How Do You Find a Rent-Stabilized Apartment? [2025]

If you’ve ever searched for a rent-stabilized apartment in New York City—or in any city with similar laws—you already know it feels a little like hunting for buried treasure. These apartments are some of the most sought-after rentals because they offer something rare in today’s market: stability. Rent-stabilized units limit how much your landlord can raise the rent each year and guarantee you the right to renew your lease. Translation: you can actually plan your life without wondering if next year’s rent will push you out.

But finding one isn’t simple. Many aren’t clearly labeled, competition is fierce, and rules differ from city to city. That’s where this guide comes in. We’ll break down what rent stabilization really means, how it works, and—most importantly—how to spot and secure one of these coveted apartments in 2025.

What is a Rent-Stabilized Apartment?

A rent-stabilized apartment is a rental unit protected by local housing laws that limit how much a landlord can raise rent each year. The goal is simple: keep housing affordable while still allowing owners to cover rising costs. Rent stabilization exists in big cities across the U.S., but it’s most well-known in New York City, where it covers close to a million units. For renters, that means predictable rent increases and the peace of mind that comes with lease renewal rights.

If you’re searching for long-term housing security, a rent-stabilized apartment could be a game changer. It’s not just about saving money—it’s about knowing you won’t get priced out of your home overnight.

What’s the Difference Between Rent Stabilization and Rent Control?

These two terms often get tossed around like they mean the same thing, but they don’t. Rent control typically applies to older buildings and keeps rents frozen at historic rates—think of it as extreme tenant protection with very little wiggle room for landlords. Rent stabilization, on the other hand, allows annual increases but keeps them capped at a percentage set by local boards.

In New York City, for example, a rent-controlled apartment is like spotting a unicorn—these types of units are rare and usually inherited. Rent-stabilized apartments are far more common, and while the rules vary by city, the core idea is the same: stable rent, strong tenant protections, and fewer surprises.

How Does Rent Stabilization Work?

Every year, a local rent guidelines board decides how much landlords can raise rents for stabilized units. These increases usually fall somewhere between 1% and 5%, depending on economic conditions. Tenants also gain protections that aren’t guaranteed in market-rate apartments, such as the right to renew their lease and safeguards against sudden eviction without cause.

For landlords, this means slower rent growth but more stable, long-term tenants. For renters, it means you can plan your future without bracing for rent hikes that double overnight.

What States Have Rent Stabilization?

Rent stabilization isn’t nationwide—it’s a patchwork of local laws, mostly in states with high housing demand. New York is the best-known, with NYC leading the way. California has statewide rent stabilization rules that cap annual increases, and cities like Los Angeles, San Francisco, and Oakland have their own versions. New Jersey also has local ordinances in many towns, while Oregon recently passed statewide rent control measures that work like stabilization. Washington, D.C. has its own tenant protections as well.

If you’re looking outside these regions, most U.S. cities don’t have rent stabilization. That’s why units in places like NYC or L.A. are so competitive—they’re one of the few ways to get real predictability in your rent.

How Do You Find a Rent-Stabilized Apartment?

The truth? It’s not easy. These apartments are in high demand, and landlords don’t always advertise them clearly. But if you know where to look—and how to play it—you’ll boost your chances of snagging one. Here’s the game plan:

Use Online Listings and Housing Databases

Start your search with official housing databases and trusted rental platforms. In NYC, that means Housing Connect and Division of Housing and Community Renewal (DHCR) rent history, while other cities have their own tools. Apartment List can also match you with apartments that fit your needs. Just remember: not every listing is labeled as stabilized, so always verify through local housing records before signing.

Work With Specialized Brokers

Some rental brokers focus specifically on stabilized units. Yes, you may pay a fee—but the trade-off is access to hidden gems and someone who knows which buildings qualify. If you’re serious about finding one in NYC or another city with similar laws, this can be a smart move.

Explore Off-Market and Community Opportunities

Word of mouth still matters. Tenants sometimes pass on their apartments to friends or family when they move out. Local tenant associations, housing nonprofits, and community bulletin boards can also point you toward openings that never hit public listings.

Think Long-Term with Family Rights

Rent stabilization often comes with succession rights, meaning family members can take over a lease if the tenant moves or passes away. That’s how some apartments stay in families for decades. Knowing this can open doors—literally—if you have the right connections.

