What a landlord must fix, and your options when they do not
This page covers the landlord's duty to maintain a habitable home in New York, and what you can do when repairs go unmade.
It does not cover commercial leases, or conditions you caused yourself (which are treated differently).
RPL § 235-b：房东视为 covenant and warrant 所租房屋及共用区域 fit for human habitation。
租客不得被置于 dangerous, hazardous or detrimental to their life, health or safety 的状况。⚠️ 法条形态提醒：§235-b 仅 3 个 subdivision —— 它是默示保证 + 弃权无效 + 损害计算规则，**不含** 30 天通知、30 日修复期、repair-and-deduct、rent withholding 或 1 个月扣减上限。州级的多户住宅修缮义务在 MDW §78。
RPL § 235-b ↗MDW § 78：Every multiple dwelling 及其屋顶、全部部分及所在土地须保持良好维修。
RPL § 223-b(1)(a)、(b) 明文将 MDW §§ 78、79、80 与 MRL § 174 并列为 retaliation 法中的「duty to repair」，因此该修缮义务与报复条款直接联动。§78(2)：当 light、ventilation 或任何 matter or thing 依 department 意见处于 dangerous to life or health 状态时，department 可命令修复或改善。
MDW § 78 ↗RPL § 235-a(2)：房东负责 gas、electric、steam 或 water service 费用而因欠费中断的，对受影响租客负 compensatory 与 punitive damages。
RPL § 235-a(2) ↗本次核验未定位到纽约州级的「通知—修复—扣减」成文程序条款。
§235-b 已逐字核验，不含 30 天通知或 30 日修复期。MDW §78 仅 2 个 subdivision，亦不含该等内容。RPAPL § 755（Stay of proceeding or action for rent upon failure to make repairs）标题存在，说明租客有救济渠道，但条文内容本次未取核。**工具不应虚构「纽约州 30 天 repair-and-deduct」规则** —— 若需该内容，须先补取 §755 原文或 NYC 市级规则。
RPL § 235-b (verified to contain no cure period); RPAPL § 755 (title only) ↗依 RPL § 235-a(1)：租客代房东支付其应负而未付的 water service 费用时，该付款可从未来租金中扣除。
RPL § 235-a(1) ↗依 RPL § 235-a(2)：因房东欠费导致 gas、electric、steam 或 water service 中断的，房东对受影响租客负 compensatory 与 punitive damages。
RPL § 235-a(2) ↗依 RPL § 235-b(3)：确定损害额时法院无需专家证言；罢工致损可排除（房东已善意尝试修复者除外）并扣除房东净节省；受 rent control 规制者应减去 DHCR 已命令的租金减免。
RPL § 235-b(3) ↗纽约州无统一的房东进入时间州级成文规则（8:00am–4:00pm 之说本次未在任何官方州法条文中核到）。
已核实的相关规则是纽约市级：NYC Rules of the City of New York § 25-101（Owners Right of Access and Requirements for Notification）—— 本次未取得该条原文。州法层面与进入相关的是 RPL §216(1)(f)：租客「unreasonably refused the landlord access... for the purpose of making necessary repairs or improvements required by law or for the purpose of showing the housing accommodation to a prospective purchaser」方构成 good cause。
RPL § 216(1)(f) ↗RPL § 235-b(1) 末句：状况系由租客、承租人或其指挥控制之人之 misconduct 所致者，不构成违反本条 covenant 与 warranty。
RPL § 235-b(1); MDW § 78(1) ↗RPL § 235-b(2)：租客放弃或修改本条权利的协议因违反公共政策而无效。
注意这是权利弃权规则，不是举证责任分配规则。纽约州适居性争议的举证责任本次未从成文法核验，不作结论。
RPL § 235-b(2) ↗Every figure on this page comes from the official text or a state court opinion, not from a summary. The table below lists each provision used and the date it was last checked.
| Statute | Last verified | Source |
|---|---|---|
| RPL § 235-b | 2026-10-09 | official text ↗ |
| MDW § 78 | 2026-10-09 | official text ↗ |
| RPL § 235-a(2) | 2026-10-09 | official text ↗ |
| RPL § 235-b (verified to contain no cure period); RPAPL § 755 (title only) | 2026-10-09 | official text ↗ |
| RPL § 235-a(1) | 2026-10-09 | official text ↗ |
| RPL § 235-b(3) | 2026-10-09 | official text ↗ |
| RPL § 216(1)(f) | 2026-10-09 | official text ↗ |
| RPL § 235-b(1); MDW § 78(1) | 2026-10-09 | official text ↗ |
| RPL § 235-b(2) | 2026-10-09 | official text ↗ |
Where the official text and a secondary summary disagree, this page follows the official text and says so. Where a provision admits of more than one reading, that is flagged rather than smoothed over.
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RPL § 235-b：房东视为 covenant and warrant 所租房屋及共用区域 fit for human habitation。
依 RPL § 235-a(1)：租客代房东支付其应负而未付的 water service 费用时，该付款可从未来租金中扣除。 依 RPL § 235-a(2)：因房东欠费导致 gas、electric、steam 或 water service 中断的，房东对受影响租客负 compensatory 与 punitive damages。 依 RPL § 235-b(3)：确定损害额时法院无需专家证言；罢工致损可排除（房东已善意尝试修复者除外）并扣除房东净节省；受 rent control 规制者应减去 DHCR 已命令的租金减免。