Pursuant to Real Property Law § 235-b, every residential lease contains an implied warranty of habitability which *701“protects only against conditions that materially affect the health and safety of tenants or deficiencies that ‘in the eyes of a reasonable person . . . deprive the tenant of those essential functions which a residence is expected to provide’ ” (Solow v Wellner, 86 NY2d 582, 588 [1995] quoting Park W. Mgt. Corp. v Mitchell, 47 NY2d 316, 327 [1979], cert denied 444 US 992 [1979]). While the warranty applies to month-to-month tenancies such as the defendant’s (see Department of Hous. Preserv. & Dev. of City of N.Y. v Sartor, 109 AD2d 665 [1985]; Bey v Thomas, 166 Misc 2d 341 [1995]), any potential rent abatement therefore does not extend to the defendant’s ancillary parking expense. Since the applicable statute of limitations is six years (see CPLR 213 [2]; Sprague v Luna Park Co-op, 83 AD2d 877, 878 [1981]), the defendant’s claim is not restricted to the eight-month period for which the plaintiff seeks rental arrears.