Eviction Laws in Glens Falls, New York
Glens Falls is the central city of the Glens Falls metro area, tucked into the southeastern corner of Warren County on the Hudson River — the gateway to Lake George and the southern Adirondacks. Once nicknamed “Hometown, USA” and built on insurance and papermaking, the city of roughly 14,700 is today anchored by Glens Falls Hospital (its largest employer and a regional medical hub), a lively downtown arts and entertainment scene, and Adirondack tourism. Economically it is one of the healthier small cities in upstate New York: the median household income is about $68,000, the poverty rate is low at around 11 percent, and — importantly for landlords — the rental market is tight, with a rental vacancy rate near 5 percent. Owners modestly outnumber renters (renters are about 46 percent of households), the median gross rent is around $1,050, and the housing stock is old, with a large share of units predating 1940.
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 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.
Glens Falls & Warren County — Local Rules That Affect Landlords
No Local Rent Regulation — Baseline State Law Applies. Glens Falls has not opted into the Good Cause Eviction Law, and it has not adopted the Emergency Tenant Protection Act. There is no rent stabilization and no local Good Cause overlay, so tenancies are governed by baseline New York State law — RPAPL Article 7 together with the statewide HSTPA 2019 protections. The statewide RPL § 231-c Good Cause notice must still be included on leases and eviction papers, but landlords are not required to prove a “good cause” to decline a renewal or end a market-rate month-to-month tenancy, provided proper statutory notice is given. Every HSTPA protection — notice periods, right-to-cure, fee caps, and deposit rules — still fully applies.
A Healthy, Tight Rental Market. Unlike many upstate cities, Glens Falls combines low vacancy (near 5 percent), low poverty, and above-average incomes. Demand is steady — anchored by hospital staff, downtown professionals, and the broader Adirondack-tourism economy — and quality units tend to fill quickly. That makes Glens Falls one of the more landlord-favorable markets in this guide, though the light regulation is balanced by an aging housing stock that demands real upkeep.
Lake George & Adirondacks Gateway — Seasonal Rentals. As a tourism gateway, Glens Falls and the surrounding area see vacation and short-term rentals alongside conventional housing. Landlords should keep the distinction clear: a genuine short-term tourist stay is not a residential tenancy, but once an occupant has lived in a unit for 30 days or more, they generally acquire full tenant protections under RPAPL — they cannot simply be locked out, and removing them requires a court proceeding. Short-term rentals are also subject to separate local registration and tax rules.
Older Housing Stock & Lead Paint. As an old Hudson River industrial city, Glens Falls has a large share of pre-1940 housing, so most rentals predate the 1978 lead-paint cutoff. Federal lead-paint disclosure is mandatory for pre-1978 housing, and aging building systems make the warranty of habitability (RPL § 235-b) a real consideration — in a market where tenants have options, well-maintained units also rent faster and turn over less.
Healthcare-Anchored Workforce. Glens Falls Hospital is the city’s largest employer, and the surrounding medical and professional economy provides a stable, employed renter base. Standard income and employment verification is straightforward in this market, and well-documented leases are the norm.
Heat Season. Under New York State law, landlords must provide heat from October 1 through May 31, maintaining at least 68 degrees Fahrenheit during the day when outdoor temperatures fall below 55 degrees, and at least 62 degrees overnight — a meaningful obligation in the cold southern-Adirondack winters and older building stock.
City Court & the 4th Judicial District. Although the Warren County seat is Lake George, evictions for rental premises inside the City of Glens Falls are filed at Glens Falls City Court. After judgment, the Warren County Sheriff executes the warrant of eviction.
Source-of-Income Protection. Source-of-income discrimination is prohibited under the New York State Human Rights Law. Denying an applicant because they intend to pay with a Housing Choice Voucher, government subsidy, or other lawful source of income is illegal — landlords must evaluate ability to pay without regard to the source.
Free Legal Help. The Legal Aid Society of Northeastern New York serves qualifying low-income tenants in Warren County, and the Fourth Judicial District Court Help Center offers procedural guidance for unrepresented parties. The Warren County Department of Social Services and the state’s Emergency Rental Assistance resources can help tenants with arrears.
Security Deposits. New York State law (HSTPA 2019, General Obligations Law § 7-108) governs all deposit handling. Maximum deposit is one month’s rent. It must be returned within 14 days of move-out with an itemized statement of deductions. 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. Glens Falls does not impose additional local deposit requirements beyond state law.
Glens Falls City Court — Where Glens Falls Landlords File
Glens Falls landlords file summary proceedings (nonpayment petitions and holdover petitions) at Glens Falls City Court, located in City Hall at 42 Ridge Street, Glens Falls, NY 12801. General phone: 518-798-4714. The court sits in the Fourth Judicial District (Warren County); the City Court judges are the Hon. Larry Elmen and the Hon. Jacquelyn P. White. The filing fee for a summary proceeding is approximately $45. After judgment, the Warren County Sheriff executes the warrant of eviction and must give the tenant 14 days’ written notice before physical removal (RPAPL § 749). Because the city has not opted into Good Cause Eviction, a market-rate holdover does not require the landlord to prove a “good cause,” and uncontested nonpayment evictions often run about 4 to 8 weeks from demand to physical removal. Contested proceedings run longer, and given the age of the housing stock, warranty-of-habitability defenses can arise. Self-help eviction is a criminal misdemeanor under RPAPL § 768, and only the Warren County Sheriff is authorized to physically remove a tenant.
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