Housing Counseling

A foreclosure is a lawsuit filed by a mortgage holder or lender against a borrower, usually after one or more missed mortgage payments, that can end with the borrower losing their home.

The Center for NYC Neighborhoods works through a network of community-based organizations to provide free foreclosure prevention services for homeowners that can include housing counseling and legal assistance. For more information, contact the Homeowner Hub at 311 or 646-786-0888, or visit CNYCN.org/get-help.

One-Shot Deal Emergency Assistance

Homeowners at risk of losing their home may receive an emergency grant for mortgage or property tax debt. Requirements:

• Household is eligible for cash assistance and/or are under 200% of the federal poverty level (or 125% if there are no children in the household);
• Has documented mortgage or property tax arrears;
• Demonstrate future ability to pay ongoing mortgage or property tax payments; and
• Are NYC residents.

For more information about eligibility, visit the Human Resources Administration's website at NYC.gov/hra or call HRA's Infoline at 718-557-1399.

The next lien sale is scheduled for May 2025.

If you do not pay your property taxes, water and sewer charges, and other property-related charges, your property may be at risk of being included in a lien sale.

When you are included in the lien sale, the City of New York sells your debt to an authorized buyer. The buyer then has the right to collect what you owe. This does not mean that your property has been sold, but if you do not pay what you owe, the lien sale can be a first step toward foreclosure.

If you are at risk of being included in the lien sale, you will receive warning notices in the mail 90, 60, 30, and 10 days before the sale.

If you receive a warning notice, you must take one of the steps listed below.

Option 1: Pay what you owe

• Property taxes and related charges: Visit CityPay
• Water or sewer charges: Visit DEP's website
• Emergency Repair and Alternative Enforcement charges: Visit CityPay

To avoid the lien sale, you must pay at least the minimum amount shown on your warning notice.

Option 2: Submit a Lien Sale Easy Exit Program application for a residential property

You may be eligible to be removed from the lien sale for one year if you meet all of the following requirements:

• You are the owner of the property.
• The property is your primary residence.
• You do not own any other properties in New York City.
• The combined annual income of all owners and their spouses who reside at the property is less than $107,300.

The Lien Sale Easy Exit Program only applies to certain types of property, including condominium units and one to three family properties.

If you meet these requirements and are not able to pay what you owe or enter into a payment agreement, submit a Lien Sale Easy Exit Program application. (The application will be available soon.) You will be connected with resources and assistance.

Option 3: Enter into a payment plan

You have three payment plan options: a PT AID payment plan, a PT AID “Circuit Breaker” payment plan, and a standard payment plan. If you are approved for one of these plans, you may also be eligible to pay a reduced interest rate.

Payment plan option 1: PT AID

You may be eligible for a Property Tax and Interest Deferral (PT AID) payment plan if you meet all of the following requirements:

• You own a one-, two-, or three-family home or condominium unit.
• The property has been your primary residence for one year or more.
• You earn $107,300 or less per year.
• You have fallen behind, or are in danger of falling behind, on your property taxes.

If you believe that you are eligible, you can apply for a PT AID payment plan. Please refer to the next section “Assistance with Property Taxes” for more details about PTAID.

Please note that if you are a senior (65 or older), you can apply for a special PT AID plan that will allow you to defer the payment of your unpaid taxes and charges, either indefinitely (to be paid by your estate) or for a specific time period.

Payment plan option 2: PT AID Circuit Breaker   

You may be eligible for a PT AID Circuit Breaker payment plan if:   

• You meet the PT AID eligibility requirements listed above. 
• Your property tax bill is more than 10% of your income.  
• Your property’s assessed value is $250,000 or less.    

You must make a minimum annual payment to participate in the program.    

If you believe that you are eligible, you can apply for a PT AID Circuit Breaker payment plan. 

Payment plan option 3: Standard

A standard payment agreement is available to all property owners, regardless of age or income. A down payment is encouraged, but not required, and you can choose whether to be billed monthly or quarterly. Your agreement can last between one and 10 years. You must make your payments as agreed, and you must also pay new taxes and charges on time. Interest will continue to accrue on all past-due charges. Apply for a standard payment plan.

Reduced Interest Rate Payment Plans

You may be eligible for a Reduced Interest Rate Property Tax Payment Plan if:

• Your property is a single-family home, condominium, or other tax class one property with an assessed value of $250,000 or less.
• The property has been your primary residence for at least one year.
• The total income of all owners does not exceed $200,000.

You will receive the reduced interest rate automatically and do not need to submit an application if either of the following applies to you:

• You are enrolled in a property tax payment plan through the Property Tax and Interest Deferral (PT AID) Program.
• You are enrolled in a standard payment plan, are up to date on your payments, and receive the Enhanced STAR credit or exemption, the Senior Citizen Homeowner's Exemption (SCHE), or the Disabled Homeowners' Exemption (DHE).

If neither of the above applies to you, but you believe you might be eligible, you can apply for the Reduced Interest Rate Property Tax Payment Plan.

Option 4: Apply for a property tax exemption

Certain property tax exemptions can keep your property out of the lien sale. Learn about each of them and apply:

• Senior Citizen Homeowners' Exemption (SCHE)
• Disabled Homeowners' Exemption (DHE)
• Veterans Exemptions
• Not-for-Profit Exemption

Option 5: Submit an emergency repair certification

If you only owe HPD Emergency Repair charges, you may be eligible to be removed from the lien sale for one year if:

• You are the owner of the property and it is your primary residence.
• The property is a tax class one property.
• You do not own any other properties.
• Your annual income is less than $107,300.

If you believe that you are eligible, you can submit an emergency repair certification. (The certification form will be available soon.)

Option 6: Voluntary Foreclosure Program (available after liens are sold)

Owners of certain one-, two-, or three-unit tax class 1 residential properties may choose to have their property foreclosed and transferred to an approved nonprofit organization after a lien is sold. You could then remain in the home as a tenant. Legal counseling is required. To begin the process, submit a Voluntary Foreclosure Program application. (The application will be available soon.)

Property Tax and Interest Deferral (PT AID) Program:

Defer property tax payments or pay only a small percentage of your income due to an unexpected event or hardship. Learn more by contacting 311 and asking about "PT AID" or emailing PTpaymentplans@finance.nyc.gov.

