The City of Beacon is committed to providing current and prospective residents with comprehensive resources for finding affordable housing and related resources. Additional organizations, websites, and programs will be added, as available. If you have questions or suggestions for additional resources to share, please contact us!
Tenant's Rights
Know your rights under Beacon’s Good Cause Eviction Law:
On August 19, 2024, the City of Beacon opted into New York State Legislation which allowed municipalities to place certain restrictions on evicting tenants in rental properties. This law allowed Beacon to set exemptions for “high-rent properties” and for small landlords. Beacon’s City Council chose to only exempt
- Properties whose rental value is at or above three hundred forty-five percent (345%) of fair market rent, as published by the United States Department of Housing and Urban Development.
- Properties being leased by “small landlords,” defined to be those that rent no more than one (1) units anywhere in the State of New York.
All rental units not falling into either of the above categories may only evict tenants for the following “good-cause” reasons:
- Non-payment of rent, unless the rent is “unreasonable.” There is a rebuttable presumption that any rent increase exceeding 10% of the previous rent or the inflation index (whichever is lower) is unreasonable and therefore prohibited.
- Violation of a substantial obligation of the tenancy;
- Nuisance;
- Malicious or grossly negligent substantial damage to the premises or building;
- Occupancy is in violation of law and an order to vacate has been issued, unless the condition is created by the landlord, through neglect or otherwise;
- Illegal use of the premises;
- Unreasonable refusal of access for necessary repairs;
- Owner occupancy as principal residence;
- Demolition;
- Withdrawal from the rental housing market; and
- Failure to agree to reasonable changes to a lease or increase to rent.
How Much Can My Rent Go Up?
- Under New York State law, annual rent increases above ten percent or five percent plus the Consumer Price Index (whichever is lower) are presumptively unreasonable to protect tenants.
- Each year New York State also publishes an annual “good cause eviction law notice,” which outlines how to tell if your property is covered by Beacon’s law, as well as current consumer price index levels. To view more information about current levels, click here.
Right to Habitable Rentals
Tenants have the right to a livable, safe, and sanitary apartment. This right is implied in every written or oral residential lease. Any lease provision that waives this right is contrary to public policy and is therefore void. A landlord might violate a tenant’s right by, for example, not providing heat or hot water on a regular basis, or not ridding an apartment of an insect infestation.
If you believe that your rental unit is not properly habitable, you may have a right to seek a rent reduction or your landlord may have duties to repair. For more information regarding your rights and your landlord’s obligations, click here.
City of Beacon Code & Building Department
Beacon’s City Code requires all landlords to complete registration for each of their rental properties. Rules regarding this mandatory registration can be found here. The required form itself can be found here.
Landlords are also required to maintain their property to be in compliance with all aspects of the City and State’s Building Codes. The Building Department can be contacted for suspected code violations, including to ensure proper fire safety of structures and rental units.
Legal Services of the Hudson Valley (LSHV): Beginning in 2022, City of Beacon residents may receive free legal advice from LSHV for housing and landlord-tenant disputes. LSHV is aware of and can provide advice relating to the City’s Good Cause Eviction Law. For assistance, call 845-259-8227. For more information, click here.
Hudson Valley Justice Center: This organization assists residents in Dutchess County and beyond and can help individual tenants and tenant groups in a range of legal matters, including illegal lockouts, non-payment and hold-over proceedings, lease violations, housing code violations, improper rent increases, utility shut offs and sub-metering, habitability matters, housing discrimination, and condemnation advocacy. For assistance, call 914-308-3490 or click here.
Beacon City Court: If you have an ongoing legal proceeding regarding housing, you can contact the Beacon City Court for answers to questions about your case. For assistance, call 845-431-1900 or click here.
New York State Courts: for a guide to what you can expect from an eviction proceeding in the NY court system, click here. For general assistance with a variety of court topics, click here.
New York State Attorney General’s Office: for a holistic guide to legal rights of tenants in New York State, click here. To file a complaint and for more resources, visit here.
The New York State Attorney General’s Office protects tenants’ rights to live peacefully in their home or apartment, and against harassment or threats by landlords. This applies to individuals of any immigration status. If you are an immigrant and need help understanding your rights in New York, click here.
For printable documents in either English or Spanish, see below:
- New York State Immigrant Tenant Rights (English)
- New York State Immigrant Tenant Rights (Spanish/Español)
If you have questions more generally about your citizenship status, or pathways to citizenship, you can schedule a consult with the Hudson Valley Justice Center. For more details, click here.
