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Long Beach is a small barrier-island city of roughly 33,000 residents in Nassau County, New York, where a significant portion of households rent their homes. Situated along the South Shore of Long Island, Long Beach's rental market includes everything from beachside apartments to year-round condos, and many residents rent from private landlords rather than large management companies. The most common questions Long Beach renters ask involve security deposit returns, eviction notice requirements, and whether any local rent limits apply.
All landlord-tenant relationships in Long Beach are governed primarily by New York State law — specifically the New York Real Property Law (RPL), the General Obligations Law (GOL), and the landmark Housing Stability and Tenant Protection Act of 2019 (HSTPA). Nassau County and the City of Long Beach have not enacted independent rent control or rent stabilization measures, so state law sets the floor for all tenant protections. Understanding these statutes is essential for any Long Beach renter navigating a dispute, lease renewal, or eviction proceeding.
This page provides a plain-language summary of the tenant rights that apply to renters in Long Beach, New York. It is intended as an educational resource only and does not constitute legal advice. Laws can change; always verify current requirements with a licensed attorney or qualified legal aid organization before taking action.
Long Beach has no rent control or rent stabilization. New York City's Rent Control and Rent Stabilization programs, governed by the New York City Administrative Code and the Rent Stabilization Law, apply only within the five boroughs of New York City and do not extend to Long Beach or any other municipality in Nassau County. The Emergency Tenant Protection Act of 1974 (ETPA), codified at N.Y. Unconsol. Laws §§ 8621–8634, authorizes counties, cities, towns, and villages outside New York City to adopt rent stabilization when a housing emergency (vacancy rate at or below 5%) is declared — but Nassau County and the City of Long Beach have not made such a declaration or adopted the ETPA.
In practice, this means that in Long Beach a landlord is free to set the rent at any amount and to raise it by any amount upon lease renewal, subject only to proper advance notice requirements under N.Y. Real Prop. Law § 226-c (30, 60, or 90 days depending on length of tenancy). There is no cap on annual rent increases, no requirement to justify rent hikes, and no registration system for landlords to file rents with a local agency. Tenants who believe a rent increase is retaliatory — imposed in response to exercising a legal right — may have a defense under N.Y. Real Prop. Law § 223-b, but purely economic increases are lawful.
New York State provides a robust set of protections for renters statewide, all of which apply fully in Long Beach.
Warranty of Habitability (N.Y. Real Prop. Law § 235-b): Every residential lease in New York carries an implied warranty of habitability. Landlords must maintain rental units in a condition fit for human habitation, free from conditions that are dangerous, hazardous, or detrimental to life, health, or safety. If a landlord fails to maintain this standard, tenants may withhold rent, repair-and-deduct, or seek a rent reduction through Housing Court.
Security Deposit Rules (N.Y. Gen. Oblig. Law § 7-108): As amended by the HSTPA in 2019, security deposits are capped at one month's rent for all residential tenancies. Landlords must return the deposit (with an itemized written statement of deductions) within 14 days after the tenant vacates. Failure to comply forfeits the landlord's right to retain any portion of the deposit for damages.
Notice Requirements (N.Y. Real Prop. Law § 226-c): Landlords must provide written advance notice before a rent increase or non-renewal: 30 days for tenancies under one year, 60 days for tenancies of one to two years, and 90 days for tenancies of two or more years. These notice periods also apply to month-to-month tenancies.
Anti-Retaliation Protection (N.Y. Real Prop. Law § 223-b): A landlord may not evict, raise rent, reduce services, or otherwise penalize a tenant for complaining in good faith to a governmental authority about housing conditions, for organizing with other tenants, or for exercising any right protected by law. A court may presume retaliation if adverse action occurs within one year of protected activity.
Lockout and Utility Shutoff Prohibition (N.Y. Real Prop. Law § 235): Self-help eviction — including changing locks, removing doors or windows, or deliberately discontinuing essential services such as heat, hot water, electricity, or gas — is illegal in New York. A landlord who engages in self-help eviction may be liable for damages including treble damages and attorneys' fees.
Heat and Hot Water (N.Y. Mult. Dwell. Law § 79; Nassau County Local Law): In multiple dwellings, landlords must supply heat from October 1 through May 31 sufficient to maintain at least 68°F during the day (6 a.m.–11 p.m.) when outdoor temperature falls below 55°F, and at least 55°F overnight. Hot water must be supplied at a minimum of 120°F year-round.
Lease Renewal and Just Cause (HSTPA, 2019): While Long Beach does not have rent stabilization, the HSTPA strengthened protections for tenants with written leases and for those who have continuously occupied a unit for 12 or more months. Landlords seeking to non-renew must comply with the notice periods under § 226-c and must state the basis for non-renewal when required.
