Buffalo, N.Y., Code of Ordinances ch. 265 § 265-2
Definitions (Buffalo Property Managers Ordinance)
Operative Text
As used in this chapter, the following terms shall have the meanings indicated: DWELLING UNIT A single unit providing complete independent living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking and sanitation. PROPERTY MANAGEMENT The engaging on behalf of an owner of residential property of those activities commonly associated with the operation and rental of three or more residential rental units, including but not limited to the advertising or soliciting of apartments or rental units for rent; tenant review and screening; the collecting and/or oversight of rental profits; and/or the conducting of and/or arranging for minor repairs and maintenance of residential properties in the City of Buffalo. PROPERTY MANAGER An individual or entity who engages in the property management of three or more residential rental units in the City of Buffalo for a fee or salary. The individual must reside in Erie County or the entity must be based in Erie County. A residential property occupied by its owner shall not be included in any calculation to determine property manager status. RESIDENTIAL For the purposes of this section and only this section the term "residential" shall refer to a property with any number of dwelling units and is not limited to one- or two-unit properties. If a dwelling unit is owner-occupied, that unit will not be included in the calculation to determine property manager status. For example, if a property has three dwelling units and one unit is occupied by the owner of the property, a property manager is not required for the property.
Buffalo, N.Y., Code of Ordinances ch. 265 § 265-2 establishes the key definitions that govern the city's property management registration framework. A 'property manager' is defined as any individual or entity that handles rental operations—such as advertising, tenant screening, rent collection, or maintenance—for three or more residential rental units in Buffalo, for compensation. Critically, owner-occupied units are excluded from the unit count used to determine whether someone qualifies as a property manager under this chapter.
Plain English — not legal advice.
Under ch. 265 § 265-2, operators who manage three or more non-owner-occupied rental units in Buffalo for a fee or salary generally fall within the definition of 'property manager' and are subject to the requirements of this chapter. Compliant operators typically confirm whether they or their managing entity are based in Erie County, as that is a threshold requirement under the definition. Owners who occupy one of their own units on a multi-unit property generally account for that exclusion when calculating whether the three-unit threshold is met.
General guidance for property managers — not legal advice for your specific situation. Consult an attorney for advice on your case.
Buffalo, N.Y., Code of Ordinances ch. 265 § 265-2 sets out who qualifies as a 'property manager' in the city, which can be relevant to tenants seeking to identify who is legally responsible for operating their building. If a tenant believes their rental property is being managed by someone who does not meet the Erie County residency or business-location requirement, that may be worth raising with a local tenant-rights organization or city housing office. Understanding these definitions can help tenants determine what protections and obligations apply to the management of their building under ch. 265.
General guidance for tenants — not legal advice for your specific situation. Consult a tenant-rights organization or attorney for advice on your case.
Generated November 7, 2026 — auto-generated, not yet human-reviewed. See /transparency for methodology.
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