent Freezes

The city already has two rent freeze programs: SCRIE and DRIE, the Senior Citizen Rent Increase Exemption (ages 62 and up) and Disability Rent Increase Exemption. These programs ensure that enrolled individuals only pay a set amount, even if rents in their building increase. Advocates have expressed frustration that many middle-income tenants earn too much to qualify for SCRIE and DRIE and still struggle to pay rent.

Conclusion

The rent freeze debate is a complex issue, with valid arguments on both sides. While tenants are struggling to keep up with rising housing costs, landlords are facing increasing operating expenses. The RGB’s decision will have a significant impact on the city’s housing landscape, and it is crucial to find a balance between affordability and preservation. As the city prepares for the upcoming mayoral election, the rent freeze issue is likely to remain a key topic of discussion.

FAQs

Q: What is the Rent Guidelines Board (RGB)?
A: The RGB is a mayor-appointed, nine-member board that determines rent increases for rent-stabilized buildings in New York City.
Q: What is a rent freeze?
A: A rent freeze is a policy that prevents rent increases for a certain period, in this case, for rent-stabilized buildings in New York City.
Q: What are the arguments for and against a rent freeze?
A: Supporters argue that property owners do not need a rent increase because they are already turning a profit, while opponents argue that a rent increase is necessary to keep up with rising costs of insurance, utilities, labor, and more.
Q: What is the 2019 Housing Stability and Tenant Protection Act (HSTPA)?
A: The HSTPA is a law that capped the amount landlords can raise rent in exchange for costly repairs, such as roof replacements, new plumbing, or new boiler systems, in their buildings and in individual apartments after a tenant leaves.
Q: What are SCRIE and DRIE?
A: SCRIE and DRIE are the Senior Citizen Rent Increase Exemption and Disability Rent Increase Exemption programs, which ensure that enrolled individuals only pay a set amount, even if rents in their building increase.