Croton-on-Hudson has officially adopted the Good Cause Eviction Law, aiming to protect tenants from unjust evictions and rising rents.
Croton-on-Hudson: Ryan Arecco, a lifelong resident, faced tough times when his dad lost his job. They struggled to pay for heat and ended up taking cold showers. Eventually, they faced eviction.
Years later, Ryan became a tenant advocate. He believes the new Good Cause Eviction Protection Law can help families like his. “This law can protect my family and yours from being priced out of Croton,” he said during a public hearing.
After that hearing, the village board unanimously passed the law, making Croton the first in Westchester to adopt it. This law stops landlords from evicting tenants without a valid reason, like not paying rent or breaking lease terms.
It also allows evictions if landlords or their family members want to move in, or if they plan to demolish the property. The state law, passed in April 2024, aims to protect tenants in market-rate housing by limiting rent increases to 5% plus inflation, with a max of 10% when renewing leases.
Croton-on-Hudson tweaked the state law to cover units with rents up to 345% of fair market value, which is $1,934 for a one-bedroom in Westchester. This law extends protections to the private market, unlike rent-regulated units that have stricter rules.
Mayor Brian Pugh said the goal is to give tenants more stability. “A lot of us take security for granted. This will give tenants a little more security,” he noted.
With a population of about 8,100, 20% are renters, and 40% of those are rent-burdened, spending over 30% of their income on rent and utilities. Rent in Croton-on-Hudson jumped 35% from 2018 to 2023.
From January 2022 to July 2024, the village court handled 33 eviction cases, all for nonpayment of rent. Half ended in eviction, while the other half were settled. Officials see this law as a proactive way to protect tenants, even if the number of cases is small.
Ryan Arecco spoke in favor of the law during the public hearing, where the board ultimately voted to enact it.
Some residents welcomed the proposal, saying it would help control rent hikes and provide stability. Theo Oshiro, who helped with the state law, said it empowers tenants and prevents unjustified rent increases.
Others, like Sydney Regier, hope it will make housing more affordable for younger people. “I want to be a tenant, but I can’t afford it. Many of my friends feel the same way,” she shared.
However, some landlords worry it might hurt good landlords and discourage them from maintaining properties. Joe Lippolis, a local landlord, expressed concern that the law could financially strain small landlords who depend on rent income.
Crystal Hawkins-Syska from the Hudson Gateway Association of Realtors urged officials to reconsider, suggesting rental assistance programs instead. The village received around 250 letters about the proposal, mostly from realtors.
Deputy Mayor Len Simon acknowledged the concerns but believes the law will not create the fears some have expressed. Croton-on-Hudson joins New York City and ten other communities in supporting this law, which affects over 8 million tenants statewide.