In court-decided eviction outcomes for Gates, NY, tenants prevail in roughly 51.8% of contested cases. A higher number means landlords face stronger tenant defenses, longer calendars, and more required documentation, and landlord-friendliness drops as this rises.
Timeline
435d
filing → judgment
From the moment an unlawful-detainer notice is filed in Gates, NY until a money judgment is entered, a contested eviction takes about 435 days on average. Longer timelines mean more lost rent and higher carry costs for landlords.
Cost range
$22.0–36.2k
legal + lost rent
A typical eviction in Gates, NY costs landlords $21,972 to $36,202 all-in, covering court filing fees, process-server costs, attorney time, and lost rent during the calendar between filing and possession.
Average rent
$2,110
23% stretched on rent
Average gross rent in Gates, NY is $2,110 per month per the U.S. Census American Community Survey (5-year 2023). 23% of renter households here spend more than 30% of pre-tax income on rent, the federal cost-burden threshold.
Renters
5.7%
of households
5.7% of occupied housing units in Gates, NY are renter-occupied (vs owner-occupied). A higher renter share usually correlates with more eviction filings, more turnover, and a more active rental market.
Poverty
19.0%
4.9% unemp.
19.0% of Gates, NY residents live below the federal poverty line, and unemployment runs at 4.9%. Both feed into the economic-stress sub-score in our Eviction Risk Score model because rent payment problems track poverty + joblessness more reliably than any other single signal.
Time machine
Scrub 50 years
197619861996200620162026
2026
● LIVE · today◀ REPLAY · historical
Nine-axis profile
9-axis profile · today
Shape of the risk surface
1 landlord · 10 tenant
Sub-scores · with sparkline
Where the score comes from
1 → 10 scale
Local political climate
Dem margin +19.1% (2024)
6.4
Regional political climate
County-weighted neighbor mix
6.4
State political climate
New York legislature & governorship
7.3
Economic stress
19.0% poverty · 4.9% unemp.
7.1
Supply constraint
$2,110 average · 5.7% renters
5.4
Rent Control risk
23.1% of income on rent
4.0
Eviction process difficulty
435 days filing → judgment
7.1
Tenant organizing strength
5.7% renters
2.4
Housing court bias
County bench composition
5.9
Geographic context
Risk heat across Gates and the region
Click any city to see its score
How Gates compares
Risk score vs. peers, county, state, and the U.S.
Rank in Monroe County
High
#6of 21 cities
#6 of 21 cities in Monroe County for landlord eviction risk.
Rank in New York
Elevated
#434of 1,285 cities
#434 of 1,285 cities in New York for landlord eviction risk.
vs. county · state · U.S.
Score story
Six-stop tour of the risk profile
8.2
/ 10 · HIGH
The verdict
A High-tier market.
Composite 8.2/10. High statutory friction with active tenant counsel, so assume defenses on every filing. The 50-year curve shows a sharp climb.
50-yr trend+4.9 over 50 yr
197620012026
Steepening since 2010 · COVID inflection visible
435d
Typical timeline
The money
What renting (and evicting) looks like.
Rent published at $2,110/mo. A contested eviction takes 435 days and costs $21,972–$36,202 per case.
50-yr trendCalendar drag rising since '15
197620012026
Court-clerk data lands in the next release.
5.7%
Renters
The renters
Who you'll be renting to.
Out of 4,691 residents, 5.7% rent. 23% are spending 30%+ income on rent, 19.0% below the poverty line.
50-yr trendRenter share rising
197620012026
ACS 1970-present · once the migration overlay is in.
6.4
Local + regional
The politics
Mid-range climate. Not a coastal market.
Local & regional political climate score 6.4 and 6.4 (Dem margin +19.1% (2024)). State climate at 7.3, a tenant-leaning legislature.
50-yr trendTracks county vote margin
197620012026
Built on 50-yr presidential margins back to 1976.
