New York landlord repair timeline
How long does a landlord in New York have to repair?
The clock most states set starts at the tenant’s written notice. Here is what the statute says, with the official source. It is general information, not legal advice.
- What it sets
- Not set by statute: a warranty of habitability in every residential lease that a lease cannot waive
- Statute
- Real Property Law 235-b
- Official source
- New York Real Property Law section 235-b
Not an emergency service. For a fire, a gas leak or anyone in danger, call 911 or the gas utility.
What New York law says, line by line
Each line restates the text it cites. Check the current version before you rely on it.
Every written or oral residential lease carries a warranty that the home and shared areas are fit to live in and free of conditions dangerous to life, health or safety.
Real Property Law 235-b(1)A condition caused by the tenant or people under their control isn’t a breach.
Real Property Law 235-b(1)A lease clause that waives the warranty is void.
Real Property Law 235-b(2)A court can set damages without expert testimony, and excludes them during a strike the landlord didn’t cause if the landlord tried in good faith to cure.
Real Property Law 235-b(3)
Checked October 21, 2026
Turn the statute into your own response times
City rules and your leases can be stricter than the state. Write your times as the strictest of the three.
- Count from when the tenant told you, because many deadlines start at notice
- Put heat, water, power and anything dangerous at the top, day or night
- Ask for notice in writing, and reply in writing, so the record exists if anyone asks
- Record every step with a time: the first reply, the booking, the visit and the confirmation
A question managers ask about New York
No. Section 235-b makes any agreement waiving or modifying the tenant’s rights under it void as contrary to public policy.
Managing in another state? Pick it hereThe same leak can have a different clock across a state line.
The clock starts at the tenant’s notice Ours answers at any hour