Lowering Your Property Taxes

Homeowners may also be eligible for the following tax credits, exemptions, and abatements:

• The School Tax Relief (STAR) and Enhanced School Tax Relief (E-STAR) offer property tax relief to eligible New York homeowners. They can be issued as a credit by the State of New York or, in some cases, as a tax exemption by the City of New York. For eligibility, go to tax.NY.gov/star or call 518-457-2036.
• Disabled Homeowner's Exemption (DHE) is a property tax break for New Yorkers with disabilities who own one- to three-family homes, condominiums, or cooperative apartments and who meet the program's income requirements.
• Senior Citizen Homeowners' Exemption (SCHE) is a property tax break for seniors 65 years and older who own one-to three- family homes, condominiums, or cooperative apartments and who meet the program's income requirements.
• Note: You cannot receive both SCHE and DHE. If you qualify for both, you will receive SCHE.
• Veterans Exemption Qualified veterans, their spouses, their un-remarried surviving spouses, or the parents of service members who died in the line of duty (Gold Star parents) can obtain a reduction in their property taxes.
• Solar Roof Abatement provides a property tax abatement to properties that use solar power.
• Green Roof Abatement provides a one-time property tax abatement for properties that have green roofs.

For more information and eligibility requirements, please contact DOF online at Property Tax Exemption Assistance - NYC311, call 311 and ask for "DOF benefits," or visit a local DOF office.

Home Energy Assistance Program (HEAP) helps low-income homeowners and renters pay for utility and heating bills. For more information, call 311 and ask about the "Home Energy Assistance Program" or call 212-331-3126.

New York State's Low-Income Household Water Assistance Program helps low-income households pay for the costs of drinking water and wastewater services by providing one-time payments to households with past-due bills. Run by the Office of Temporary and Disability Assistance, you can find more information at otda.ny.gov/lihwap or call 833-690-0208.

New York City's Home Water Assistance Program makes water and sewer bills more affordable for qualified low- income homeowners. Eligible one- to four-family homeowners will automatically receive credits on their NYC Department of Environmental Protection (DEP ) water and sewer bills. You do not have to enroll in this program. To learn about eligibility requirements, please call 718-595-7000.

New York City's Water Debt Assistance Program can temporarily suspend water and sewer charges for homeowners who are behind on mortgage payments until they are able to refinance, transfer, or sell their homes or file for bankruptcy. Customers are still required to pay new current charges to remain in the program. Eligibility is currently limited to certain owners of two- and three-family homes. For more information, visit nyc.gov/dep and search "Financial Assistance Programs" or call 311 and ask about the "Water Debt Assistance Program."
Note: To avoid potential conflicts with bankruptcy processes/laws, customers in bankruptcy are not eligible for this program.

The Leak and Waste Forgiveness Program offers homeowners a reduction in their water bill if they experience a high charge due to a leak. Bill charges will be reduced by up to half of their original issue value. For more information, call 311 and ask about the "Leak and Waste Forgiveness Program." Mail a written request to DEP within 120 days of the bill date of the original bill for the high charge:

NYC Department of Environmental Protection, BCS Correspondence–Leak Program
59-17 Junction Boulevard
7th Floor
Flushing, NY 11373.

Service Line Protection Program:
Property owners are responsible for maintaining all the water and sewer service lines inside and outside of their home. DEP offers a voluntary water and sewer service line insurance program to assist customers with service line repair costs.

To confirm eligibility and enroll, call AWR toll-free at 888-300-3570 or visit the American Water Resources website.

Free Home Water Saving Kits:
DEP offers free water saving kits to homeowners and individual apartment tenants who live in NYC. Kits contain retrofit fittings such as low-flow showerheads, faucet aerators, and gravity-tank toilet water-saving devices that, if installed correctly, can reduce water consumption and associated energy costs.

To get a free kit, call 311 or 718-595-7000 and provide your block and lot number or your DEP water and sewer billing account number.

Rental Assistance Programs

Benefits for homeowners who lease their rental units through rental assistance programs, such as CityFHEPS, FHEPS, and Housing Choice Vouchers (Section 8) may include:

• Rents for apartments are based on apartment size and indexed to fair market rents;
• Consistent and timely monthly rental assistance payments from the sponsoring government agency;
• A dedicated pipeline of qualified tenants for your rental apartment;
• A unit hold incentive equal to one month's rent is available to ensure that landlords get paid for the time it takes to move in the tenant they have selected;
• The option to receive the first month's rent in full, plus the next three (3) months' subsidy portion up front, as well as a security voucher.
• You may also list your rental apartment on affordablehousing.com to advertise it for rent by Section 8 program participants, and to submit comparable units to support asking rent.

If you have a question about a payment or program issue, you can contact the HRA Rental Assistance Call Center at 718-557-1399 or visit the CityFHEPS or FHEPS websites.

For more information, call the Public Engagement Unit's Home Support Line at 929-221-0047 or visit the Home Support Unit website (NYC.gov/hsu).

FloodHelpNY informs NYC homeowners about protecting their home and finances from flood impacts that is expected to worsen in the coming years. To learn more about your home's flood risk, what you can do to reduce the risk, such as retrofits, and how to get the best insurance policy to protect your home, call the Center for NYC Neighborhoods at 646-786-0888 or visit floodhelpNY.org.

NYS Resilient Retrofits Program is available to Brooklyn and Queens homeowners at risk of flooding or who have sustained property damage due to heavy rainfalls, or other flooding events. This State-financed program provides up to $50,000 through a combination of low-interest loans with matching grants. For more information and to see if you qualify, visit NYS Resiliency Retrofits Program | How CDLI Can Help.

Rainfall Ready NYC provides information on how the city and homeowners can together prepare to manage heavy rainfall events. It guides homeowners through planning and preparing for storms, staying informed when they occur, and recovering quickly.

For additional information, visit the Rainfall Ready NYC homepage and read the Homeowner's Guide to Rain Event Preparedness.

NYC Accelerator Program provides free, personalized guidance to make cost-saving, energy efficiency upgrades and reduce carbon emissions. Building owners are connected to a vetted list of service providers to implement energy upgrades, get assistance with applicable financing opportunities, and better understand compliance with local climate laws. For more information, visit accelerator.nyc, call 212-656-9202, or email info@accelerator.nyc.

