Landlord & Tenant Law in New York
Experienced representation for landlords, property owners, tenants, and businesses — in Housing Court and beyond.
Track Record
Eviction Proceedings
Successfully litigated hundreds of eviction proceedings on behalf of landlords and property owners.
Good Cause & ERAP
Successfully represented landlords and property owners in Good Cause Eviction and ERAP proceedings.
ERAP Stays
Successfully challenged ERAP-related stays and obtained relief allowing eviction proceedings to move forward.
Efficient Resolution
Matters resolved in as few as two court appearances, with a high rate of pre-trial settlement.
Lead Attorney
Zixian Qi, Esq.
Super Lawyers Rising Stars, 2020-2026
ARAG® Legal Insurance Accepted — Eligible matters may be covered or offered at reduced rates under your ARAG plan. Contact our office to confirm coverage.
New York’s landlord-tenant laws are among the most complex in the country — and they continue to evolve rapidly.
Alpha Law represents landlords, property owners, property managers, investors, residential tenants, commercial tenants, and businesses across all stages of the process — from pre-litigation strategy and lease drafting through Housing Court proceedings, DHCR matters, appeals, and regulatory compliance.
Our attorneys bring practical, results-oriented counsel to both sides of residential and commercial disputes.
Areas We Serve
New York City (Manhattan, Brooklyn, Queens, the Bronx, and Staten Island) • Long Island (Nassau County and West Suffolk County)
Scope of Services
Residential Landlord Representation
- Nonpayment proceedings
- Holdover proceedings
- Lease violation proceedings
- Licensee removal proceedings
- Squatter and unauthorized occupant proceedings
- Good Cause Eviction matters
- ERAP-related proceedings and challenges
- Rent arrears recovery
- Lease drafting and enforcement
- Notices to cure, notices of termination, and predicate notices
- Harassment defense proceedings
- Settlement negotiations and stipulations
- Judgment enforcement and warrant execution
- Rent stabilization compliance counseling
- DHCR proceedings and responses
- Rent registration and rent history reviews
- Succession rights disputes
- MCI and IAI related matters
- Regulatory compliance for rent-regulated properties
Residential Tenant Representation
- Defense of eviction proceedings
- Good Cause Eviction defenses
- ERAP-related matters
- Lease disputes
- Security deposit disputes
- Habitability claims
- Repair and maintenance disputes
- Rent overcharge and regulatory matters
- Harassment and unlawful eviction claims
- Rent stabilization rights and protections
- DHCR administrative proceedings
- Succession rights claims
- Rent history reviews
- Lease renewal disputes in regulated apartments
Commercial Landlord Representation
- Commercial nonpayment proceedings
- Commercial holdover proceedings
- Lease enforcement actions
- Commercial lease defaults
- Recovery of possession
- Good Guy Guaranty enforcement
- Lease drafting and negotiation
- Yellowstone injunction matters
- Supreme Court commercial lease litigation
Commercial Tenant Representation
- Commercial lease disputes
- Lease default defense
- Good Guy Guaranty review and defense
- Lease interpretation disputes
- Business eviction defense
- Lease renewal and extension disputes
- Yellowstone injunction proceedings
- Commercial settlement negotiations
Property Owner & Management Counsel
- Lease preparation and review
- Building and property management issues
- Regulatory compliance guidance
- Occupancy and use disputes
- Pre-litigation strategy and counseling
- Rent stabilization compliance audits
- DHCR registration and filing assistance
- Rent-regulated portfolio review
Frequently Asked Questions
R
Residential
What is the difference between a nonpayment proceeding and a holdover proceeding?
A nonpayment proceeding is brought when a tenant fails to pay rent. A holdover proceeding is brought when a landlord seeks possession for reasons other than unpaid rent — such as lease violations, expiration of a lease term, or unauthorized occupancy.
How long does the eviction process take in New York?
The timeline varies depending on the type of proceeding, court schedules, tenant defenses, and whether settlement occurs. Contested proceedings often take many months. Cases involving Good Cause Eviction defenses, ERAP issues, rent stabilization claims, succession rights disputes, or appeals may take a year or longer.
Can a landlord remove a tenant without going to court?
Generally, no. New York law prohibits self-help evictions. Landlords must obtain a court order and follow statutory procedures before a tenant may be legally removed.
What rights do tenants have regarding repairs and habitability?
New York law requires landlords to maintain residential premises in a safe and habitable condition. Tenants may have legal remedies when serious conditions affect health, safety, or the use and enjoyment of the property.
