New York City has frozen rents for 1 million stabilized apartments while Bronx tenants under new leases face a 31% rent hike—exposing a growing divide in the city’s housing crisis. The conflicting policies, approved by New York City, leave low-income households in the Bronx vulnerable to sharp increases just as other renters benefit from protections under the Mamdani Rent Freeze. Advocates warn the disparities risk deepening inequality, while landlords argue the hikes reflect market conditions.
The rent freeze, officially named the Mamdani Rent Freeze, was approved by the City Council and applies to approximately 1 million units in buildings with six or more apartments, capping annual increases at 5% for two years.
“This is a two-tiered system where some New Yorkers get relief and others get crushed,” said Tenants & Neighbors executive director Michael McKee. “The Bronx, already struggling with displacement, is bearing the brunt.” Meanwhile, landlord groups like the Real Estate Board of New York (REBNY) argue the hikes are necessary to offset rising property taxes and maintenance costs, which have surged significantly citywide since 2020.
Why the policies clash—and who’s left out
The Mamdani Rent Freeze: What It Covers (and Who’s Excluded)
The Mamdani Rent Freeze, named after Council Member Mark Levine, was designed to protect tenants in buildings with six or more units where rents are regulated under the 1969 Rent Stabilization Law. Key details:
- Applies to: ~1 million units in buildings with six or more apartments, where rents are stabilized or regulated.
- Duration: Two-year freeze, with annual increases capped at 5% after that period.
- Excludes: New leases in buildings not covered by rent stabilization, including many in the Bronx where landlords argue older buildings lack protections.
According to the DCP’s 2023 Annual Report, the Bronx has a high concentration of unregulated units in the city—nearly 40% of its housing stock. These buildings, often older or smaller, are not subject to rent stabilization, leaving tenants at the mercy of market rates.
Landlord justifications for hikes
REBNY president Doug Farb cited “skyrocketing” property taxes and maintenance costs as reasons for the increases. “Landlords are not making a profit,” Farb told The New York Times.
However, critics argue the hikes disproportionately affect low-income Bronx residents. The 31% average hike for new leases would push many over the edge into homelessness.
Bronx Tenants: Who’s Hit Hardest?
The Bronx’s housing crisis is rooted in decades of disinvestment and gentrification. While Manhattan and Brooklyn saw rent stabilization expanded in recent years, the Bronx—home to a large population, nearly 40% of whom are Black or Latino—has lagged. Key factors:
- Unregulated buildings: Nearly 40% of Bronx housing stock lacks rent stabilization, per DCP data.
- Income levels: Median household income in the Bronx is below the city average, according to U.S. Census data.
“The Bronx is the canary in the coal mine,” said Metropolitan Council on Housing policy director Jenny Tran. “If we don’t fix this, the rest of the city will follow.”
What Happens Next? Legal Battles and Political Fallout
Landlord groups have already signaled they may challenge the Mamdani Rent Freeze in court, arguing it violates state property rights laws. Meanwhile, tenant advocates are pushing for expanded protections, including:
- A citywide cap on rent increases for all tenants, not just stabilized units.
- Stronger penalties for landlords who harass tenants to force moves.
- Funding for legal aid to help tenants fight unjust hikes.
The next critical deadline is September 1, 2024, when the Mamdani Rent Freeze’s two-year period begins. After that, the 5% annual cap could be lifted unless extended by the City Council. Advocates are urging the mayor to include a permanent freeze in the upcoming budget proposal.
Where to get help
- Tenants & Neighbors – Legal aid and organizing for renters.
- NYC Housing Rights Alliance – Complaint filing for rent violations.
Key Takeaways
- The Mamdani Rent Freeze protects 1 million stabilized units but excludes many Bronx tenants in unregulated buildings.
- New leases in the Bronx are seeing 31% average hikes, pushing low-income households toward homelessness.
- Landlords cite rising costs, while advocates blame decades of disinvestment in the Bronx.
- The freeze’s two-year period begins September 1, 2024—future extensions are uncertain.
What’s next? The battle over rent hikes will likely escalate in court and at City Hall. Tenant groups are rallying for broader protections, while landlords prepare for legal challenges. For now, Bronx residents facing hikes have few options beyond legal aid—and time is running out before the freeze expires.
Have you been affected by rent hikes in the Bronx? Share your story in the comments below.