New York State's Clean Energy Hubs Program is a team of experienced local community-based organizations experienced with clean energy, workforce and economic development, education, health, and housing. They provide information about the benefits of the clean energy economy, ways to reduce energy use and costs, and how to make more informed energy decisions. Find the Clean Energy Hub in your area. EmPower+ helps low- and moderate-income households save energy and money toward energy improvements made to their property. The program is open to income-eligible owners and renters of 1-4 family homes .

Through EmPower+:

• Households can receive a no cost comprehensive home energy assessment;
• No-cost direct install improvements during the assessment;
• Households can receive financial discounts on the cost of energy efficiency improvements.

Visit the EmPower+ site for more information.

The NY-Sun Initiative is making solar energy more accessible and affordable for homes. NY-Sun works directly with solar contractors and developers to offset the cost for New York residents to go solar. For more information, visit the NY-Sun website or call the NYS Energy Research and Development Authority at 866-697-3732.

A deed serves as a legal document that identifies the owner(s) of a home and facilitates the transfer of ownership from the seller to the buyer. However, savvy con artists exploit this system, targeting vulnerable homeowners, especially those facing foreclosure or financial difficulties. Seniors, who often have home equity but limited income, are particularly at risk. These scammers may resort to fraudulent means to obtain deeds, such as deceiving heirs of deceased property owners or coercing homeowners into signing over their property titles.

Once in possession of a deed, scammers can initiate legal actions to force the sale of the property. Restoring ownership rights can be a complex, lengthy, and costly legal process for the rightful homeowners. Often, victims are misled into signing documents they believe are for temporary arrangements like refinancing or mortgage modification. Scammers may even demand "lease" payments from homeowners, leading to eviction proceedings and eventual takeover of the property.

Con artists may use online systems like ACRIS to file fraudulent deeds, sometimes transferring ownership to LLCs to conceal their identities. It's crucial for homeowners to be vigilant, seek legal advice, and verify the legitimacy of any document they are asked to sign regarding their property. Scammers are innovating frequently to stay ahead of law enforcement, regulations, and advocates. Some common types of scams include:

• Deed fraud: Fraudsters will transfer the deed to a home to themselves or a third party, sometimes unbeknownst to the homeowner.
• Partition scam: Scammers persuade one heir to sell their property rights to a home. Although the heir is often unaware, their decision usually forces the sale of the home against the other heirs at a significantly lower price than if it had been sold on the market.
• Foreclosure rescue and refinance scams: Scam artists offer to negotiate with a homeowner's lender on their behalf to obtain a new loan repayment plan or mortgage modification, often guaranteeing they can save a home from foreclosure. Those scammers typically pocket a homeowner's money, putting them further behind on their mortgage.
• Fake government and bank modification programs: Scam artists create websites, brochures, or commercials that mimic legitimate programs and organizations. They are designed to make homeowners believe they are dealing with a legitimate program or their bank.
• Bankruptcy scams: Scam artists may claim that bankruptcy will prevent a home from going into foreclosure. While bankruptcy proceedings can delay a foreclosure slightly, they won't change the amount owed on a home and will hurt a homeowner's credit score.
• Leaseback and rent-to-buy scams: Scammers explain that a homeowner can get new and better financing if they sign over the title or deed, promising that the homeowner will be able to buy back the home. These agreements are often written so that it is hard for the homeowner to comply with the terms.

While scammers are often clever, you can protect yourself by taking some extra precautions:

• Do not agree to upfront fees. These are almost always illegal. Loan modification companies should only be paid after you've received a modification.
• Do not trust a loan modification company that "guarantees" a modification. Banks don't always have to modify your mortgage, but free and trustworthy services are available to help you apply for a modification that could get you a lower monthly payment.
• Do not follow advice to stop making your mortgage payments or to default when you are current.
• Do not send your mortgage payment to anyone other than the company that sends you your mortgage statements.
• Do not sign any papers turning over your deed or transfer ownership of your home to a loan modification company.
• Do not agree to sell any part of a home you inherited without first seeking advice from a lawyer that you know and trust.
• Do not stop your mortgage payments. Watch out if you are asked to stop making your regular mortgage payments and to pay the assistance company instead. If someone who claims to be your lender or servicer asks you to change where you are sending your mortgage payments, stop.
• Do not let your home visibly fall into disrepair or appear unoccupied for extended periods of time. Fraudsters will take this as a sign that the property has been abandoned and target your home for deed theft because they believe that the homeowners will not notice.
• Never transfer ownership of your property. never turn over your deed or transfer ownership of your home to a mortgage assistance company. A trustworthy organization or individual will not ask you to transfer your property rights to them.
• Do register for notifications of legal changes to your property. NYC homeowners can opt into the notice of Recorded Document Program to receive alerts when documents are recorded without their knowledge against their property and will allow them to take steps to limit the harm caused by the recording of a fraudulent document. You can register online at NYC.gov/acris, complete and mail an application or call 311 and ask about the "Notice of Recorded Document Program."
• Do connect with a legal services provider. Got a bad feeling? Unsure if the person you're working with is legitimate? Nonprofit legal services providers are here to assist you with answers, legal representation, and other services to prevent the loss of your home. Contact the Center for NYC neighborhoods' Homeowner Hub for free assistance by calling 311 or 646-786-0888 or visiting CNYCN.org/ get-help.

Register for the New York City Sheriff's Office's notice of Recorded Document Program to be informed when a new document is filed for your property in the ACRIS. Receiving a "Notice of Recorded Document" will alert registered property owners when documents are recorded without their knowledge against their property and will allow them to take steps to limit the harm caused by the recording of a fraudulent document. To register, submit a completed "Notice by Mail of Recorded Document" application online at NYC.gov/acris, complete and mail an application, or call 311 and ask about the "Notice of Recorded Document Program." There are no fees for registering.

If you suspect you experienced deed theft or another housing-related scam, you can reach out to the NYC Sheriff's Office, the Office of the NYS Attorney General, and the District Attorneys' Offices:

NYC Sheriff's Office Deed Fraud Hotline: 718-707-2100

Office of the New York State Attorney General: Call 800-771-7755, email deedtheft@ag.NY.gov, or fill out the online complaint form.

