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Plattsburgh is a city of approximately 19,000 residents in Clinton County in the North Country region of upstate New York, situated on the western shore of Lake Champlain near the Canadian border. A significant share of Plattsburgh's population rents, driven in part by SUNY Plattsburgh's enrollment and the presence of military and civilian employees at the former Plattsburgh Air Force Base. Renters in the city most commonly ask about rent increases, security deposit returns, repair obligations, and what to expect if they receive an eviction notice.
Unlike New York City and some downstate municipalities, Plattsburgh has no local rent control or rent stabilization ordinance. Tenants here rely entirely on New York State landlord-tenant statutes — primarily the Real Property Law (RPL), the Real Property Actions and Proceedings Law (RPAPL), and the General Obligations Law (GOL) — for their protections. These state laws still provide meaningful rights, including strict security deposit return deadlines, a warranty of habitability, and prohibitions on self-help evictions.
This article is intended as an informational overview only and does not constitute legal advice. Laws change, and every tenancy is different. If you believe your rights have been violated, contact a local legal aid organization or a licensed New York attorney for guidance specific to your situation.
Plattsburgh Has No Rent Control or Rent Stabilization. New York's Emergency Tenant Protection Act (ETPA) of 1974 and the Housing Stability and Tenant Protection Act (HSTPA) of 2019 allow municipalities outside New York City to opt into rent stabilization, but only when local vacancy rates fall at or below 5%. Plattsburgh has not declared a housing emergency and has not enacted a local rent stabilization law. As a result, no rent-regulated units exist in the city under either program.
In practice, this means landlords in Plattsburgh may raise rent by any amount upon lease renewal or at the start of a new tenancy, provided they give the tenant proper advance written notice under N.Y. Real Prop. Law § 226-c (30 days for tenancies under one year, 60 days for tenancies of one to two years, and 90 days for tenancies of two years or more). There is no cap on the percentage of a rent increase, and no city agency reviews or approves increases. Tenants who refuse to pay the new rent and remain in possession may face a holdover proceeding in Clinton County Court.
If Plattsburgh's rental vacancy rate were to drop to 5% or below and the city council declared a housing emergency, the ETPA framework could be activated. As of the date of this publication, that has not occurred.
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 safe, clean, and livable condition throughout the tenancy. This includes functioning heat, hot water, plumbing, and structural integrity. If a landlord materially breaches this warranty, tenants may be entitled to a rent abatement proportional to the loss of use and enjoyment.
Heat and Hot Water Requirements (N.Y. Mult. Dwell. Law § 79; N.Y. Pub. Health Law § 1389): In buildings subject to the Multiple Dwelling Law, landlords must provide heat of at least 68°F between 6 a.m. and 10 p.m. when outdoor temperatures fall below 55°F, and at least 55°F between 10 p.m. and 6 a.m. Hot water must be provided at a minimum temperature of 120°F year-round.
Anti-Retaliation Protection (N.Y. Real Prop. Law § 223-b): It is unlawful for a landlord to increase rent, decrease services, commence eviction, or threaten any of these actions in retaliation for a tenant complaining to a government agency about housing conditions, organizing with other tenants, or exercising any right under the lease or law. A court may presume retaliation if adverse action occurs within 60 days of a protected activity, shifting the burden to the landlord to prove a legitimate, non-retaliatory reason.
Notice Requirements for Termination (N.Y. Real Prop. Law § 226-c): Landlords must provide advance written notice before terminating or declining to renew a tenancy: 30 days for tenancies of less than one year, 60 days for tenancies of one to two years, and 90 days for tenancies of two or more years. This notice requirement was strengthened by the HSTPA of 2019 and applies to all residential month-to-month and periodic tenancies statewide.
Prohibition on Lockouts and Utility Shutoffs (N.Y. Real Prop. Law § 235; RPAPL § 768): A landlord may not remove a tenant from possession except through a lawful court proceeding. Changing locks, removing doors or windows, removing a tenant's belongings, or deliberately shutting off utilities to force a tenant out are illegal acts of self-help eviction. A tenant subjected to such conduct may bring an action for damages, including punitive damages.
Lease Disclosure and Receipt Requirements (N.Y. Real Prop. Law § 235-e): Landlords must provide tenants with a written receipt for any rent paid in cash, and must provide a copy of any written lease to the tenant within 30 days of the tenant signing it.
