Eviction Laws in Binghamton, New York
Binghamton is a city of approximately 47,000 residents and the county seat of Broome County in the Southern Tier region of New York State, located at the confluence of the Susquehanna and Chenango Rivers approximately 200 miles northwest of New York City. Binghamton anchors the Binghamton Metropolitan Statistical Area (population approximately 240,000), which includes the neighboring towns of Vestal, Johnson City, and Endicott. The city’s economy historically revolved around manufacturing — Endicott Johnson shoes, IBM (which was founded in nearby Endicott), and defense industry companies — but deindustrialization drove decades of population decline from a peak of over 80,000 in 1950. Binghamton University (SUNY Binghamton), a major public research university with approximately 18,000 students located in the adjacent Town of Vestal, is now the dominant economic and demographic force in the region. The demographics are approximately 65 percent White, 13 percent Black, 9.5 percent Hispanic, and 6 percent Asian. The median household income is approximately $45,600, and the poverty rate is roughly 22 percent — inflated significantly by the large student population. Approximately 57 percent of housing units are renter-occupied, totaling roughly 11,800 renter households. The median gross rent is approximately $867 — among the most affordable in the state. The vacancy rate is approximately 16 percent. Major employers include Binghamton University, Lourdes Hospital (now Ascension Lourdes), UHS (United Health Services), BAE Systems, Lockheed Martin, and the Broome County and Binghamton city governments.
New York eviction law — the Real Property Actions and Proceedings Law (RPAPL) Article 7 — requires landlords to serve a written notice before filing suit. For nonpayment of rent, a 14-day written rent demand is required under RPAPL § 711(2), specifying the exact amount owed and the time period covered. For lease violations, a 10-day notice to cure is required under RPAPL § 753(4). Month-to-month tenancies require 30 days’ notice if the tenancy is under one year, 60 days if between one and two years, and 90 days if the tenancy exceeds two years (RPL § 232-b as amended by HSTPA 2019). Once the notice period expires without compliance, the landlord files a summary proceeding (nonpayment or holdover petition) with the court. A critical protection added by the Housing Stability and Tenant Protection Act of 2019 (HSTPA): tenants may cure a nonpayment at any time until the marshal or sheriff physically executes the warrant of eviction — payment of all rent and fees owed stops the eviction entirely. Self-help eviction — changing locks, removing belongings, or shutting off utilities without a court order — is a criminal misdemeanor under RPAPL § 768.
As of August 18, 2024, all landlords statewide must include the Good Cause Eviction Law notice (RPL § 231-c) on every lease, every rent demand, every petition, and every notice — even for units that are exempt from the substantive Good Cause protections. Failure to include this notice can result in dismissal of the proceeding.
Binghamton & Broome County — Local Rules That Affect Landlords
Good Cause Eviction — OPTED IN (April 2025). The City of Binghamton opted into Good Cause Eviction protections under Article 6-A of the New York State Real Property Law, effective April 2, 2025. An estimated 84 percent of all rental units in Binghamton are covered under Good Cause. The law requires landlords to have a “good cause” — such as nonpayment of rent or violation of the lease — to evict a tenant or refuse to renew a lease. Tenants can challenge rent increases that exceed the lower of CPI + 5 percent or 10 percent. Binghamton’s version uses the 345 percent of Fair Market Rent threshold — approximately $3,240 per month for a one-bedroom in 2025 — meaning virtually all Binghamton rentals at $867 median rent fall well below the exemption threshold. Buildings issued a certificate of occupancy on or after January 1, 2009, remain exempt for 30 years from construction. Effective September 3, 2024, Binghamton City Court requires mandatory Good Cause forms when filing landlord-tenant proceedings — landlords who fail to use the updated forms risk dismissal.
No ETPA Rent Stabilization. Broome County is not one of the counties eligible for the Emergency Tenant Protection Act (ETPA). There is no rent stabilization or rent control in Binghamton beyond the Good Cause rent-increase caps.