District Attorneys' Offices

• Bronx - Phone: 718-838-7412
• Brooklyn - Phone: 718-250-2340
• Manhattan - Phone: 212-335-8900
• Queens - Phone: 718-286-6673, Email: HousingWorkerProtection@queensda.org
• Staten Island - Phone: 718-556-7226, Email: reportscams@rcda.nyc.gov

Homeowners should proactively create an end-of-life plan (such as a will) to safeguard their home and wealth across generations. Without such a plan, New York State law and courts may dictate financial decisions in case of incapacity or death. Scammers prey on homeowners without end-of-life plans and use this vulnerability to steal homes away from unsuspecting homeowners.

Take advantage of free estate-planning services provided by nonprofit legal services providers. You can also receive assistance if your loved one died without a will. Contact the Center for NYC Neighborhoods' Homeowner Hub for free assistance by calling 311 or 646-786-0888 or visiting CNYCN.org/get-help.

What happens if my loved one dies without a will?

If your loved one dies "intestate," that is, without a will, there is a risk that their property and assets will not be divided according to their wishes. New York law, through the Surrogate's Court, determines how those assets will be distributed among surviving members of the family of the person who died. Based on the size of the estate, there will be a filing fee. It is advisable to seek legal help.

Important End-of-Life Planning Terms

• Estate planning involves planning for how an individual's assets will be managed after death.
• A will provides the instructions on how those assets should be handled after death.
• Probate is the process of proving a will is authentic.
• A power of attorney (POA) is a document that allows you to appoint a person or organization to manage your affairs if you become unable to do so.
• Assets in your trust pass to your beneficiaries in a similar way as if you had a will. The only difference is that the assets you placed in the trust do not have to go through probate.
• Surrogate's Court hears cases involving the probate of wills and the administration of estates and trust proceedings.

Below are a few tips on routine home maintenance projects you can do to stay on top of repairs, avoid unexpected and costly emergency repairs, and save money in the long run.

• Check HVAC system filters, and clean or replace if needed
• Look for leaks around toilets and sinks
• Inspect grout and caulking.
• Touch up any voids or cracks in tubs and showers
• Check kitchen vent hood filter, and clean or replace if needed
• Test smoke and carbon-monoxide detectors - change batteries every six months
• Inspect and clean the exterior, and look for any problems with the foundation, vents, gutters, and drainpipes
• Clean the furnace filter to remove dust build-ups
• Inspect fire extinguishers
• Clean faucets and showerheads to remove mineral deposits
• Inspect tub and sink drains for debris and unclog if necessary
• Check that indoor and outdoor air vents are not blocked
• Flush out hot water from the water heater to remove accumulated sediment
• Inspect electrical cords for wear
• Keep sidewalks and steps clear.

You are responsible for protecting the pipes and water meters in your home from freezing. If a meter freezes and breaks because you did not take reasonable steps to protect it, the Department of Environmental Protection (DEP) will bill you for the cost of repair or replacement. If a service line or pipe freezes and breaks, it is your responsibility to have repairs made by a licensed plumber.

What to Do When Your Pipes or Meters Freeze

• Open a faucet near the frozen point to release vapor from melting ice.
• Direct a hair dryer or heat lamp at the frozen section or put a small space heater nearby.
• Never thaw a frozen pipe or meter with an open flame. This is not only a fire hazard but could also cause a steam explosion.

If you cannot thaw the frozen pipes, consult a licensed plumber. If your meter is damaged by the cold, contact 311.

DEP manages water meter installation, replacement, and repair. Property owners are responsible for safeguarding meters and may need to cover replacement costs for damage or illegal removal. Automated Meter Reading (AMR) devices transmit water meter readings to rooftop receivers, streamlining billing without the need for meter readers.

• Sign up for a MyDEP account at NYC.gov/dep/mydep to monitor water usage;
• Contact DEP's Bureau of Customer Service at 718-595-7000 for water meter or AMR issues; and
• Find more details at NYC.gov/dep, searching "Water Meter Frequently Asked Questions".

The Reimbursable Metering Program

DEP owns and manages water meters and Automated Meter Readers (AMRs). To request installation, replacement, or repair, homeowners can contact DEP's Bureau of Customer Service at 718-595-7000. Homeowners can opt for a licensed master plumber for meter work and apply for reimbursement through the Reimbursable Metering Program, receiving credits on future water and sewer bills. For details or application, call DEP's Bureau of Customer Service at 718-595-7000 or visit NYC.gov/dep, searching "Reimbursable Metering Program."

Cleaning

You are responsible for maintaining the cleanliness of the sidewalk and gutter in front of your home, from the curb extending 18 inches into the street. This includes removing any debris or litter, large or small, from the property and the public sidewalks adjacent to the property, even if it was dumped or dropped on your property and you filed a report. The Department of Sanitation (DSNY) may issue a summons for dirty sidewalks and dirty areas if the area is not clear. These tickets are adjudicated at the Office of Administrative Trials and Hearings.

Repairs

You are responsible for repairing the sidewalk adjoining your property if it cracks, sinks, or is otherwise damaged. The Department of Transportation (DOT) may issue a violation for a broken sidewalk. There is no fine associated with this violation. However, you must:

• Repair the sidewalk yourself within 75 days; or
• Request that the Department of Transportation repair it. The Department of Finance will bill you for the cost of the repair.

If you want to repair the sidewalk yourself, hire a contractor who is familiar with DOT specifications for sidewalk repair. Make sure the contractor obtains a Sidewalk Construction Permit. After the sidewalk is repaired, call 311 and request a Sidewalk Violation Dismissal. You will need to provide Permit number, Property Address, Block and Lot number, and notice of Violation number. For more information, call 311 and ask about "Sidewalk Repairs."

If damage was caused by a city-owned tree: see Trees and Sidewalk Repair Program.

Snow

Every owner, lessee, tenant, occupant, or other person having charge of any lot or building MUST clean snow and/or ice from the sidewalk after winter storms. You must clear a path at least four feet wide on all sidewalks adjoining your property. If you own a corner property, you should shovel the path to the crosswalk. If there is a fire hydrant in front of your property, that should be cleared as well. Do NOT shovel snow back into the street or into the bike lane–it should be piled at the curb line, at the building line, or put on private property.

If the snow stops falling between:

• 7:00am-4:59pm, you must clear a path within 4 hours
• 5:00pm-8:59pm, you must clear a path within 14 hours
• 9:00pm-6:59am, you must clear by 11:00am

DSNY may issue a summons if you fail to shovel. Fines range from $100 to $350, depending on the number of offenses. For more information, visit NYC.gov/snow or call 311 and ask about "Snow Removal."

