Lawmakers in Albany have yet to reach a deal on how to extend rent laws that govern roughly 1 million apartments in New York City that are set to expire Wednesday, though Senate Republicans have proposed extending them through Friday.

As the deadline looms, State Senate Republicans are leaning toward passing a straight extension of the current provisions, while Democrats want the laws strengthened. They've been pushing for the following provisions:

• Ending a $2,000 rent threshold that, once reached, allows landlords to deregulate apartments and charge market rents. A bill passed by the New York State Assembly would raise that threshold to $3,000.
• Reduce rent increases landlords are allowed to charge when they make improvements or when an apartment becomes vacant.  

It's unclear which of these provisions Governor Andrew Cuomo favors. The Democrat recently said he agrees with strengthening rent laws but did not offer specifics.  

Negotiations won't be limited to just rent laws. The real estate industry, with its different factions, has a broad range of priorities it wants addressed in this legislative session, and Democrats may be willing to give in on some issues if it means winning tougher rent regulations.

Assembly Speaker Sheldon’s Silver’s office has said everything is on the table. The Democrat recently agreed to pass a property tax cap that benefits property owners outside New York City in exchange for cooperation on renewing and strengthening rent laws.