What Is a Rent-Stabilized Apartment?

A rent-stabilized apartment is a type of rental with government-regulated limitations on rent increases. Since landlords are limited on how much they can raise rent each year, rent-stabilized apartments offer renters more predictable housing costs and protection from sudden, drastic rent hikes that could force them to move.

While rent stabilization allows landlords to raise rent, the rent is typically limited by a percentage set by the local rent guidelines board each year to maintain affordability. These laws vary significantly by locale. Some rent-stabilized apartments also include protections against eviction and ensure tenants have the right to renew their lease. 

This guide breaks down everything renters need to know about rent-stabilized apartments, where to find them, and how they differ from rent-controlled units. Keep in mind, laws around rent stabilization can vary by state.

What is rent stabilization?

Rent stabilization is a form of rent regulation that limits rent increases and protects tenants from excessive rent hikes. It aims to maintain affordable housing options for tenants, particularly those with low or moderate incomes, and prevent the displacement of long-term residents due to unaffordable rent — promoting housing stability. 

Rent-stabilized vs. rent-controlled

While both rent control and rent stabilization limit rent increases, they work differently and have distinct impacts on tenants and landlords. A rent-controlled apartment freezes the rent price for the current tenant and only permits increasing rent when a new tenant moves in. A rent-stabilized apartment limits the amount of rent that can be increased for the current tenant within a year and between leases when a new tenant moves in. Unlike rent control, rent stabilization allows for modest annual increases while still protecting tenants from market-rate spikes.

Key differences between rent-stabilized and rent-controlled apartments

Flexibility: Rent stabilization is more flexible, allowing for some rent increases, whereas rent control may be more rigid, keeping rents frozen or only allowing very small increases.

Prevalence: Rent-controlled apartments are typically found in older buildings with a specific historical or legal designation, whereas rent-stabilized apartments are more common in cities, particularly those with a high cost of living, such as New York City.

Transference: Rent control typically requires continuous tenant occupancy to maintain benefits, whereas rent stabilization protections apply to qualifying units, not the tenant. 

How does rent stabilization work?

Rent stabilization works by setting a maximum percentage increase for rent each year, ensuring a fair return for landlords while providing tenants with more predictable housing costs. Rent increases are typically between 2% and 10% and are calculated based on factors, such as the Consumer Price Index (CPI) or other economic indicators, that reflect actual changes in the cost of living.

Rent stabilization laws are typically administered by a government agency or department, which may provide resources such as online forms or portals to help tenants determine if their apartment is rent-stabilized. Rent stabilization laws may vary by location, but they often apply to specific types of buildings, like those built before a certain date, or those with a certain number of units.

Is my apartment rent-stabilized?

To determine if your apartment is rent stabilized, start by researching your state and jurisdiction. Not all states are rent stabilized, but some are. For instance, California and Washington have statewide rent stabilization laws. New York also has rent stabilization policies which are state authorized by city administered. Only eight states, plus the District of Columbia, have various rental price protection policies in place at the state and local level. These include: California, the District of Columbia, Maine, Maryland, Minnesota, New Jersey, New York, and Oregon.

In states with rent stabilization laws, you can typically request your rental history from the agency responsible for rent regulation in your area. Typically, only the current tenant can request this information. The rental history will indicate whether your unit is stabilized and the maximum legal rent amount. In New York City, for example, you can contact the NYS Homes and Community Renewal (HCR) to request this information. In Los Angeles, you can use the County Rent Registry to verify coverage.

How to find rent-stabilized apartments

1. Identify older buildings 

Older buildings with six or more units that were constructed before a specific date are often subject to rent stabilization laws. Every location may have a different date of construction threshold so consult local law or resources as you begin your search. You can also focus on densely populated urban areas with high housing demand, where rent stabilization can be more prevalent.

2. Search online listings

Use websites like Zillow’s Renter Search Center to filter for rentals in your target areas. In cities like New York, Zillow’s affiliate brand, StreetEasy has filters specifically for rent-stabilized apartments. You can also work with brokers who specialize in rent-stabilized properties.

3. Verify rent stabilization status 

Contact the management office of buildings that fit your criteria to inquire about available rent-stabilized units. 

4. Consider alternatives 

In states that don’t have rent-stabilized apartments, explore housing choice voucher programs as alternatives. These programs can provide similar affordability protections through different mechanisms.

Finding your path to affordable housing

Rent stabilized apartments offer valuable protections for renters seeking predictable housing costs and long-term stability. While these units can be challenging to find and the regulations vary significantly by location, understanding your local laws and knowing where to search can help you secure more affordable housing.

Whether you’re currently in a rent-stabilized apartment or searching for one, take time to research your rights and available resources. Check with your local housing authority, explore online tools like Zillow’s Renter Search Center, and don’t hesitate to ask property managers directly about rent stabilization status.

Remember that even in areas without rent stabilization, other affordable housing programs may be available to help you find a rental that fits your budget and needs.