All trash and recycling should be set out the evening before your scheduled collection day. Residents currently have two options:

• Place waste out after 6:00pm in a container of 55 gallons or less with a secure lid, or
• Place waste out after 8:00pm, if putting bags directly on the curb

To ensure collection, all waste must be set out by midnight.

Starting fall 2024, residential buildings with 1-9 units will be required to set out all trash in containers with secure lids at the curb for collection. In summer 2026, property owners of buildings with 1-9 units must purchase an official NYC Bin to set out trash at the curb. More information at nyc.gov/UseBins.

Recycling

All residents are required to recycle their paper, metal, glass, plastic and cartons. Recyclables may be placed in properly labeled containers or in securely tied clear bags.

For more information on how to sort your recycling and what items belong together, visit nyc.gov/recycle or call 311 and ask about "recycling."

Curbside Composting

All residents in Queens and Brooklyn have access to curbside composting. Bronx, Manhattan and Staten Island residents will receive curbside service beginning October 2024.

Property owners in historic districts are required to obtain a permit from the Landmarks Preservation Commission (LPC) before making repairs and modifications to the property.

Examples of exterior work that requires a permit:

• Replacing windows
• Installing heating, ventilation, and air conditioning equipment
• Restoring masonry, roofs, doors, stoops, fences, and handrails
• Anything that affects the exterior of the building

Examples of interior work that requires a permit:

• Projects that require a permit from the Department of Buildings
• Projects that affect the exterior of a building, (i.e., vents and HVAC louvers)
• Projects that affect interior spaces that have been designated as interior landmarks

Examples of work that does not require a permit:

• Replacing broken window glass
• Repainting the building's exterior with a color that matches the existing color
• Replacing caulk around windows and doors

If you have questions about your home's landmark status, resources for landmarked properties, or you are unsure whether a permit is needed, use the Discover Landmarks Map or call 212-669-7817.

Improving your home's conditions can help prevent and improve chronic conditions, such as asthma, and ensure the long-term stability and habitability of your home. HPD offers free Housing Information Classes which cover a variety of topics including pest management and mold. Visit the Events tab on HPD's website, email oee@hpd.nyc.gov or call 212-863-8830 to learn more.

Mold

Mold is always present in our environment, but indoor mold growth can be a problem. Mold may cause allergic reactions, irritation, or trigger asthma. Mold needs water or moisture to grow, so it is important for you to maintain your home and fix leaks promptly. Homeowners and tenants can help prevent mold growth on bathroom or kitchen surfaces by using exhaust fans or opening windows and frequently cleaning surfaces.

Pests

The first step to eliminating pests is by cutting off their food and water supply. Cockroaches and mice are best controlled by sealing up holes and cracks, cleaning up droppings and using targeted, low toxicity pesticides. You should work with a pest control contractor to identify pest infestations and ways to keep pests out. You can pest-proof your home by fixing leaks, keeping food and garbage covered, and reducing clutter.

Bedbugs

Bedbugs are rusty-red colored insects that can grow to the size of apple seeds. Bedbugs feed on human blood, but do not carry diseases. Infestations can spread among apartments when bedbugs crawl through small crevices or cracks in walls and floors. Early detection of bedbugs is the key to preventing a severe infestation.

If your home has a bedbug infestation, you should hire pest control professionals licensed by the NY State Department of Environmental Conservation (DEC) to treat it with pesticides for bedbugs. For more information on indoor allergen hazards, visit HPD's website or call 311.

Carbon Monoxide

Carbon monoxide (CO) is an odorless and highly toxic gas. To protect against carbon monoxide poisoning, you should:

Install and maintain CO alarms

• Install at least one approved CO detector within 15 feet of the primary entrance to each sleeping room in your home;
• Detectors should have an audible end-of-useful- life alarm; and
• Replace the batteries every six months.

Properly vent and maintain fuel-burning appliances, never use appliances intended for outdoor use inside your home, and never use an oven to heat your home.

Know the symptoms of CO poisoning

• Identifying CO poisoning can be difficult because the symptoms are similar to the flu. For most people, the first signs of exposure include mild headache and breathlessness. Continued exposure can lead to more severe headaches, dizziness, fatigue, nausea, irritability, impaired judgment and coordination, and loss of consciousness.
• You can tell the difference between CO poisoning and the flu because:
• You feel better when you are away from the home
• The family members most affected are those who spend the most time at home
• Your pets appear ill
• You don't have a fever, body aches, or swollen lymph nodes–common flu symptoms
• Symptoms seem to get worse when you use fuel-burning equipment

Gas Leaks

Gas leaks can create fires and explosions. It is important that you and your family know how to recognize a gas leak and what to do if you suspect a leak. Recognize a gas leak by:

• Smell: A distinctive, strong odor like rotten eggs
• Sight: A white cloud, mist, fog, bubbles in standing water, blowing dust, or vegetation that appears to be dead or dying for no reason
• Sound: Roaring, hissing, or whistling.

If you suspect a gas leak, you should:

• Quickly open nearby doors and windows and then leave the building immediately; do not attempt to locate the leak.
• Do not turn on or off any electrical appliances, do not smoke or light matches or lighters, and do not use a house phone or cellphone within the building.
• After leaving the building, from a safe distance away from the building, call 911 immediately to report the suspected gas leak.
• After calling 911, call the gas service provider for your home.

Gas restoration should always be completed by a licensed plumber.

For information about the steps towards restoring your gas service after a leak, visit HPD's website or call 311.

Have you noticed abandoned, dilapidated homes in your community? You might be dealing with a "zombie home." Zombie homes are:

• Residential properties with 1-4 units
• Abandoned and vacant
• Physically distressed (for example: overgrown weeds, graffiti, trash all over the property, visible repairs needed)
• In foreclosure or pre-foreclosure (the owners are behind on their mortgage payments).

Through HPD's Zombie Homes Initiative, HPD staff conducts exterior surveys of zombie homes, aggregates information, and designs new approaches to return zombie homes to productive use.

How to report a zombie property

Request City Action

• If you know of a 1-4 unit residential building that is unoccupied and not being maintained, it could be a zombie home. Please report the property by calling 311 and mentioning a zombie home. Make sure to leave the specific address.
• If the building presents an immediate danger, is not secured or you suspect any illegal activity, please call 911.
• If the building appears unsecured or structurally unsound, please report it to 311 for a Department of Buildings inspection.
• If there is a public health risk (e.g. rodent activity, dirty sidewalk, or standing water that breeds mosquitoes), please report it to 311 for a lot clean-up.