GC
Good Cause Eviction
What is the Good Cause Eviction Law?
New York’s Good Cause Eviction Law, enacted in 2024, provides certain residential tenants with additional protections against eviction and limits on certain rent increases. Whether the law applies depends on the type of housing, ownership structure, and statutory exemptions.
Does the Good Cause Eviction Law apply to every rental property?
No. The law contains numerous exemptions. Determining coverage requires careful review of the property’s ownership, size, occupancy status, and other statutory criteria.
Can a landlord still evict a tenant under the Good Cause Eviction Law?
Yes. Eviction remains permitted under specified circumstances, including nonpayment of rent, lease violations, nuisance conduct, illegal use of premises, and owner occupancy claims.
E
ERAP
What is ERAP, and is it still active?
ERAP (Emergency Rental Assistance Program) provided rental assistance to qualifying tenants during the pandemic. New York State stopped accepting new applications on January 20, 2023, and the portal was permanently closed on November 17, 2025, after distributing over $4 billion in assistance. The program is no longer operating.
Can ERAP still affect a landlord-tenant case today?
In some circumstances, yes. Although ERAP is no longer accepting applications, disputes involving prior ERAP applications, prior payment determinations, appeal rights, eviction protections associated with approved applications, or historical rent arrears covered by ERAP may still arise in ongoing landlord-tenant litigation. These issues are now far less common than during the height of the pandemic but may still affect older cases.
ERAP Program Timeline
March 13, 2020 — Earliest date for eligible rental arrears.
June 1, 2021 — New York ERAP application portal opens.
February 14, 2022 — Higher-income ERAP expansion program closes to new applications.
January 20, 2023 (9:00 p.m. EST) — ERAP permanently closes to new applications statewide.
2023–2025 — Previously submitted applications continue to be processed and appealed.
November 17, 2025 — New York State ERAP online portal permanently shut down after distributing more than $4 billion in assistance.
C
Commercial
What is a Good Guy Guaranty?
A Good Guy Guaranty (“GGG”) is a limited personal guaranty commonly used in New York commercial leases. Under a Good Guy Guaranty, a business owner or principal agrees to be personally responsible for certain lease obligations—typically rent and related charges—until the tenant properly vacates the premises and surrenders possession in accordance with the lease. Because these guaranties can create significant personal liability, they should be carefully reviewed and negotiated before signing.
What is a Yellowstone injunction?
A Yellowstone injunction is a remedy under New York law that may allow a commercial tenant to preserve its lease rights while contesting an alleged default. These proceedings are highly time-sensitive and often require immediate legal action.
Can a commercial tenant be evicted for violating a lease?
Yes. Commercial landlords may commence proceedings based on lease defaults, unauthorized use, failure to maintain insurance, nonpayment of rent, or other material breaches.
Are commercial tenants protected by the Good Cause Eviction Law?
Generally, no. The Good Cause Eviction Law applies to certain residential tenancies and does not typically govern commercial leasing relationships.
G
General
Should I hire an attorney before starting an eviction proceeding?
Yes. Landlord-tenant proceedings are governed by strict procedural and notice requirements. Errors in notices, service, or filing procedures can delay a case or result in dismissal. Early legal guidance can help avoid costly mistakes and improve the likelihood of a successful outcome.
What should I do if I receive court papers from my landlord or tenant?
Court papers should never be ignored. Missing deadlines or failing to appear can result in default judgments. An attorney can review the claims, explain your options, and develop an appropriate strategy.
Can landlord-tenant disputes be resolved without a trial?
Yes. Many disputes are resolved through negotiation, stipulation agreements, payment plans, lease modifications, or other settlement arrangements. Effective settlement strategies can reduce costs and achieve practical objectives for both sides.
Why Clients Choose Us
01
Deep Housing Court Experience
Representing both landlords and tenants across hundreds of residential and commercial matters handled annually in New York City.
02
Current Knowledge of NYC Rent Regulation
Including Good Cause Eviction, rent stabilization, DHCR proceedings, and rent-regulated property compliance.
03
Multidisciplinary Approach
Coordinating across real estate, litigation, and corporate practice to address the broader business and financial issues behind each dispute — not just the immediate matter.
04
Multilingual & Cross-Border Capability
Assisting foreign property owners, international investors, and cross-border clients across New York real estate and litigation matters.
05
Responsive Throughout
Responsive communication and efficient case management from first consultation to resolution.
Attorney Advertising. Prior results do not guarantee a similar outcome.
Get Started
Facing a Landlord-Tenant Dispute?
Contact us to discuss your matter.