White Plains is the county seat of Westchester County, New York, with a population of roughly 58,000 residents. A significant share of White Plains residents are renters, occupying apartments in a housing market that blends urban density with suburban character. Renters here frequently search for information about rent increases, security deposit returns, eviction notices, and landlord repair obligations.
White Plains does not have its own local rent control or rent stabilization ordinance, and the city has not enacted any tenant protection laws beyond those established by New York State. However, New York State provides some of the strongest tenant protections in the country, particularly following the passage of the Housing Stability and Tenant Protection Act of 2019 (HSTPA). These state-level rules apply fully to White Plains renters and cover everything from deposit caps to eviction procedures.
This article is intended as an informational overview of tenant rights in White Plains, New York. It is not legal advice. Laws can change, and individual circumstances vary. If you face a serious housing issue, consult a licensed attorney or a local legal aid organization.
White Plains has no local rent control or rent stabilization ordinance. The city has not enacted any municipal law capping rent increases or regulating the frequency of rent hikes for private-market units.
New York State's Rent Stabilization Law (N.Y. Admin. Code §§ 26-501 et seq.) and Emergency Tenant Protection Act (McKinney's Unconsolidated Laws §§ 8621 et seq.) can apply to certain buildings in Westchester County municipalities that have opted in, but White Plains has not adopted local rent stabilization coverage for its housing stock. A small number of units in White Plains may be subject to state rent stabilization if they were built under certain tax-benefit programs (such as 421-a), but the vast majority of private-market apartments are not covered.
In practice, this means a landlord in White Plains may raise your rent by any amount at the end of a lease term, as long as they give the legally required advance notice under N.Y. Real Property Law § 226-c (30, 60, or 90 days depending on tenancy length). Renters without a lease, or those on month-to-month arrangements, are particularly exposed to rent increases since there is no cap. Tenants concerned about a specific building's stabilization status can check the New York State Homes and Community Renewal (HCR) database at hcr.ny.gov.
New York State law provides a robust framework of tenant protections that apply to all White Plains renters. The following are the most important:
Warranty of Habitability (N.Y. Real Prop. Law § 235-b): Every residential lease in New York includes an implied warranty of habitability. Landlords must maintain rental units in a safe, livable condition — including adequate heat, hot water, structurally sound walls and ceilings, functioning plumbing, and freedom from pests. If a landlord fails to maintain habitability, 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): Under the HSTPA, landlords may collect no more than one month's rent as a security deposit. Deposits must be kept in a separate account and returned within 14 days of the tenant vacating, along with an itemized written statement of any deductions. Failure to comply entitles the tenant to the full deposit plus the landlord forfeits the right to retain any portion.
Notice Requirements for Rent Increases and Non-Renewal (N.Y. Real Prop. Law § 226-c): Landlords must give written notice before raising rent more than 5% or declining to renew a lease: 30 days' notice for tenancies under one year, 60 days for tenancies of one to two years, and 90 days for tenancies of two or more years.
Just Cause Eviction Protections (HSTPA; N.Y. Real Prop. Actions & Proc. Law § 711): Under the 2019 HSTPA reforms, landlords generally must have a legally recognized reason — such as nonpayment of rent, lease violation, or owner occupancy — to commence eviction proceedings. Self-help eviction is prohibited.
Anti-Retaliation (N.Y. Real Prop. Law § 223-b): Landlords may not retaliate against tenants for reporting housing code violations, complaining to a government agency, or exercising any legal right. Retaliatory acts include rent increases, service reductions, and eviction threats. A tenant facing retaliation may raise it as a defense in eviction court and may be entitled to damages.
Lockout and Utility Shutoff Prohibition (N.Y. Real Prop. Actions & Proc. Law § 853): It is illegal for a landlord to lock out a tenant, remove doors or windows, or shut off utilities to force a tenant out. A tenant who is illegally locked out may seek emergency relief in court and may be awarded treble damages.
Good Cause Eviction Law (NY RPL Article 6-A). Effective April 20, 2024, New York's Good Cause Eviction Law automatically covers New York City and takes effect in any other municipality that votes to opt in. Where it applies, the landlord of a covered market-rate unit generally must have a statutory 'good cause' to refuse a lease renewal or evict, and a rent increase above the lesser of 10% or local CPI plus 5% (8.79% under the DHCR notice effective February 19, 2025) is presumptively unreasonable and can be challenged. Owner-occupied buildings of 10 or fewer units, new construction less than 30 years old, already rent-regulated units, and units above high-rent or large-portfolio thresholds are exempt. Confirm whether your municipality has opted in. See the New York Attorney General's Good Cause Eviction guidance at https://ag.ny.gov/publications/new-york-state-good-cause-eviction-law.
Under the Housing Stability and Tenant Protection Act of 2019, New York State law (N.Y. General Obligations Law § 7-108) strictly governs security deposits for all White Plains renters:
Cap: A landlord may collect a maximum of one month's rent as a security deposit. Collecting more than one month's rent upfront — whether called a security deposit, last month's rent, or any other fee — is prohibited.
Separate Account: The landlord must hold the deposit in a separate bank account and may not commingle it with personal or business funds. For buildings with six or more units, the deposit must be held in an interest-bearing account, and the tenant is entitled to annual interest (minus a 1% administrative fee).
Return Deadline: The landlord must return the deposit within 14 days after the tenant vacates the unit. The return must be accompanied by an itemized written statement of any deductions for damages beyond normal wear and tear.
Penalty for Non-Compliance: If a landlord fails to return the deposit or provide the itemized statement within 14 days, the landlord forfeits the right to retain any portion of the deposit and must return it in full. The tenant may sue in Small Claims Court (for amounts up to $10,000) or Civil Court to recover the deposit plus any applicable court costs.
Normal Wear and Tear: Landlords cannot deduct for ordinary wear and tear — scuffs on walls, minor carpet wear, or small nail holes. Deductions are only permitted for actual damage caused by the tenant beyond normal use.
Eviction in White Plains follows New York State law, which was significantly strengthened by the Housing Stability and Tenant Protection Act of 2019. Landlords must follow a strict legal process; self-help eviction is illegal.
Step 1 — Written Notice: Before filing in court, the landlord must serve the tenant with a written notice. The type and length of notice depends on the reason for eviction:
Step 2 — Court Filing: If the tenant does not comply with the notice, the landlord files a petition in Westchester County Housing Court (located in White Plains). The tenant receives a notice of petition specifying the court date.
Step 3 — Court Hearing: Both parties appear before a Housing Court judge. Tenants have the right to present defenses — including habitability issues, retaliation, or payment of rent. Tenants are strongly encouraged to seek legal counsel before the hearing.
Step 4 — Warrant of Eviction: If the court rules in the landlord's favor, a warrant of eviction is issued. Only a New York City marshal or Westchester County Sheriff may physically remove a tenant; the landlord cannot do so personally.
Self-Help Eviction Is Illegal: A landlord who changes locks, removes a tenant's belongings, shuts off utilities, or otherwise tries to force a tenant out without a court order is committing an illegal lockout under N.Y. Real Prop. Actions & Proc. Law § 853. A tenant subjected to an illegal lockout may seek immediate emergency relief from Housing Court and may be awarded treble damages.
This article is provided for informational purposes only and does not constitute legal advice. Tenant rights laws in New York State and White Plains, New York may change, and the information presented here may not reflect the most current legal developments. Individual circumstances vary significantly, and this content should not be relied upon as a substitute for advice from a licensed attorney or qualified legal aid organization. If you are facing an eviction, a security deposit dispute, or any other serious housing matter, please consult with an attorney or contact a legal aid organization in Westchester County.
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