Security deposit rules for Long Beach renters are set exclusively by New York State law, specifically N.Y. General Obligations Law § 7-108, as substantially amended by the Housing Stability and Tenant Protection Act of 2019 (HSTPA).
Cap: A landlord may collect no more than one month's rent as a security deposit, regardless of the term of the lease or the tenant's rental history. Collecting more than one month's rent is a violation of the statute.
Holding and Interest: For buildings with six or more units, the landlord must deposit the security deposit in a separate, interest-bearing bank account in New York State, and must not commingle the funds with the landlord's own money (N.Y. Gen. Oblig. Law § 7-103). The tenant is entitled to the interest earned, less a 1% administrative fee the landlord may retain.
Return Deadline: The landlord must return the deposit — along with a written, itemized statement of any deductions — within 14 days after the tenant has vacated the premises and provided the landlord with a forwarding address. Deductions are limited to unpaid rent and actual damages beyond normal wear and tear.
Penalty for Non-Compliance: If the landlord fails to return the deposit and provide the itemized statement within 14 days, the landlord forfeits the right to retain any portion of the deposit. The tenant is entitled to the full amount of the deposit and may bring a court action to recover it. Courts may also award attorneys' fees in egregious cases.
Move-Out Inspection: Under N.Y. Gen. Oblig. Law § 7-108(1-a), landlords must offer tenants the opportunity to be present at a pre-move-out inspection, conducted no earlier than two weeks before the end of the tenancy. The landlord must provide a written statement of conditions that the tenant can remedy to avoid deductions. If the landlord fails to offer this inspection, the landlord cannot make any deduction from the deposit for conditions that could have been identified at the inspection.
Eviction in Long Beach follows the New York State court process, governed primarily by the N.Y. Real Property Actions and Proceedings Law (RPAPL) and the N.Y. Real Property Law (RPL). Landlords must follow each step precisely; failure to do so can result in dismissal of the proceeding.
Step 1 — Notice to Tenant: Before filing in court, the landlord must serve the appropriate written notice:
• Non-Payment of Rent: A 14-day written rent demand (RPAPL § 711(2)), notifying the tenant of the amount owed and demanding payment or surrender of the premises.
• Holdover / Lease Violation: A 30-day notice to cure (for a curable violation) followed by a 30-day notice of termination if the violation is not corrected, or a 30-day (tenancy <1 year), 60-day (1–2 years), or 90-day (2+ years) notice to vacate for non-renewal (N.Y. Real Prop. Law § 226-c).
• Month-to-Month Termination: Same 30/60/90-day notice requirements under § 226-c.
Step 2 — Filing the Petition: After proper notice, the landlord may file a Summary Proceeding (non-payment or holdover) in Nassau County District Court, First District, located in Hempstead. The landlord must pay filing fees and serve the tenant with a Notice of Petition and Petition.
Step 3 — Court Hearing: Both parties appear before a judge. Tenants have the right to raise defenses including improper notice, breach of the warranty of habitability (N.Y. Real Prop. Law § 235-b), retaliation (§ 223-b), or payment of rent. Tenants may also request an adjournment to obtain legal representation. The court can issue a judgment of possession and a money judgment for unpaid rent.
Step 4 — Warrant of Eviction: If the landlord obtains a judgment of possession, the court issues a Warrant of Eviction (RPAPL § 749). The warrant authorizes a Nassau County Sheriff or City Marshal to remove the tenant. For non-payment cases, tenants have until the warrant is executed to pay all arrears and stop the eviction.
Step 5 — Enforcement: Only a Sheriff or Marshal may physically carry out an eviction. The officer must provide at least 72 hours' notice before executing the warrant.
Self-Help Eviction Is Illegal: Under N.Y. Real Prop. Law § 235 and RPAPL § 853, a landlord who changes locks, removes a tenant's belongings, shuts off utilities, or takes any other self-help measure to force a tenant out — without a court-ordered warrant — commits an illegal lockout. The tenant may seek emergency relief in Housing Court and may be awarded possession, damages, and up to three times actual damages under RPAPL § 853.
The information on this page is provided for general educational purposes only and does not constitute legal advice. Tenant rights laws — including statutes, regulations, and local ordinances — may change, and the application of any law depends on the specific facts of your situation. Nothing on this page creates an attorney-client relationship. If you have a specific legal problem or question, you should consult a licensed attorney or contact a qualified legal aid organization in Nassau County or New York State. RentCheckMe makes no representation that the information on this page is complete, current, or applicable to your individual circumstances.
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