7.3
State politics
The process
Long calendar, heavy friction.
State political climate 7.3/10 sets the legislative ceiling for landlord remedies, and it shows up in the process. Eviction process difficulty reads 7.1, housing court bias 5.9, rent-control risk 4. The slow part is the calendar, not the motion practice.
50-yr trendProcess difficulty +2.1 since '00
197620012026
Court-clerk data lands in the next release.
7.1
Economic stress
The stress
Economic pressure is the background risk.
Economic stress: 7.1. Supply constraint: 5.4. The numbers behind those: 19.0% poverty, 4.9% unemployment, 23% of income on rent.
50-yr trendTwo visible dips · '08 + COVID
197620012026
Mirrors BLS unemployment series.
US eviction landscape · timeline × all-in cost
Gates sits in the slow & expensive quadrant
Bubble size = population · color = risk score
Gates · 435d · ~$29.1k all-in ($67/day) · score 8.2National average: 58d · $4.6k all-inHover any bubble for stats · click to openColor: 0–4 4–7 7–10
Landlording in Gates, New York, presents a high-friction environment where attorney involvement on every filing is the norm. The Eviction Risk Score is 8.2/10 (HIGH tier), drawn from the nine sub-axes shown above, covering rent-control exposure, eviction-process difficulty, housing-court bias, tenant-organizing strength, supply constraint, economic stress, and local, regional, and state political climate. This is not a quick-fix market: it's a High-friction landlord market where lease drafting, screening discipline, and well-documented notices materially change outcomes.
Gates is a city of 4,691 residents where 5.7% of occupied units are renter-occupied, and the typical renter spends 23.1% of income on rent. At an average rent of $2,110/month, the typical renter household here spends more than the federal 30% threshold on housing, a leading indicator of payment volatility and a precondition for the kinds of tenant defenses that show up most often in housing court.
01Process
How Gates eviction process actually works
Eviction process difficulty here reads 7.1/10, a number that combines statutory complexity (notice categories, just-cause rules, mandatory pre-filing disclosures) with operational realities (court calendar length and clerk responsiveness). The typical contested filing in Gates closes 435 days after the initial notice. For non-payment of rent the first step is a properly-formatted, properly-served pay-or-quit notice; for material lease breaches it's a cure-or-quit; for tenancies under just-cause protection an at-fault grounds notice (or a no-fault notice with statutory relocation assistance) is required.
The slow part of Gates's timeline is usually the calendar, not the motion practice. Housing court bias scores 5.9/10 here, meaning judges read borderline procedural defects in the tenant's favor more often than the national norm. The practical implication: every notice and every proof of service needs to be airtight before it gets filed.
02Cost
What it costs (and how long it takes)
An all-in eviction in Gates runs $21,972 to $36,202 per case once you account for filing fees, attorney time, lost rent during pendency, sheriff lockout, and unit turnover. That range is wide because the upper bound assumes a tenant answer plus motion practice, common when housing court bias is high. The lower bound assumes a default judgment after proper service.
For landlords running the numbers on holding costs vs. cash-for-keys: if your projected timeline times your monthly rent already exceeds the high-end cost number, cash-for-keys at 1–2 months' rent is typically the economically rational choice. With 435 days of typical timeline and $2,110/month in lost rent, that crossover happens fast here.
03Operations
Security deposits, screening, and lease terms
Tenant organizing strength scores 2.4/10 in Gates, and the city has limited rent control exposure (4/10). Operations practice that survives audit in this environment looks like:
Screening discipline. Document income (verified at 2.5 to 3x rent), credit (with a clear minimum), and prior-tenancy reference checks, but do not screen on protected categories or source-of-income where banned. Keep a written, consistent screening criteria document for every applicant.
Lease specificity. Use a state-specific lease that names every term clearly: rent due date, late fees within statutory caps, deposit handling, smoke and CO disclosure, lead paint disclosure (pre-1978 stock), and a clean attorney's-fees clause.