New York State Courts: for a guide to what you can expect from an foreclosure proceeding in the NY court system, click here. For general assistance with a variety of court topics, click here.
New York State Department of Financial Services: for tips on navigating a foreclosure proceeding, as well as resources for retaining legal assistance, finding a non-profit housing counselor, or filing a complaint against your lender, click here.
Taconic Resources for Independent Living: this organization advocates for the civil rights of individuals with disabilities in Dutchess County and empowers them to lead self-directed lives with independence and dignity. For a list of housing resources available, including housing advocates, click here. For other advocacy resources offered by TRI, click here.
- Phone: 845-452-3913
- Video Phone for Deaf/Hard of Hearing: 845-345-8416
- TTY: 845-485-8110
- For a contact form, click here.
Affordable Housing Resources
About the Program
Beacon’s BMR (aka Workforce Housing) Program requires rental housing developments of 10 or more units to set aside 10% of all units to be rented at a reduced rental price. These units must remain affordable for a period of at least 50 years from their becoming rentable, and have rent levels that are calculated based on a percentage of the County’s median income.
The City’s BMR Program is managed by Hudson River Housing, a local non-profit organization that manages the application and rental process for these units. For a list of all current affordable rental opportunities throughout the County, click here.
If you’re interested in applying for a BMR unit, contact Lashonda Denson at (845) 454-5176 Ext 118 or ldenson@hudsonriverhousing.org
How to Apply
Instructions on How to Apply:
- Choose your desired unit size (studio-0, one bedroom, two , three, four).
- Choose a Property (If you don’t know which property to choose, that is ok! You will have the option at the end to select all properties that have the bedroom size you are looking for.)
- Choose Additional Properties at end of process. You will be able to choose additional properties after submitting your application. It will take you to next tab which is Additional properties.
For general questions on applying or what to apply for, please call Robin Dilio of Hudson River Housing at 845-454-5176 x 405
If you have any technical issues, please call Christine Robb 845-454-5176 x 109
You can also review current Income Limits here.
Beacon Housing Authority: Project Based Voucher/Housing Choice Voucher subsidized apartment rentals.
- Website: Beacon Housing Authority
- Address:
- Phone: 845-831-1289
Davies South Terrace: U.S. Housing and Urban Development Division (HUD) family low-income housing.
- Address: 117 S Davies Ter, Beacon, NY 12508
- Phone: (914) 592-5434
Meadow Ridge I: low-income apartment rentals for families.
- English and Spanish/Espanol Applications
- Address:
- Phone: (845) 440-0291
Tompkins Terrace: low-income apartment rentals.
- Address: 194 Tompkins Ter, Beacon, NY 12508
- Phone: (845) 831-6700
West End Lofts: low-income apartment rentals for artists and non-artists.
- Brochure & Application
- Address: 2 Liam Dr, Beacon, Ny 12508
- Phone: (845) 765-2322
New York State Homes and Community Renewal: For help finding affordable housing more generally in New York State, including housing lotteries and Community-Based Housing Organizations, click here.
Hedgewood Home for Adults: assisted living facility.
- Address:
- Phone: (845) 831-6000
Meadow Ridge II/Highland Meadows: low-income apartment rentals for senior citizens.
- English and Spanish/Espanol Applications
- Address:
- Phone: (845) 440-0291
Dutchess County Affordable Senior Housing: the County’s Office for the Aging provides information about many available resources for older adults, such as , including subsidization, Section 8 Vouchers/Certificates, tax credits, and assistance with lease termination. For all of these resources, and more, click here. For a printable brochure covering more details about these services, and locations of affordable senior housing throughout Dutchess County, click here.
- Address: 114 Delafield Street, Poughkeepsie, NY 12601
- Phone: 845-486-2555
- Email: OFA@DutchessNY.gov
Tax Exemptions for Seniors and Disabled Persons with Limited Incomes: Under Beacon’s City code, seniors and disabled persons with limited income may qualify for tax exemptions for a portion of their annual City property taxes. In February of 2025, the City Council updated the laws for both groups by expanding the income ranges for different tiers of exemptions. These were adjusted to match those used by Dutchess County. For more information about this and whether you may qualify, or other tax exemption programs, contact the City of Beacon Assessor’s office. For an explanation by Mayor Kyriacou regarding how your tax assessment works, click here.