Binghamton University Student Market. Binghamton University’s approximately 18,000 students are the defining force in the city’s rental market. While the main campus is in the Town of Vestal, thousands of upper-class and graduate students rent in Binghamton’s West Side, Leroy Street, and downtown neighborhoods. Student tenants bring predictable academic-year turnover, parental co-signers, and financial aid-backed income. However, the student market also brings occupancy violations, noise complaints, high property wear, and subletting during breaks. Under Good Cause, student tenants who remain in their units have the right to lease renewal — landlords cannot refuse renewal without valid cause, even at the end of an academic year. This is a significant change from the pre-Good Cause environment where landlords could choose not to renew student leases at will.
High Vacancy and Affordable Market. Binghamton’s approximately 16 percent vacancy rate and $867 median rent make it one of the most affordable and landlord-accessible rental markets in New York. The high vacancy means tenant selection leverage is strong despite Good Cause protections — but landlords must still demonstrate valid cause when pursuing evictions or refusing lease renewals. The affordable price point attracts investors seeking cash-flow properties, but the 22 percent poverty rate and aging housing stock create elevated nonpayment and maintenance risks.
Flood History and Insurance. Binghamton experienced catastrophic flooding in 2006 (Tropical Storm Lee remnants in the Susquehanna River basin) and again in 2011. Significant portions of the city, particularly along the Susquehanna and Chenango River corridors, are in FEMA-designated flood zones. Landlords in flood-prone areas must carry flood insurance and should disclose flood risk to tenants. Flooding history affects property values, insurance costs, and tenant demand in affected neighborhoods.
Code Enforcement and Aging Housing. Binghamton’s housing stock is largely pre-World War II era. The city’s Code Enforcement office inspects rental properties and issues violations for habitability deficiencies. Under Good Cause, tenants have enhanced protections against retaliatory evictions — if a tenant files a code complaint and the landlord attempts eviction within a certain timeframe, the court may presume retaliation.
Legal Aid. Legal Aid of Mid-New York provides free civil legal assistance for low-income tenants in Binghamton and Broome County, including eviction defense and housing conditions complaints. Phone: (607) 723-7966. The Broome County Bar Association also provides lawyer referral services.
Security Deposits. New York State law (HSTPA 2019, General Obligations Law § 7-108) governs all deposit handling. Maximum deposit is one month’s rent. Must be returned within 14 days of move-out with an itemized statement of deductions. Must be held in an interest-bearing account — tenant receives interest minus a 1 percent administrative fee. Application fees are capped at $20 total. Late fees are capped at the lesser of $50 or 5 percent of monthly rent, with a 5-day grace period.
Binghamton City Court — Where Binghamton Landlords File
Binghamton landlords file summary proceedings (nonpayment petitions and holdover petitions) at Binghamton City Court, located at City Hall, Governmental Plaza, 38 Hawley Street, 5th Floor, Binghamton, NY 13901. General phone: (607) 240-4272. Civil Unit fax: (607) 240-5947. Hours: Monday through Friday, 8:30 a.m. to 4:30 p.m. (payments accepted until 4:00 p.m.), excluding NYS holidays. The court is part of the Sixth Judicial District of the New York State Unified Court System. The filing fee for a summary proceeding is approximately $45. Effective September 3, 2024, mandatory Good Cause Eviction forms are required when filing with Binghamton City Court — landlords must use the updated forms or risk dismissal. After judgment, the Broome County Sheriff executes the warrant. The sheriff must give the tenant 14 days’ written notice before physical removal (RPAPL § 749(2)). For Good-Cause-covered units (84 percent of all rentals), landlords must establish a valid “good cause” ground for eviction. An uncontested nonpayment eviction typically takes 5 to 9 weeks from demand to physical removal. Contested proceedings — particularly those involving Good Cause defenses, habitability claims, or adjournment requests — can extend to 10 to 14 weeks or longer. Self-help eviction is a criminal misdemeanor under RPAPL § 768, and only the Broome County Sheriff is authorized to physically remove a tenant.
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