Note: HPD cannot facilitate the sale of zombie homes.

Submit a Complaint to the NYS Department of Financial Services

• You may also file a complaint with the New York State Department of Financial Services to help gather evidence of mortgage holders' non-compliance with the NYS Zombie Property and Foreclosure Prevention Act. File a complaint by calling their consumer complaint hotline at 800-342-3736 or by filling out a consumer complaint form. Please note that this form is not a substitute for submitting a complaint to 311 or 911.

Housing Information Classes

HPD offers free classes to the public, including Owning a Home in NYC which covers everything from complying with rules and regulations to navigating NYC agencies – where to go with concerns, problems, or questions. Additional classes include:

• Pest management
• Lead paint rules
• Department of Building processes for construction and violations
• Deed theft and estate planning
• Energy efficiency and solar power

And more!

For details about HPD Housing Information Classes and Resource Fairs, including dates and times, please visit the HPD Events page, email oee@hpd.nyc.gov or call 212-863-8830.

The NYC Department of Buildings (DOB) provides a variety of resources for homeowners who have questions about maintaining and/or making repairs or modifications to their homes. These resources are available to all homeowners free of charge, unless otherwise specified.

Q&A Sessions

DOB hosts live, bi-weekly online Q&A sessions for property owners. To register for upcoming events, contact your Local Borough Office or visit Upcoming Events - Buildings (nyc.gov).

Project Advocate

Project Advocate provides customers with a single point of contact within DOB to assist in technical and operational issues relating to projects that require DOB permits. To reach a DOB project advocate visit Project Advocate Program - Buildings (nyc.gov).

DOB NOW and BIS

DOB NOW and Buildings Information System are online tools you can use to search for general information on your property including DOB complaints, violations, applications, and inspections. You can also use BIS to search for information about tradespeople licensed by DOB. Access the DOB NOW system and BIS.

HPD's HomeFix Program provides home repair assistance and financing. Eligible 1-4 unit homeowners can access affordable low-or no-interest– and potentially forgivable–loans for home repairs. The loans can be used for home repairs, including rental units, as well as energy efficiency and accessibility improvements. HomeFix offers loans up to $60,000 per home, with an additional $30,000 per additional rental unit, with an anticipated maximum loan amount of $150,000 for a four-family home. Loan terms are structured to be affordable to the homeowner.

For more information, visit homefixNYC.org or call 646-513-3470.

For low- to moderate-income homeowners of 1-4 family homes in need of emergency repairs, Project Help provides forgivable loans.

• Households whose income is at or below 120% Area Median Income (AMI) may qualify.
• Loans can be used for home improvements and addressing hazardous conditions.
• Homeowners must have an approved housing deficiency (e.g., electrical repairs, roof and window replacements, plumbing fixes).
• The maximum loan amount is $20,000.

Project HELP is administered by Neighborhood Housing Services (NHS) offices. For more information, call NHS of NYC or the NHS office in your borough.

The Lead Hazard Reduction and Healthy Homes – Primary Prevention Program (PPP), a joint initiative between HPD and the Department of Health and Mental Hygiene (DOHMH), offers grants for reduction of lead paint hazards to owners of residential buildings, including small homes, constructed prior to 1960.

The aim is to prevent lead poisoning in NYC by reducing lead-paint hazards. Peeling or cracking lead paint is the most common cause of lead poisoning in young children, who can swallow lead dust that lands on windowsills, floors, and toys.

For more information and to apply, email hpdlead@hpd.NYC.gov or call 212-863-8860.

The New York City Historic Properties Fund, Inc. offers low-interest loans and project management assistance to owners of historic residential, non-profit, religious, and commercial properties throughout NYC–mostly in low-to moderate-income communities. Loans generally apply to exterior work or structural repairs and range from $80,000 to $300,000. Loans are only provided to owners of individually designated landmarks, properties in historic districts, or buildings listed or eligible for listing in the State or national Register of Historic Places. The New York Landmarks Conservancy can help you determine the landmark status of your building. For questions or more information about how to apply, please contact the New York Landmarks Conservancy at 212-995-5260.

The LPC's Historic Preservation Grant Program (HPGP) offers grants from $10,000 to $30,000, primarily for façade restoration, to not-for-profit organizations and low-to-moderate income-eligible building owners in historic districts or designated landmarks. Applicants demonstrating matching funds receive favorable consideration. LPC staff assist in bid preparation, contractor selection, and provide guidance throughout the restoration process. Additionally, owners of buildings eligible for or listed on the National Register of Historic Places may qualify for HPGP grants, with inquiries directed to the New York State Office of Parks, Recreation & Historic Preservation. For further details or questions, contact lpcgrants@lpc.nyc.gov or call 212-669-7817.

The Tree and Sidewalk Repair Program of the NYC Department of Parks and Recreation can help repair severe sidewalk damage caused by root growth from City-owned trees adjacent to one-to three-family (NYC Tax Class 1) properties. Eligible homes cannot be used for commercial purposes and must be owner-occupied. Funding for this program is limited, and repairs are made based on a ranking system that includes the location, width of walkable space, severity of damage, amount of pedestrian traffic, number, size, and condition of the tree(s). For more information or to enroll, use the online tree service request system or call 311 and ask about the "Trees and Sidewalk Repair Program."

Owners of any three- or four-family home or of a one-to two-family home, where neither the owner nor the owner's immediate family resides, are required by law to register their property each year with HPD. HPD uses the contact information supplied in the registration for all official notifications, as well as in the event of an emergency at the property. The easiest way to register, update or renew your existing registration is by using HPD's Property Registration Online System tool at NYC HPD Property Registration Online System.

You can schedule an appointment to speak with a Registration Unit representative about your property registration issues by using HPD's online appointment scheduler at Registration Enquiries .

For more information, visit Register Your Property - HPD (nyc.gov) or contact HPD's Registration Assistance Unit at register@hpd.NYC.gov or 212-863-7000.

