With the full legislature and governor facing re-election in 2026, HGAR and NYSAR are already preparing for what could be a watershed year for housing policy.
The NYC Rent Guidelines Board voted to approve rent increases of 3% for one-year leases and 4.5% for two-year leases on rent-stabilized apartments.
NAR successfully secured its top five priorities in the final package.
With the full legislature and governor facing re-election in 2026, HGAR and NYSAR are already preparing for what could be a watershed year for housing policy.
As the 2025 New York State Legislative session concluded, the Hudson Gateway Association of Realtors and the New York State Association of Realtors marked a series of key advocacy victories, while bracing for pivotal debates ahead in a consequential 2026 election year.
Working in close coordination, HGAR and NYSAR championed several Realtor-backed bills that passed both legislative chambers and now await the governor’s signature. Their priorities focused on expanding housing opportunities, improving professional standards and protecting both consumers and the real estate industry from overreach.
One of the most notable successes was the passage of Combatting Discrimination in Real Estate Appraisals (A.6869/S.7320), legislation sponsored by Assemblymember George Alvarez and Senator Brian Kavanagh—both representing districts within HGAR’s footprint—the bill aims to eliminate bias in the appraisal process and reinforce fair housing standards. HGAR elevated this issue during its 2025 Albany Lobby Day, citing its disproportionate impact on historically underserved communities.
Another major win Increases Requirements for Obtaining a Broker’s License in New York State (A.7691/S.5426), raises the education requirement from 120 hours to 150 hours, expands the minimum experience from two to five years, and increases fair housing training from four hours to six hours. Long championed by NYSAR and supported by HGAR, this measure passed with bipartisan support and is seen as a response to industry concerns over broker competency.
Legislation to curb Predatory Long-term Listing Agreements (A.5886-C/S.6361-B) also passed overwhelmingly. The bill prohibits residential listing agreements lasting more than two years unless renewed by mutual agreement. Advocates—including Senator Jamaal Bailey—successfully pushed for a two-year cap after negotiating changes from the original one-year proposal.
NYSAR also supported Expands Tax Incentives for Converting Vacant Properties into Housing (A.6770/S.7285), which passed nearly unanimously. The legislation is expected to boost housing supply and revitalize underused properties across the state.
Equally important was NYSAR and HGAR’s work to stop legislation that could negatively impact the real estate market. Chief among these was the REST Act (A.4877-A/S.4659-A), which sought to expand rent control authority to municipalities statewide. Strong Realtor opposition helped prevent it from advancing.
Proposals to create Community Housing Funds backed by new real estate transfer taxes—such as A.331/S.572—were also blocked. NYSAR raised concerns that these measures would increase costs for homebuyers and complicate transactions. Localized versions of similar legislation passed in towns like Chester, Copake, and Orangetown, but broader initiatives failed.
A scaled-down version of the FAIR Act (A.8427/S.8416) passed, banning deceptive, unfair, and abusive business practices. After pushback from NYSAR and business groups over its original language, the final version reflected more balanced enforcement powers and clearer definitions.
The legislature also passed A.8888/S.8417, ending the 100-foot subsidy rule for connecting new homes to natural gas. However, its real-world impact is expected to be minimal, as most residential construction under seven stories will shift to electric heating beginning in 2026.
Several bills supported by HGAR and NYSAR gained traction but fell short of passage:
The First-Time Homebuyer Savings Account (A.5098/S.1157) passed the Senate but not the Assembly.
A proposed first-time buyer grant program (A.787/S.3150) and a mortgage recording tax exemption (A.5350/S.4488) did not move forward in either chamber.
A telemarketing reform bill (A.1250/S.6853) passed the Assembly 138-0, but stalled in the Senate.
Co-op transparency legislation (A.4507/S.1452) and a bill mandating annual sexual harassment prevention training for licensees (A.8092/S.5780) also failed to advance.
A bill requiring lead paint testing by home sellers (A.1529-A/S.4265-A) passed the Assembly but stalled in the Senate.
A.8889/S.8421, which would expand the Public Service Commission’s authority to shut off gas services, passed the Senate, but did not move in the Assembly.
A bill to guarantee the right to home inspections (A.4883/S.5772) did not progress this year.
With the full legislature and governor facing re-election in 2026, HGAR and NYSAR are already preparing for what could be a watershed year for housing policy. The organization's plan is to build on this year’s progress by shaping a forward-looking legislative agenda and deepening engagement with local, state and federal policymakers.
Realtors are encouraged to stay active in advocacy efforts, participate in upcoming Lobby Days, and join initiatives like HGAR’s Local Political Coordinator Program, which strengthens ties between Realtors and local elected officials.
Keep an eye out for our Government Affairs Newsletter to keep track of all the hot topics in government affecting our area.
If you would like to be more involved on a local level, please consider joining our Local Political Coordinator Program. More information can be found Here.
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