State of New York Mortgage Agency: for assistance with low-interest mortgage loans and programs to help qualified buyers purchase their first home and reduce hurdles to homeownership, call 800-382-HOME or click here. For an overview of the Agency’s primary two mortgage programs, click here.
U.S. Department of Housing and Urban Development: this federal agency offers assistance in the form of helping secure low down payments for first-time home buyers, financial assistance to senior homeowners, and finding down payment assistance, click here. For more general homeownership resources and tips from HUD, click here.
Cornell Cooperative Hudson Valley: for a list of energy efficiency upgrade programs, including solar energy installation and weatherization assistance, click here.
Rebuilding Together Hudson Valley: this organization offers applications to income-eligible households to be considered for home repair assistance, at both small and large scales. Services include critical repairs, accessibility modifications and energy efficiency improvements for our neighbors in need, including but not limited to seniors, persons living with disability, families with school-aged children, and active or retired armed services members. These services are provided at no cost to the homeowner. To get more information, call 845-454-7310, email info@rthudsonvalley.org, or click here.
Habitat for Humanity Dutchess County: This organization offers assistance with homebuying programs, home repairs, and more. If you are interested in volunteering for a repair project, you can click here.
- Phone: 845-297-0806
Dutchess County Department of Community and Family Services: this office provides temporary assistance to sustain low income and disabled persons, and to protect and support individuals in achieving the greatest degree of independence. For emergency housing assistance:
- call 845-486-3300 on weekdays between 9 a.m. and 5 p.m. for assistance with placement options.
- After 5 p.m. or on weekends, please call 2-1-1, select English or Spanish, then press 7 to speak with trained staff who will assist with overnight shelter placement based on availability.
- or click here for more details as to what emergency housing and eviction prevention resources are available in Dutchess County, as well as eligibility requirements. Click here for other critical programs run by this Department, including child support, Medicaid, and adult protective services.
Mental Health America of Dutchess County: this program offers housing that stays matched to your income. Once your housing needs are met, this frees up time and energy to focus on building a fulfilling and stable life for yourself. For more information on supported housing offerings by MHA, click here. Participants must meet SPOA criteria, or be coming out of a state facility, psychiatric hospital, or community residence. Referrals must be made by case managers or clinicians. If you’re unsure how to apply or whether you qualify, call below.
- Phone: 845-473-2500 ext. 3018
NAMI Mid-Hudson: this organization provides resource and assistance to individuals living with a mental health condition. Click here for information about what you should look for in housing, as well as descriptions of several types of subsidized housing options. If you are experiencing a mental health crisis, click here for a list of resources to contact.
- Phone: 845-206-9892 (not a crisis line)
- Email: contact@namimidhudson.org
- For a contact form, click here.
Emergency Housing Resources
Dutchess County Department of Community and Family Services: this office provides temporary assistance to sustain low income and disabled persons, and to protect and support individuals in achieving the greatest degree of independence. For emergency housing assistance:
- call 845-486-3300 on weekdays between 9 a.m. and 5 p.m. for assistance with placement options.
- After 5 p.m. or on weekends, please call 2-1-1, select English or Spanish, then press 7 to speak with trained staff who will assist with overnight shelter placement based on availability.
- or click here for more details as to what emergency housing and eviction prevention resources are available in Dutchess County, as well as eligibility requirements. Click here for other critical programs run by this Department, including child support, Medicaid, and adult protective services.
MyBenefits: this portal is where NY residents can go to manage or apply for a variety of assistance benefits, including the Supplemental Nutrition Assistance Program (SNAP), the Home Energy Assistance Program (HEAP), and/or Public Assistance; recertify for SNAP and/or Public Assistance. Users can also report changes and view case details. Users receiving SNAP can also check their EBT balance, and anyone can take the quick Prescreen Eligibility questionnaire to check possible eligibility for a variety of state and federal human services benefit programs. To view and use the portal, click here.
Code Blue/Cold Weather Shelters: this is a Dutchess County’s Department of Community and Family Services (DCFS) program to ensure that everyone has access to a safe, warm place to stay. The Department works closely with a strong network of community and faith-based organizations to provide emergency shelters and warming centers throughout the county. To get assistance and stay warm:
- call 845-486-3300 on weekdays between 9 a.m. and 5 p.m. for assistance with placement options.
