Filing Effective Rental Repair Requests in New Jersey

If you’re dealing with a needed repair in your New Jersey rental, you’re not alone. New Jersey state law protects your right to live in a safe, habitable home—and it places responsibility for most major repairs on the landlord. Acting promptly and following the right steps will help ensure your repair request is documented and gets results. This guide covers how to request repairs, which official forms or complaints may apply, and the key protections under New Jersey's landlord-tenant laws.

Understanding Your Rights: Repairs and Habitability in New Jersey

New Jersey requires landlords to keep rental properties in safe and livable condition. This “warranty of habitability” means your landlord must handle repairs affecting health, safety, heat, plumbing, electricity, and overall structural safety, as outlined in the New Jersey Statutes – Title 46:8.^[1]

• Common repair issues covered by law include broken heat in winter, leaking roofs, pest infestations, or broken locks.
• Minor cosmetic repairs may not be covered, unless specified in your lease.
• Tenants generally can’t make repairs and deduct costs unless allowed by a judge or after following strict steps.

It’s always best to start by making your repair request in writing and keeping copies for your files.

How to Make a Repair Request in New Jersey

Follow these renter-friendly steps for the best chance at a quick and thorough repair:

• Document the problem. Take photos or videos of the issue. Note dates and details—this helps prove when the issue started.
• Submit a written repair request to your landlord or property manager. While verbal requests are allowed, a written request is much easier to prove if you later need to escalate.
• Include your name, address, a clear description of the issue, and a reasonable deadline for repairs (e.g., 5–7 days for urgent repairs).
• Deliver your request by email, certified mail, or another method with proof.

Sample Repair Request Letter

You do not need a specific state form to request repairs, but here’s what to include:

• Your full name and address
• Date of your letter
• Clear details of what needs fixing
• A request for prompt repairs

While there isn’t a New Jersey official repair request form, you can use the sample letter from the NJ Department of Community Affairs guide for tenants.^[2]

If Repairs Aren’t Made: Escalation Options

If you submitted a written repair request and the landlord does not respond after a reasonable time (usually a few days for urgent repairs, up to 30 days for non-urgent), you have several options:

• Contact your local housing code enforcement office (sometimes called the “building or housing inspector”). They can inspect your home and may order the landlord to make repairs.
• File an official complaint with your municipal housing agency or code enforcement office. For guidance, find your local code enforcement agency using the NJ Department of Community Affairs directory.
• Apply to the New Jersey Superior Court, Landlord-Tenant Section for relief. This is the tribunal handling residential tenancy disputes and rent abatement requests.

Relevant Official Forms

• Verified Complaint, Landlord-Tenant (Form LT-1): Used if you need to file a legal action against the landlord, such as withholding rent because of unaddressed repairs.
  Example: After your landlord ignores multiple repair requests, you may file a Verified Complaint (Form LT-1) to the court asking for an order to enforce repairs or, in limited cases, allow rent withholding.
  Download the LT-1 form here (NJ Courts).^[3]
• Tenant's Application to Deposit Rent (Form LT-3): In rare situations, if conditions are severe and ongoing, tenants may apply to pay rent into court (an "escrow account") until repairs are made.
  Example: If you face life-threatening living conditions that aren’t fixed after complaints, you may apply using LT-3.
  Get the LT-3 Form here.^[4]

What If the Problem is an Emergency?

An emergency repair (like loss of heat in winter, gas leaks, or broken water pipes) requires immediate attention. Call your landlord and make your request in writing right away. If you are in danger or your health is at risk, contact local emergency services or the municipal code enforcement office for urgent intervention.

FAQ

1. What is the landlord required to repair in New Jersey?
   Landlords must provide and maintain safe, habitable living conditions, including structural safety, working heat, hot water, proper locks, plumbing, and protection against pests or mold under the state's landlord-tenant law.
2. How long does a landlord have to make repairs in New Jersey?
   There’s no fixed timeframe, but repairs affecting health and safety should be made promptly—often within days for urgent issues. Always detail your deadline in your repair request.
3. Can I withhold rent if my landlord won’t make repairs in New Jersey?
   You can’t simply withhold rent without court approval. However, you may apply to the Landlord-Tenant Court using official forms if conditions are severe and requests haven’t been addressed.
4. Who do I call to report unsafe rental conditions in New Jersey?
   Contact your local housing code enforcement (municipal building department). If unsure, find your local agency via the NJ Department of Community Affairs guide.
5. Is there an official form for repair requests?
   No state-provided repair request form exists. You should use a clearly written letter or email and keep copies for your records.

Key Takeaways

• Start every request in writing, include clear details, and keep a copy.
• If no action is taken, contact local code enforcement or escalate to New Jersey’s Landlord-Tenant Court using official forms.
• Unsafe or urgent repairs may require immediate calls to local authorities, in addition to written notice.

By following these simple documentation steps and knowing your rights under New Jersey law, you’re equipped to ensure faster, safer repairs in your rental home.

Need Help? Resources for Renters in New Jersey

• New Jersey Superior Court – Landlord-Tenant Section: Handles legal disputes between landlords and tenants statewide.
• NJ Department of Community Affairs – Truth in Renting Guide: Official state guidance for tenants and landlords, including detailed complaint and repair processes.
• Division of Housing and Community Resources: Information on code enforcement and renter protections.
• Contact your local code enforcement office for urgent habitability complaints and inspections.

---

1. [1] New Jersey Statutes Title 46:8 – Landlord and Tenant
2. [2] Truth in Renting Act Guide – NJ Department of Community Affairs (2024)
3. [3] Verified Complaint, LT-1 Form – NJ Courts
4. [4] Tenant’s Application to Deposit Rent, LT-3 Form – NJ Courts

Categories

Renter Rights & Legal Protections Lease Agreements & Renewals Rent, Fees & Security Deposits Moving In: Inspections & Disclosures Moving Out & Ending a Lease Maintenance, Repairs & Habitability Health & Safety Standards Evictions & Lease Violations Roommates, Subletting & Shared Housing Discrimination & Fair Housing Laws Accessibility & Disability Accommodations Utilities, Services & Billing Affordable Housing & Rental Assistance Rent Control & Rent Stabilization Privacy Rights & Landlord Entry Security, Locks & Emergency Protections Dispute Resolution & Legal Aid Retaliation & Harassment Protections Mobile Home & Manufactured Housing Rights Special Housing Types & Situations