Pleasant Valley, N.Y., Code of Ordinances ch. 72 (eCode360 ed. 2026) § 72-3
Prohibition of evictions without good cause
Operative Text
A. All applicable provisions set forth in Article 6-a of the New York State Real Property Law, and any amendments thereto, are hereby adopted by the Town of Pleasant Valley and incorporated herein by reference. B. Pursuant to Subdivision 2a of § 213 of Article 6-a of the New York State Real Property Law, for the purposes of this article, any unit within a housing accommodation shall be exempt from the provisions of this article if such unit has a monthly rent above 345% of fair market rent, as published by the United States Department of Housing and Urban Development and as shall be published for the County of Dutchess by the New York State Division of Housing and Community Renewal. C. Pursuant to Subdivision 2b of § 213 of Article 6-a of the New York State Real Property Law, for the purposes of this article, a "small landlord" is defined as a landlord of no more than one housing accommodation anywhere in the State of New York, provided that owner-occupied housing accommodations or otherwise exempt housing accommodations shall not be considered in calculating the number of housing accommodations owned by a landlord.
Pleasant Valley, N.Y., Code of Ordinances ch. 72 § 72-3 adopts New York State's "good cause eviction" framework (Article 6-a of the Real Property Law) as local law, meaning landlords generally may not remove tenants without a legally recognized reason. The ordinance sets a local rent threshold—345% of the HUD-published fair market rent for Dutchess County, as further published by the New York State Division of Housing and Community Renewal—above which a unit is exempt from these protections. It also defines a "small landlord" as one who owns no more than a single housing accommodation statewide, with owner-occupied and otherwise exempt properties excluded from that count.
Plain English — not legal advice.
Under ch. 72 § 72-3, operators in Pleasant Valley generally ensure that any eviction proceeding is grounded in a good-cause basis recognized under Article 6-a of the Real Property Law, as locally adopted. Compliant landlords typically track whether their units fall above the 345%-of-fair-market-rent exemption threshold and document their portfolio size to determine whether the "small landlord" definition applies to them. Keeping clear records of rent levels relative to HUD's published Dutchess County fair market rent figures, and monitoring updates published by the New York State Division of Housing and Community Renewal, is a practice commonly associated with compliance.
General guidance for property managers — not legal advice for your specific situation. Consult an attorney for advice on your case.
Section 72-3 of Pleasant Valley's Code of Ordinances extends good-cause eviction protections to eligible tenants by incorporating New York State's Article 6-a framework, which means a landlord generally must have a recognized legal reason to seek removal. Tenants whose monthly rent is at or below 345% of the HUD-published fair market rent for Dutchess County may be covered by these protections, while those in higher-rent units or those renting from qualifying small landlords should review whether an exemption applies to their situation. Tenants who believe a proceeding may violate § 72-3 can explore raising the ordinance as a defense in housing court, contacting the New York State Division of Housing and Community Renewal, or reaching out to a local tenant-rights organization for general information.
General guidance for tenants — not legal advice for your specific situation. Consult a tenant-rights organization or attorney for advice on your case.
Generated November 9, 2026 — auto-generated, not yet human-reviewed. See /transparency for methodology.
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