§ 6. Regulation of rents. a. Notwithstanding the provisions of any\nlease or other rental agreement, no owner shall, on or after the first\nday of the first month or other rental period following a declaration of\nemergency pursuant to section three, which date shall be referred to in\nthis act as the local effective date, charge or collect any rent in\nexcess of the initial legal regulated rent or adjusted initial legal\nregulated rent until such time as a different legal regulated rent shall\nbe authorized pursuant to guidelines adopted by a rent guidelines board\npursuant to section four.\n b. The initial legal regulated rents for housing accommodations in a\ncity having a population of less than one million or a town or village\nas to which a declaration of emergency has been made pursuant to this\nact shall be:\n (1) For housing accommodations subject to the emergency housing rent\ncontrol law which become vacant on or after the local effective date of\nthis act, the rent agreed to by the landlord and the tenant and reserved\nin a lease or provided for in a rental agreement; provided that such\ninitial legal regulated rent may be adjusted on application of the owner\nor tenant pursuant to subdivision a of section nine of this act; and\nprovided further that no increase of such initial regulated rent\npursuant to annual guidelines adopted by the rent guidelines board shall\nbecome effective until the expiration of the first lease or rental\nagreement taking effect after the local effective date, but in no event\nbefore one year from the commencement of such rental agreement.\n (2) For all other housing accommodations, the rent reserved in the\nlast effective lease or other rental agreement; provided that an initial\nrent based upon the rent reserved in a lease or other rental agreement\nwhich became effective on or after January first, nineteen hundred\nseventy-four may be adjusted on application of the tenant pursuant to\nsubdivision b of section nine of this act or on application of either\nthe owner or tenant pursuant to subdivision a of such section; and\nfurther provided that if a lease is entered into for such housing\naccommodations after the local effective date, but before the effective\ndate of the first guidelines applicable to such accommodations, the\nlease may provide for an adjustment of rent pursuant to such guidelines,\nto be effective on the first day of the month next succeeding the\neffective date of such guidelines.\n c. The initial legal regulated rents for housing accommodations in a\ncity having a population of one million or more shall be the initial\nrent established pursuant to the New York city rent stabilization law of\nnineteen hundred sixty-nine as amended.\n d. Provision shall be made pursuant to regulations under this act for\nindividual adjustment of rents where:\n (1) there has been a substantial modification or increase of dwelling\nspace, or installation of new equipment or improvements or new furniture\nor furnishings, provided in or to a tenant's housing accommodation, on\nwritten informed tenant consent to the rent increase. In the case of a\nvacant housing accommodation, tenant consent shall not be required.\nExcept as provided in subparagraph (B) of this paragraph, the increase\nin the legal regulated rent for the affected housing accommodation shall\nbe one-one hundred sixty-eighth, in the case of a building with\nthirty-five or fewer housing accommodations or one-one hundred eightieth\nin the case of a building with more than thirty-five housing\naccommodations where such increase takes effect on or after the\neffective date of the chapter of the laws of two thousand nineteen that\namended this paragraph, of the total actual cost incurred by the\nlandlord up to an amount set forth in this paragraph in providing such\nreasonable and verifiable modification or increase in dwelling space,\nfurniture, furnishings, or equipment, including the cost of installation\nbut excluding
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