Mitchell-Lama apartments: how the program works

Mitchell-Lama is a New York program of below-market rental and co-op buildings for moderate- and middle-income households. You apply to each development separately, usually by joining its waiting list through NYC Housing Connect or the building's managing agent, and you must be under the income limit when your name comes up.

The program dates to the Limited Profit Housing Companies Act of 1955, named for its sponsors, State Senator MacNeil Mitchell and Assemblyman Alfred Lama. Developers got low-interest mortgages and property tax exemptions. In return they accepted limits on profit, income limits for residents and government supervision. That supervision is split: some buildings answer to the city's Department of Housing Preservation and Development (HPD), others to New York State Homes and Community Renewal (HCR).

City-supervised vs state-supervised

From a renter's point of view the buildings look the same, but who supervises the development decides where you check waiting lists, which income rules apply and who handles complaints.

2026 income limits for city Mitchell-Lama buildings

HPD publishes three sets of limits. Which one applies depends on whether the development gets federal assistance and whether it's a rental or a co-op. The limits only apply when you're admitted, not later.

These limits are much higher than most affordable-housing lotteries, which is why Mitchell-Lama is often described as middle-income housing. There's also a floor in practice: you need enough income to pay the rent or carrying charges.

How state buildings set their limits

HCR doesn't publish a single table. Instead the limit depends on the apartment:

• Federally assisted developments use the HUD income limit for the area, by household size.
• Non-federally assisted rentals multiply the annual rent by 7 (households of 1–3) or 8 (4 or more) for Article IV developments; for Article II developments the factors are 8 and 9.
• Co-ops use annual carrying charges plus 6% of the equity plus $120 per room, times the same factors.
• Households earning over 100% and up to 125% of the limit may be admitted and pay a surcharge, where the development allows it.
• For non-federal buildings, income is the prior year's adjusted federal gross income with set deductions, such as up to $20,000 for each secondary wage earner.

How to apply

1. 1

   Get the development lists

   Download HPD’s list of NYC-supervised developments and HCR’s county lists for state-supervised ones. HCR’s lists show each building’s address, rental or co-op status, number of apartments and approximate wait.
2. 2

   Find lists that are open

   Many Mitchell-Lama waiting lists are closed. HPD posts which city developments have open or short lists. Closed lists reopen from time to time by lottery.
3. 3

   Watch NYC Housing Connect

   City Mitchell-Lama lotteries now run on Housing Connect (HPD says the old Mitchell-Lama Connect site has been decommissioned). Create a profile so you can apply when a list opens. Our Housing Connect guide explains the account setup.
4. 4

   Apply to each building separately

   There is no master list. For a building with an open list, ask its managing agent for an application. You can apply to more than one development at a time. City developments charge a $75 non-refundable application fee.
5. 5

   Track your place in line

   HPD posts the last waiting-list number approved by each development, updated weekly, and full lists by apartment size once a year. Keep your contact details current or you can be skipped.
6. 6

   Get through the final review

   When you reach the top, the managing agent verifies income and household size. In state buildings, if you are rejected you must get the reason in writing and can appeal to HCR within 14 days of receiving the notice.

Living in a Mitchell-Lama building

• Annual income check: city residents file an income affidavit with management by April 30 each year.
• Surcharges: if household income rises above the applicable limit after you move in, you stay but pay a surcharge on top of rent or maintenance.
• Co-op boards get training: in city Mitchell-Lama co-ops, board members must complete state-approved training in their first year and at least every three years after.
• Succession: HPD has a formal succession-rights application for family members who want to take over an apartment.
• Seniors: older tenants in Mitchell-Lama rentals may qualify for a rent freeze. See SCRIE and DRIE.

Buyouts and what they mean for tenants

Owners can leave the program after 20 years by prepaying the mortgage (35 years for developments aided by loans before May 1, 1959). HCR says 93 state developments, about 31,700 apartments, have bought out or dissolved. Under 1991 state rules, apartments in bought-out developments in rent stabilization areas, which include New York City, generally remain covered by rent stabilization. If your building announces a buyout, contact HPD or HCR and read how to tell if your apartment is rent stabilized.