Deposit Cap: Under the Housing Stability and Tenant Protection Act of 2019 (N.Y. Gen. Oblig. Law § 7-108(1-a)), landlords in New York may collect a security deposit of no more than the equivalent of one month's rent. This cap applies to virtually all residential tenancies statewide, including those in Plattsburgh. Landlords may not collect additional deposits labeled as 'last month's rent' or 'pet deposits' in addition to the one-month cap.
Return Deadline: The landlord must return the security deposit — along with an itemized written statement of any deductions — within 14 days after the tenant vacates the unit and returns possession (N.Y. Gen. Oblig. Law § 7-108(1-a)(e)). The itemized statement must describe each deduction and the estimated or actual cost of repair. The landlord must use reasonable efforts to provide actual costs; if a contractor is used, the landlord must provide a receipt or invoice.
Penalty for Non-Compliance: If a landlord fails to return the deposit and itemized statement within 14 days, the landlord forfeits the right to retain any portion of the deposit and must return the full amount to the tenant (N.Y. Gen. Oblig. Law § 7-108(1-a)(e)). The tenant may sue in Small Claims Court (Clinton County) for the return of the deposit plus court costs. Intentional retention of a deposit in bad faith may also support a claim for additional damages.
Permissible Deductions: Landlords may only deduct for unpaid rent and for damage beyond normal wear and tear. Routine cleaning, repainting after normal use, and minor scuffs or nail holes are generally considered normal wear and tear and cannot be deducted.
Holding and Commingling: In buildings with six or more units, the landlord must deposit the security deposit in an interest-bearing account at a New York bank, notify the tenant of the account location and interest rate, and pay the tenant annual interest (less a 1% administrative fee) (N.Y. Gen. Oblig. Law § 7-103).
Overview: A landlord in Plattsburgh must follow the full court process to remove a tenant. There is no shortcut — self-help eviction is illegal under N.Y. Real Prop. Law § 235 and RPAPL § 768, and a landlord who resorts to lockouts, utility shutoffs, or removal of belongings may face civil liability.
Step 1 — Written Notice: Before filing in court, the landlord must provide the appropriate written notice depending on the grounds for eviction:
• Non-payment of rent: A 14-day written demand for rent (a 'Rent Demand') under RPAPL § 711(2). If the tenant pays within 14 days, the tenancy continues.
• Holdover / lease violation: A notice to cure (typically 10–30 days depending on the violation) followed by a notice of termination if the violation is not cured, under RPAPL § 711(1).
• Month-to-month termination: 30, 60, or 90 days advance written notice under N.Y. Real Prop. Law § 226-c, depending on tenancy length.
Step 2 — Filing a Summary Proceeding: If the tenant does not comply with the notice, the landlord files a petition in Clinton County Court (or Plattsburgh City Court for cases within the city limits) under RPAPL Article 7. The court will issue a notice of petition setting a hearing date.
Step 3 — Service of Process: The tenant must be served with the petition and notice of petition at least 5 days (and no more than 12 days) before the hearing date, under RPAPL § 733. Service must comply with the prescribed methods (personal service, substituted service, or conspicuous place service).
Step 4 — Court Hearing: At the hearing, both parties may present evidence and arguments. In non-payment cases, the tenant has the right to pay all rent owed plus costs at or before the hearing ('pay or vacate') and have the proceeding dismissed. The tenant may also raise defenses including habitability violations or retaliation.
Step 5 — Warrant of Eviction: If the court rules in the landlord's favor, it issues a judgment of possession and, if requested, a warrant of eviction. The warrant is executed by the Clinton County Sheriff or a city marshal — not by the landlord personally. The tenant must vacate by the date specified in the warrant.
Tenant Protections During Eviction: Tenants may not be evicted for exercising their legal rights (N.Y. Real Prop. Law § 223-b). Tenants facing hardship may request a stay of the warrant for up to one year in certain circumstances under RPAPL § 753.
This article is provided for general informational purposes only and does not constitute legal advice. The information contained here reflects New York State law and publicly available information as of April 2026, but laws and regulations may change. Every tenancy involves unique facts, and this overview may not address your specific situation. Renters with questions about their individual rights should contact a qualified New York attorney or a local legal aid organization such as North Country Legal Services. RentCheckMe makes no representations or warranties as to the accuracy, completeness, or current applicability of the information on this page.
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