Verify Rent-Stabilized Status

Don’t just take a landlord’s word for it. In NYC, you can request a rent history from the state housing agency to confirm whether the unit is legally stabilized. Other cities may offer similar verification tools. This step is key—especially since some landlords mislabel units to avoid the rules.

Target Certain Neighborhoods and Building Types

Rent stabilization typically applies to certain types of buildings, often older ones with a minimum number of units. In New York, that’s usually pre-1974 buildings with six or more apartments. Knowing where these buildings are concentrated—whether it’s Brooklyn walk-ups or Queens co-ops—can narrow your search.

Be Ready to Act Quickly

Competition is fierce. Rent-stabilized apartments don’t sit on the market for long, so line up your paperwork and financial documents in advance. Think of it as apartment speed dating: if you hesitate, someone else will lock it down.

Who is Eligible for a Rent-Stabilized Apartment?

Unlike affordable housing lotteries, rent-stabilized apartments usually don’t come with income limits or application hoops. Eligibility is tied to the apartment itself, not the renter. If you sign a lease in a stabilized building, you get the protections that come with it—whether you’re making $40,000 or $140,000 a year.

That said, stabilization can phase out if local laws set caps on rent amounts or household income. For example, New York allows units to leave stabilization once rents or incomes hit certain thresholds. Always check your city’s rules so you know what applies.

How Can a Rent-Stabilized Apartment Become Destabilized?

A rent-stabilized unit isn’t always stabilized forever. Apartments can lose protections when they meet certain legal conditions—like hitting a rent threshold, undergoing major renovations, or being converted to condos or co-ops. Local housing boards may also adjust the rules over time.

For renters, the takeaway is simple: stabilization provides long-term security, but it’s not guaranteed for life. Keeping tabs on your lease terms and city laws will help you avoid surprises if the unit’s status changes.

What are the Pros and Cons of a Rent-Stabilized Apartment?

Rent-stabilized apartments can be a lifeline for renters looking for predictability, but they come with trade-offs. Here’s the quick breakdown:

In short: rent-stabilized apartments give you consistency and security, but the flip side is fewer options and tougher competition. If long-term stability matters most, they’re worth pursuing. If flexibility or shiny new amenities top your list, you may be better off in a market-rate unit.

Looking for a Rent-Stabilized Apartment to Call Home?

Finding a rent-stabilized apartment doesn’t have to feel like chasing unicorns. Take our quiz, and we’ll match you with apartments that actually fit what you want—faster than you can refresh a listings page. With us, you’ll spend five minutes and save 50 hours searching.

FAQs about Rent-Stabilized Apartments

Do rent stabilized apartments have income limits?

Not usually. Stabilization is tied to the unit, not your income, though some cities phase out protection if household income passes a certain threshold.

What happens to my rent-stabilized apartment if the landlord sells the building?

The rules stay with the apartment, not the owner. A sale doesn’t erase tenant protections.

Do I have succession rights to a rent-stabilized apartment if a family member moves out or passes away?

Yes, in many cities. You’ll need to prove you lived in the apartment for the required period before the tenant left or passed.

Can a landlord refuse to renew a lease for a rent-stabilized apartment?

No—unless you’ve violated lease terms or the building is being legally converted (like a demolition or condo conversion). Otherwise, landlords must offer renewal.

Is my apartment rent stabilized?

The easiest way to check is through local housing records. In NYC, you can request a rent history from the DHCR. Other cities may have registries or require landlords to disclose status.

Are rent-stabilized apartments only in New York?

No. While NYC is the most famous example, other cities like Los Angeles, San Francisco, and Washington, D.C. have their own stabilization or rent control programs.

What is the highest percentage that a landlord can raise rent?

It depends on the city. In NYC, the Rent Guidelines Board sets the annual cap—usually between 1% and 5%. Other cities have their own boards and limits.

How long can you live in a rent-stabilized apartment?

As long as you follow your lease and pay rent, often indefinitely—unless the unit is legally destabilized.

What rights do tenants have in rent-stabilized leases?

Common protections include lease renewal, limits on rent increases, and eviction safeguards. Some cities also grant inheritance rights.