New York, NY Zoning Overlays & Bonuses: Density Bonus Law (2026)
Key Facts
- Governing table
- ZR § 23-22, R6-R12 districts
- R10A/R10X/R10 bonus
- 10.00 to 12.00 FAR
- R7A bonus
- 4.00 to 5.01 FAR
- Condition
- Qualifying affordable or senior housing
- Last amended
- 12/5/2024 (City of Yes)
Summary
In R6 through R12 districts, NYC lets buildings reach a higher floor area ratio than the standard cap when the housing built is qualifying affordable or senior housing.
In the districts indicated, the maximum residential floor area ratio shall be as set forth in the following table. Separate maximum residential floor area ratios are set forth for zoning lots containing standard residences and zoning lots containing qualifying affordable housing or qualifying senior housing. ... R10A R10X R10: Standard residences 10.00; Qualifying affordable housing or qualifying senior housing 12.00.
Full Breakdown
Zoning Resolution § 23-22 sets two FAR columns for R6-R12 districts: a lower cap for standard residences and a higher one for zoning lots containing qualifying affordable housing or qualifying senior housing. In R10A/R10X/R10, standard FAR is 10.00 versus 12.00 for qualifying affordable housing, a 20% density bonus. In R7A, it's 4.00 versus 5.01, about 25% more. The higher FAR is only available where the affordable or senior units are actually built, not by right for market-rate development, and pairs with the Mandatory Inclusionary Housing income-band rules of § 27-131 in designated MIH areas.
Violations & Fines
Building to the higher FAR without qualifying affordable or senior housing in place is an unauthorized floor area overage; DOB can deny sign-off or issue a stop-work order, and DCP/HPD can require removal of the excess floor area.
Frequently Asked Questions
Does every building in R10 get the higher FAR?
How big is the density bonus?
Sources & Official References
Other rules in New York
New York rules heatmap·Compare New York to another location·View the New York zoning overlays & bonuses overview
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