Eviction Laws in Troy, New York
Troy is a city of approximately 51,000 residents and the county seat of Rensselaer County in the Capital District of eastern New York, located on the eastern bank of the Hudson River directly across from Albany. Once a major center of the American Industrial Revolution — Troy was the nation’s leading producer of iron and steel in the mid-1800s and the birthplace of the detachable shirt collar — the city experienced significant population decline through the late 20th century but has stabilized and begun a modest revival driven by its two major universities and proximity to Albany’s government and healthcare economy. Rensselaer Polytechnic Institute (RPI), a top-tier private research university with approximately 7,900 students, dominates the city’s hilltop, while Russell Sage College (now Russell Sage University) adds another approximately 2,400 students. The demographics are approximately 61 percent White, 15 percent Black, 10 percent Hispanic, 6 percent Asian, and significant multiracial populations. Approximately 7 percent of residents are foreign-born. The median household income is approximately $58,500, but the poverty rate is roughly 23 percent — one of the highest in the Capital District. Troy is overwhelmingly a renter city: approximately 63 percent of housing units are renter-occupied, totaling roughly 14,100 renter households. The median gross rent is approximately $1,175. The vacancy rate is approximately 14 percent — among the highest on our New York city list. The housing stock is exceptionally old: the median construction year is 1938, and over 55 percent of homes were built before 1940. Duplexes and small apartment buildings converted from single-family homes are the dominant housing type, accounting for 45 percent of all units. Other major employers include Rensselaer County government, the Enlarged City School District of Troy, and Samaritan Hospital (part of St. Peter’s Health Partners).
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.
Troy & Rensselaer County — Local Rules That Affect Landlords
Good Cause Eviction — NOT Opted In. As of May 2026, Troy has not opted into the Good Cause Eviction Law. Market-rate tenants in Troy do not have the substantive Good Cause protections (just-cause eviction requirements and rent-increase caps) that apply in neighboring Albany, which was the first city outside NYC to adopt Good Cause in July 2024. However, the statewide RPL § 231-c notice requirement still applies — all leases, demands, petitions, and notices must include the Good Cause notice. Troy’s proximity to Albany — connected by the Congress Street and Collar City Bridges — means tenants and advocacy organizations are familiar with Good Cause protections, and landlords should monitor the Troy City Council for any future opt-in legislation.
No ETPA Rent Stabilization. Rensselaer County is not one of the counties eligible for the Emergency Tenant Protection Act (ETPA). ETPA applies only in Nassau, Westchester, Rockland, and Ulster Counties. There is no rent stabilization or rent control in Troy — all rental units are market-rate, and landlords may set and increase rents without regulatory caps.
College Town Dynamics — RPI and Russell Sage. RPI’s approximately 7,900 students and Russell Sage’s approximately 2,400 students fundamentally shape Troy’s rental market. The neighborhoods surrounding RPI’s hilltop campus — particularly Peoples Avenue, Burdett Avenue, and the 15th Street corridor — are heavily student-rented. Student tenants bring predictable academic-year turnover (leases typically running August to May or June), parental co-signers, and generally reliable payment backed by financial aid and family support. However, the student market also brings high property wear, noise complaints, occupancy violations, and potential subletting during summer breaks. Troy landlords renting near campus should include clear lease provisions on occupancy limits (the city enforces limits on unrelated persons per dwelling unit), subletting restrictions, and maintenance responsibilities. The off-campus student housing market is competitive, with many landlords specifically targeting RPI and Sage students.
Exceptionally Old Housing Stock. Troy’s housing stock is among the oldest in New York State — the median construction year is 1938, and over 55 percent of units were built before 1940. The city’s distinctive Victorian and Federal-era rowhouses contribute to Troy’s architectural character but present serious challenges for landlords: lead paint hazards in virtually every pre-1978 building, antiquated plumbing and electrical systems (many buildings still have knob-and-tube wiring or galvanized steel pipes), and heating systems that require constant maintenance. Troy’s Code Enforcement department inspects rental properties and issues violations for habitability deficiencies. Warranty of habitability defenses are commonly raised in Troy eviction proceedings, and judges will scrutinize maintenance conditions carefully.
High Vacancy Rate. Troy’s approximately 14 percent overall vacancy rate is among the highest of any city on our New York list. This high vacancy gives landlords significant tenant selection leverage but also reflects the challenges of Troy’s housing market: many vacant units are in poor condition and require substantial renovation before they can be rented. The vacancy rate varies dramatically by neighborhood — student-adjacent areas near RPI have much tighter vacancy, while South Troy and parts of North Troy have higher concentrations of vacant and abandoned properties. The City of Troy has been proactive about targeting zombie properties and vacant buildings through code enforcement sweeps.
Capital District Economy and Albany Proximity. Troy’s economy benefits from its position in the Albany-Schenectady-Troy Metropolitan Statistical Area (population approximately 900,000). State government in Albany, healthcare (Albany Medical Center, St. Peter’s Health Partners), and higher education (UAlbany, RPI, Siena College, Russell Sage) anchor the regional economy. Troy’s downtown has experienced a modest revival driven by arts, dining, and the Troy Waterfront Farmers Market — one of the largest and most acclaimed in the Northeast. These developments are gradually improving rents and demand in downtown and waterfront-adjacent neighborhoods.
Legal Aid Society of Northeastern New York. The Legal Aid Society of Northeastern New York provides free civil legal help for low-income residents in Troy and Rensselaer County, including eviction defense, housing conditions complaints, and landlord-tenant disputes. The Albany-Rensselaer Pro Bono Assigned Counsel Program also provides legal assistance in certain cases. Landlords filing eviction proceedings should expect the possibility of represented tenant opposition, particularly in nonpayment cases where habitability defenses are raised.
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. Troy does not impose additional local deposit requirements beyond state law.
Troy City Court — Where Troy Landlords File
Troy landlords file summary proceedings (nonpayment petitions and holdover petitions) at Troy City Court, located at 51 State Street, Troy, NY 12180. General phone: (518) 453-5900. Hours: Monday through Friday, 9:00 a.m. to 5:00 p.m., excluding State holidays. The court is part of the Third Judicial District of the New York State Unified Court System, which also covers Albany, Columbia, Greene, Rensselaer, Schoharie, Sullivan, and Ulster Counties. The building is ADA accessible. The filing fee for a summary proceeding is approximately $45. After judgment, the Rensselaer County Sheriff executes the warrant. The sheriff must give the tenant 14 days’ written notice before physical removal (RPAPL § 749(2)). Without Good Cause or ETPA protections, Troy eviction proceedings follow standard New York State law. An uncontested nonpayment eviction typically takes 4 to 8 weeks from demand to physical removal. Contested proceedings with habitability defenses, adjournment requests, or hardship stay applications can extend to 8 to 12 weeks. Student tenants who have vacated for the summer but left belongings behind still require formal eviction proceedings — self-help removal of their property is illegal. Self-help eviction is a criminal misdemeanor under RPAPL § 768, and only the Rensselaer County Sheriff is authorized to physically remove a tenant.
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