Security deposit handling. Itemize deductions within the statutory window. Photograph move-in/move-out condition. In New York, deposit cap and refund window are statute, so exceed them at your own risk.
Mid-tenancy documentation. Keep date-stamped records of every rent receipt, every habitability request, every notice served. The day you need them in court is too late to start.
04Strategy
What an everyday landlord should actually do here
If you own one to four units in Gates: hire a property manager who knows the local court. The pricing differential between self-managing and hiring out is small relative to the cost of one botched eviction in a HIGH tier market. If you own five or more: build relationships with a local landlord-side attorney before you need one, since retainer fees are negligible compared to emergency-rate billing when an eviction is already moving.
The avoidable mistakes here are all upstream of the filing: weak screening, an informal lease, sloppy rent receipts, and notice templates pulled off the internet that don't match New York's statutory language. Fix those four, and most cases settle or default. Skip them, and a $36,202 all-in fight is the realistic worst case.
04bPractical traps
Local traps to avoid in Gates
Trap · 21.0 POINTS
Politically, Monroe County voted Democratic by 21.0 points in 2020, a baseline that correlates with tenant-protective legislative pressure. Combined with 23.1% rent-to-income ratio, expect baseline enforcement of HSTPA 2019 + Good Cause 2024.
05FAQ
Frequently asked questions
Q1
What's the absolute fastest I can get a tenant out for non-payment in Gates?
Even if everything goes perfectly, you're looking at a minimum of 30-60 days from the date rent is due to getting a court order, and often much longer. The 14-day notice period is just the start. Court dockets are backed up, and tenants have rights to adjournments. The average 435-day timeline is a harsh reality in Gates, not an exaggeration.
Q2
Can I just change the locks if a tenant stops paying rent?
Absolutely not. This is an illegal "self-help" eviction in New York and can lead to severe penalties, including fines, damages paid to the tenant, and even criminal charges. You must follow the legal eviction process through the courts, no matter how frustrating it is.
Q3
Do I have to accept partial rent payments from a tenant who received an eviction notice?
It's risky. Accepting partial payment after serving a 14-day notice for non-payment can sometimes be interpreted as waiving your right to evict for that specific month's rent. If you do accept a partial payment, ensure you have a clear, written agreement stating it does not stop the eviction process for the remaining balance. Better yet, consult your attorney first.
Q4
Is rent control a risk in Gates?
New York has some rent control and stabilization laws, primarily in NYC. While Gates itself does not have rent control, the state's rent control risk sub-score is 4 out of 10. This indicates a moderate, but not immediate, risk of future legislation that could impact Gates. Always stay informed about changes to New York rent control rules at the state level.
Q5
What if my tenant is damaging the property? Can I evict them faster?
For significant property damage or other lease violations, you would typically serve a different type of notice, usually a 10-day notice to cure or quit for lease violations. However, proving damage in court can be challenging, and the overall eviction timeline in New York is still long. Document all damage thoroughly with photos and written communication.
Q6
I heard about tenant protections. What should I be most concerned about in Gates?
New York has strong statewide tenant protections. Source-of-income protection is a big one; you cannot refuse a tenant simply because they use a housing voucher. Also, strict rules around security deposits and illegal fees are common pitfalls. Always review the latest New York tenant protections to avoid legal issues.
A 8.2/10 places Gates in the 68th percentile of New York cities on the Eviction Risk Score index. The score is the average of the nine sub-axes, all calibrated on a national 1 to 10 scale where 1 is most landlord-friendly and 10 is most tenant-protective. The 50-year reconstruction shows this score has risen sharply since 1976, a structural drift driven by court-calendar growth, rent-control adoption, and the rise of tenant-side legal aid. The trajectory matters more than the snapshot: the score is the climate, not the weather.
Cities with similar eviction risk to Gates (8.2/10)
Same risk band nationally · click any city for its full breakdown.