During "heat season" (October 1 to May 31), landlords are required to provide heat to tenants under the following conditions:

• 6:00am to 10:00pm: When the outside temperature is below 55 degrees Fahrenheit, landlords must heat apartments to at least 68 degrees Fahrenheit. HPD can only issue violations during these hours if the owner fails to supply adequate heat when the outside temperature is below 55 degrees Fahrenheit.
• 10:00pm to 6:00am: Regardless of the outside temperature, landlords must heat apartments to at least 62 degrees. HPD can issue violations during these hours if the owner fails to supply adequate heat, no matter the outside temperature.

Landlords must ensure that tenants have hot water 24 hours a day, 365 days a year, at a minimum constant temperature of 120 degrees Fahrenheit, but not above 129 degrees Fahrenheit. HPD enforces penalties for heat violations in Housing Court.

For more information, call 311 and ask about "Heat and Hot Water."

Landlords must install carbon monoxide detectors within 15 feet of the primary entrance to each sleeping room and provide written information to their tenants about how to test and maintain them.

Landlords must also install smoke detectors in each apartment. Tenants are responsible for maintaining both devices. If tenants have removed detectors or failed to replace their batteries, they must return them to proper working order before vacating.

For safety's sake, homeowners and tenants should:

• Test all carbon monoxide and smoke detectors at least once a month
• Replace the batteries in carbon monoxide and smoke detectors at least twice a year
• Listen for an alarm sound when the battery is low and replace the battery immediately
• Use only the type of batteries recommended on the detector
• Never paint over detectors.

Tenants must reimburse the building owner $25 for each smoke detector and each carbon monoxide detector, or $50 for each joint smoke/carbon monoxide detector that is newly installed or installed because of the occupant's failure to maintain the detector, or where the detector has been lost or damaged by the occupant.

For more information, call 311.

Each year, preventable falls from unguarded windows result in injuries or fatalities among young children. City law mandates landlords to install approved window guards in all windows where a child aged 10 or younger resides, as well as in common areas. Exceptions include windows opening onto fire escapes or serving as secondary exits on the ground floor of buildings with upper-floor fire escapes.

Tenants can request window guards in writing, regardless of resident children, for various reasons such as visiting grandchildren or shared custody situations. For additional details, visit NYC.gov/hpd or call 311.

Homeowners and landlords must make sure they are aware of fire safety rules to keep their homes and tenants fire-safe:

• Self-closing doors are required in all buildings with three or more apartments.
• Smoke alarms must be provided and installed by the landlord.
• A fire escape plan must be posted on the inside of every rental apartment front door, common area, and distributed to new tenants and each year during fire prevention week.
• Keep exits clear, unobstructed by obstacles on fire escapes, in hallways, and by entrance doors to your home, including roof doors.
• It is illegal to install key-locked window gates on fire escapes and double cylinder locks which can trap residents inside an apartment in the event of a fire.

For more information about fire safety in your home, read the fire safety flyer, visit FDNY Smart (FDNYsmart.org), or call 311.

Lead is a poison often found in old paint or plumbing. Lead poisoning can cause behavior and learning problems in young children that may persist throughout their lives, which is why it is crucial to identify lead and quickly remedy it.

NYC banned lead-based paint in 1960, but its usage continued until it was banned federally in the late 1970s.

Landlords must annually inquire in writing whether children under six spend significant time in their apartments, and if so, visually inspect for lead hazards. Owners can engage qualified firms for testing and proactive lead reduction measures, adhering to all applicable regulations.

Tenants should promptly report peeling paint to landlords, with failure to address issues potentially resulting in HPD inspections, violations, and fines. Homeowners and tenants can seek guidance on lead prevention and testing by calling 311.

For lead-safe home repair training, contact the Department of Health and Mental Hygiene at 212-226-5323. Information on low-interest loans and grants for lead paint remediation is available through 311 or the Lead Hazard Reduction and Healthy Homes program. Webinars covering lead-based paint topics are accessible on the HPD website under "Owner Responsibilities."

Basements and cellars are different spaces and thus have different legal uses.

• A basement is a story of a building partly below curb level but with at least one-half of its height above the curb level.
• Basements may not be occupied unless the conditions meet the minimum requirements for light, air, sanitation, and egress, and have been approved by DOB.
• A cellar is an enclosed space having more than one half of its height below curb level.
• Cellars in one and two-family homes can never be lawfully rented or occupied for residential use.

An illegal conversion is when an existing residential or commercial building is altered or modified to create an additional room, space, or unit without first getting approval from DOB. Illegal use is when a residential or commercial property is being used for anything other than its regulated Certificate of Occupancy or zoning. Examples of illegal conversions include:

• Creating a residential housing unit in a building designated for manufacturing or industrial use
• Adding an apartment in the basement, attic, or garage without obtaining approval or permits from DOB
• Creating a rooming house (single room occupancy) or dividing an apartment into single room occupancies.
• Owners with illegally converted basements and cellars may face civil and criminal penalties. Occupants of illegal basement and cellar apartments face potential dangers such as carbon monoxide poisoning, inadequate light and ventilation, and inadequate egress in the event of a fire or flood. Occupants of unlawful basement and cellar apartments may be ordered by the city to vacate or leave any such apartment.

Complaints regarding illegal cellars or basements should be directed to 311, which will forward the complaint to DOB.

For more information, see the DOB's Living Safely Brochure or visit NYC.gov/dob.

For Homeowner-Hosts

In NYC, short-term rentals are only allowed for up to two guests staying with the host in their unit, not for renting out entire homes or apartments for less than 30 days. Additionally, hosts must stay in the unit during guests' stays, ensure free access to all areas, and adhere to space, light, and ventilation requirements.

Every housing unit, whether a single-family home, one unit in a two-family home, or an apartment in a building with three or more units, must be used for permanent occupancy of 30 days or more.

Engaging in illegal short-term rentals may result in fines ranging from $2,500 to over $100,000 for repeat violations from the city. New York State law also imposes fines starting at $1,000 for advertising rentals in buildings with three or more units for less than 30 days and hosts may also face penalties under the City's Consumer Protection Law, including fines of up to $3,500 per day for advertising illegal short-term rentals and restitution of earnings.

Property owners and their representatives (employees, real estate brokers, management firms, etc.) may not discriminate against prospective tenants and current tenants.

