In New York City’s critical Democratic mayoral primary, the stakes couldn’t be clearer. On one side is Andrew Cuomo, backed by deep-pocketed real estate donors and firmly opposed to a rent freeze. On the other is Zohran Mamdani, the only candidate pledging a four-year rent freeze that could bring relief to millions of struggling tenants. With housing affordability at crisis levels, the outcome of this election will directly impact rent prices across the city.

Cuomo Opposes a Rent Freeze

Andrew Cuomo is the only leading Democratic mayoral candidate opposing a rent freeze. He has dismissed the policy as a “politically convenient posture” despite overwhelming evidence that New Yorkers are struggling. With more than half of all city renters considered rent-burdened, meaning they spend over 30% of their income on rent, Cuomo’s position is out of step with the majority of voters. In a recent poll, 78% of New Yorkers supported a rent freeze. Cuomo isn’t listening.

Big Real Estate Is Betting on Cuomo

Cuomo’s opposition to rent stabilization isn’t just ideological. He has received massive support from the real estate industry, which sees him as their best hope to block tenant protections. In one of the largest donations of the mayoral race, landlords have poured money into Cuomo’s comeback campaign. Real estate interests know what’s at stake: a rent freeze could limit their profits, and Cuomo is the only major candidate standing in their way.

Landlords Are Profiting, Tenants Are Hurting

While tenants are facing tough choices between paying rent, buying food, and covering child care, landlords are doing better than ever. Landlord incomes rose by 12% this year, the biggest jump since the 1990s. And for the second year in a row, their profits have surged. At the same time, over half a million people have left New York City between 2020 and 2023, driven out by skyrocketing rents and shrinking affordability.

A Rent Freeze Could Save Families Billions

The proposed four-year rent freeze, championed by Mamdani and tenant organizations, would save renters an average of nearly $600 each month. That’s almost $7 billion in total savings across the city. These savings could help families stay in their homes, pay for basic needs, and avoid homelessness. Importantly, it wouldn’t require any public spending. It’s a policy with a huge impact at no taxpayer cost.

Cuomo’s Record: Higher Rents, More Homelessness

Cuomo’s track record during his time as governor offers a warning for tenants. Statewide rents rose 33% under his leadership, and homelessness in New York City jumped by over 50%. He consistently blocked tenant protections and cut funding for homelessness programs. Cuomo also granted major tax breaks to real estate developers, including donors with long histories of building violations and lawsuits.

Landlord Claims Don’t Match Reality

Landlords argue they need rent hikes to maintain buildings, but their actions tell a different story. While their profits soar, they are not applying for city programs designed to help with repairs. For example, a program called Unlocking Doors offers landlords up to $25,000 per unit for renovations. Yet only one landlord applied last year. The reality is that rent hikes are not being used to improve housing; they’re fueling luxury lifestyles for property owners.

Mamdani Stands With Tenants

Zohran Mamdani is the only candidate to firmly back a rent freeze. He is supported by the NYS Tenant Bloc, a grassroots organization mobilizing 20,000 tenant voters. His campaign represents a growing tenant movement determined to win policies that support affordability and protect working-class New Yorkers. With more than 2.4 million rent-stabilized tenants in the city, Mamdani’s message vote like a tenant is gaining ground.

Tenants Make the City Run

Tenants are the backbone of New York City. They are bus drivers, nurses, cleaners, and cooks. Nearly 70% of the city’s residents are renters, yet they are being priced out of the neighborhoods they built. The current mayor’s Rent Guidelines Board is poised to raise rents for the fifth consecutive year, further deepening the affordability crisis. A rent freeze would help tenants stay and thrive in the city they serve every day.