- After 5 p.m. or on weekends, please call 2-1-1, select English or Spanish, then press 7 to speak with trained staff who will assist with overnight shelter placement based on availability.
- If you cannot call ahead of time, Dutchess County PODs at 150 North Hamilton Street in Poughkeepsie are open as daytime warming centers in addition to overnight shelter. Please call first, if you are able, as this ensures that there is adequate capacity for everyone needing assistance.
- For more information about the program, click here.
- The Howland Public Library serves as Beacon’s warming center during and is open to any in need during their hours of operation.
New York State Homes and Community Renewal: For information on rent assistance in NY, including Section 8 Housing and the Senior Citizens Rent Increase Exemption Program, click here.
United Way 211: for assistance in locating resources to pay housing expenses, click here. For Hudson Valley specific resources, click here.
Accessory Dwelling Units (ADU)/Accessory Apartments
Beacon is Part of a partnership of Hudson Valley Communities that are participating in the ADU Plus One Program, a New York State initiative that helps provide funding for the construction of new Accessory Dwelling Units (aka Accessory Apartments) or to bring existing ADU units into compliance with code. Applications are currently open for the program. Hudson River Housing, a local housing non-profit, is managing the application review, awards, and monitoring of new ADU units under this program. Selected homeowners may receive grants of up to $125,000 per unit.
In Beacon, ADUs are regulated under City Code, and the City Council passed Local Law No. 8 of 2025 to make the process of building a new unit simpler, less expensive, and less time consuming. The full City code section regulating such can be found here. Note that the City of Beacon zoning code refers to ADU’s as Accessory Apartments. For questions, contact the City of Beacon Building Department.
Habitat for Humanity recognizes the following benefits of ADUs for promoting housing stability and affordability:
- ADUs increase housing availability by creating additional lower-cost housing units within existing residential lots, increasing the housing supply without the need for new land development.
- ADUs can promote housing stability by generating rental income for those living on fixed or limited incomes.
- ADUs can help older adults remain in their communities and close to support networks. An AARP survey found that among adults 50 or older, 69% would consider living in an ADU to be close to someone but still have their own space, and 68% would build an ADU to house a caregiver to help with daily activities.
Short-Term Rentals (STR)
The City of Beacon requires any short-term rental (STR) units throughout the City to be the primary residence of the property owner and to be properly permitted with the City. The City’s Building Department monitors STR units through software and manages required permits for the units. The City’s laws are designed to keep the amount of STR units in Beacon to a manageable level so that otherwise rentable housing is not removed from the market, and to combat the ongoing housing shortage in Dutchess County and New York State.
Pursuant to § 223-26.5 of the Code of the City of Beacon, it shall be unlawful to use, establish, maintain, operate, occupy, rent or lease any property as a short-term rental without first having obtained a short-term rental permit. A short-term rental is defined as an entire dwelling unit, or a room or group of rooms within a dwelling unit, made available to rent, lease or otherwise assigned for a occupancy of less than 30 consecutive days. The dwelling unit must be used by the owner or tenant as his or her or their primary residence. The term “short-term rental” does not include dormitories, hotel or motel rooms, bed and breakfast inns or lodging houses, as permitted and regulated by the City of Beacon Zoning Ordinance. Any dwelling unit, or room(s) therein, located in a one-family home, two-family home, accessory apartment, or multifamily dwelling may be used as short-term rentals subject to the requirements set forth in §223-36.5 of the Code of the City of Beacon. For the full code section regulating STR Units in Beacon, click here.
Click here for the Beacon Short-Term Rental Permit Application
Room Occupancy Tax: The City of Beacon passed a law relating to the implementation and assessment of tax on persons occupying hotel and motel rooms in the City of Beacon, which includes Short Term Rental units. The full text of the law can be found by clicking here.
Reports and Resources
Dutchess County Housing Needs Assessment (2022)
Hudson Valley Patterns for Progress: Out of Reach Rental Affordability Study
Hudson Valley Patterns for Progress Regional Housing Market Report and Q4/Annual Data (2024)
Hudson Valley Patterns for Progress Regional Housing Market Report and Q2 Data (2025)
NYS Homes and Community Renewal Fair Housing Matters Interim Report (2025)
The City of Beacon Fire Department offers free smoke detectors and assistance with installation. For more information, call the non-emergency line at 845-831-1334.