Protected statuses include:

• race
• color
• religion/creed
• national origin
• gender
• gender identity or expression
• height
• weight
• status as a victim of domestic violence, sexual violence or stalking
• sexual orientation
• age
• marital status
• partnership status
• disability
• military status
• citizenship or immigration status
• lawful occupation
• pregnancy
• whether they have children
• their lawful source of income

As a property owner, you should know the following about fair housing in NYC:

• You cannot refuse to rent, charge higher rent, impose additional fees, offer different services, or access to facilities, or fail to make repairs based on any resident's protected status.
• It is illegal to post discriminatory advertising or marketing that indicates a preference, limitation, or discrimination based on a protected class.
• You must provide and pay for a reasonable accommodation, including structural changes, for a tenant with a disability at their request.
• A reasonable accommodation can also involve a policy change. For example, permitting a tenant who is blind or has a psychological disability to have a guide dog or companion animal, despite a building's "no pets" policy.
• The law may require the landlord to pay for an accommodation if it is deemed reasonable and does not pose an undue hardship on the landlord. If it does pose an undue hardship, the landlord can offer a reasonable alternative that would also meet the tenant's need.

How do I learn more?

Fair Housing NYC provides information to the public on the City Human Rights Law, how to file a housing discrimination complaint, affordable housing opportunities, the difference between fair housing rights and tenants' rights, and going to Housing Court.

To learn more, visit the Fair Housing NYC website, call 311, or call 212-NEW-YORK (212-306-7450).

Any form of tenant harassment is illegal.

As a homeowner, maintaining a healthy relationship with your tenants is key to household and neighborhood stability. Tenant harassment is any act or failure to act by an owner that causes or is intended to cause a tenant to give up any rights with regards to the apartment they rent/live in.

All tenants have the right to remain in their apartments unless an eviction is ordered in Housing Court by a judge and executed by a City Marshal or the Office of the City Sheriff. It is illegal to evict a tenant by changing the locks, using force or violence, denying essential services (heat, electricity, water, etc.), or through creating/allowing conditions that lead to other housing, building, or health code violations. The law protects all tenants, regardless of immigration status. The law covers all residential dwellings, regardless of size.

For more information, read the NYS Attorney General's Tenant Harassment brochure.

The Department of Housing Preservation and Development (HPD) issues violations when conditions at a property exist in violation of the NYC Housing Maintenance Code.

You can see all HPD violations on a property using the HPD ONLINE tool. After inspecting a property and issuing violations, HPD will mail a Notice of Violation to the owner or managing agent registered with HPD. HPD violations are issued with class designations that determine the timeframe for correcting the violation and the penalty the owner may receive if the violation is not addressed.

Corrections must be made within the stated time frame and certified either by mail or by using eCertification.

For more information, visit the HPD violations page or call a Borough Service Center.

Violation Class	Type	Time to Correct Before Penalties
Class A	Non-Hazardous	90 days
Class B	Hazardous	30 days
Class C	Immediately Hazardous: Lead-based paint, window guards, mold, mice/cockroaches, and rats	21 days
	Immediately Hazardous: not related to heat, hot water, or illegal devices or lead-based paint	24 hours
	Immediately Hazardous: Heat and hot water	Penalties accrue immediately

HPD Emergency Repair Program

When residential owners do not correct emergency violations, HPD may take action to correct the conditions through the Emergency Repair Program.

City rules may make emergency repairs significantly more expensive than the price you could obtain to fix or pay someone to fix the problem yourself. The City will bill your property through the Department of Finance (DOF) for the cost of the emergency repair plus any related fees and/or for the cost of sending a contractor to attempt to make repairs. If you fail to pay, the City will file a tax lien against your property and it will bear interest.

Avoiding Emergency Repair Charges

You can avoid emergency repair and service charges and remove the violation(s) from HPD records at no cost by correcting the violation/emergency condition and certifying the correction to HPD in a timely manner.

For more information, please call 212-863-6020 or email hpderp@hpd.NYC.gov.

DOB inspectors issue violations and/or summonses with hearings scheduled at the NYC Office of Administrative Trials and Hearings (OATH) when a property does not comply with the NYC Construction Codes, Zoning Resolution, and other applicable laws and rules.

You can view violations on your property through the Building Information System (NYC. gov/bis).

To remove a DOB violation from a property record, you must legally correct the condition(s), pay any applicable DOB civil penalties and provide proof of that correction to the appropriate issuing unit.

If a summons was issued with a hearing scheduled at OATH, unless the summons is dismissed by OATH, you must certify the summons as corrected with the DOB's Administrative Enforcement Unit. To certify correction, you must legally correct the condition(s), pay any applicable DOB civil penalties and upload proof of that correction using the DOBNOW system. Proof of correction cannot be submitted by mail or in-person.

You may also be able to admit and pay the summons without a hearing or contest the summons at the OATH hearing. For more information, please visit NYC.gov/aeu-coc.

DOB Homeowner Relief Program

The Homeowner Relief Program helps owners of one-and two-family homes avoid violations and fines by giving them the opportunity to fix potential violations at their homes discovered during DOB inspections.

Under this program, eligible one- and two-family homeowners will be issued a Request for Corrective Action that informs the homeowner of what the violating condition is and direct them to fix the issue within 60 days. If the problem is fixed, the issue will be dismissed, and the homeowner will not receive a violation.

For more information, review the DOB service notice for the Homeowner Relief Program or call 311 and ask about the "Homeowner Relief Program."

The Office of Administrative Trials and Hearings (OATH) is the City's central, independent administrative law court. The OATH Hearings Division holds hearings on summonses issued by DOB, the Department of Sanitation (DSNY), and other agencies. OATH is not part of any of these enforcement agencies and does not issue summonses or violations.

A summons that is issued by a city agency and filed at OATH charges a person or entity with a "violation" of city rules or laws. Violations are not crimes. You must respond to the summons in order to avoid negative consequences including liens on properties, civil judgments, and fines of up to $25,000. All these negatively impact credit scores and then can impact approvals for credit cards, mortgages, and other items.

For more information, contact the OATH Hearings Division at nyc.gov/hearings or call 311 and ask for "OATH hearings".

A certified housing counselor can create a personalized plan to help each homeowner during a private appointment on topics from foreclosure prevention to financial counseling. Most organizations have a local office in the neighborhood(s) that they serve.

Many of these organizations also assist homeowners with financial counseling, access to repair programs, property exemption applications, and other services.

When you need a lawyer, homeowners can seek help from nonprofit legal services providers, which have attorneys available to help homeowners at no cost to them.

These organizations help homeowners with foreclosure prevention, bankruptcy, tax and water liens, and other legal issues.