New Jersey Rent Caps: Key Ordinances by City

Many New Jersey renters are concerned about rising rents and how much their landlord can legally increase the rent each year. If you live in one of the state's many cities with local rent control ordinances, state and municipal rules may help provide stability and limit how much your landlord can raise your rent. This guide covers how rent caps work in New Jersey, the cities with local ordinances, key tenant rights, and the practical steps renters should take if facing issues with rent hikes.

How Rent Caps and Rent Stabilization Work in New Jersey

Unlike some states with statewide rent control, New Jersey lets each city set their own rent control rules through local municipal ordinances. That means protections for tenants depend on the city or township where you live. Most rent-controlled cities set annual percentage limits on rent hikes. These are called "rent caps." Many cities also have a local Rent Control Board or Rent Leveling Board to enforce these rules.

Which New Jersey Cities Have Local Rent Caps?

Below is a summary of important cities with rent control regulations and their basic annual rent increase limits (visit your city’s website for official ordinances):

• Jersey City: Annual rent increases capped at the regional Consumer Price Index (CPI). Exemptions may apply for owner-occupied or newer buildings.
• Newark: Annual rent increases are currently limited to 5% or the regional CPI, whichever is lower (Newark Rent Control).
• Elizabeth: Yearly rent increases capped at 5%.
• Plainfield, Hoboken, Union City, West New York, East Orange, Fort Lee, Orange: Each city has local rules. Increases usually range from 2 to 6% per year, based on local rent boards and specific ordinances.

If you're unsure whether your apartment falls under rent control, contact your city's Rent Control Board or Housing Authority. Not all units or buildings are covered. Newly constructed units, small owner-occupied properties, or government-subsidized housing are often excluded.

Key Renter Protections Under Local Rent Control Ordinances

• Landlords must give formal notice (usually 30 days) before any rent increase goes into effect.
• Illegal rent increases can be challenged with your city’s Rent Control Board.
• If a landlord wants to raise the rent above the set cap (sometimes for major renovations), they must apply for an official exemption.
• Evictions must follow strict local and state due process rules – a rent increase above the cap does not end your lease without proper notice and grounds.

What to Do If You Believe Your Rent Increase Is Unlawful

If your rent increase seems higher than your local ordinance allows, gather all written notices or communications from your landlord. Check your city’s official rent control ordinance to confirm the current cap. If the increase exceeds that limit, you have the right to contest it. Many cities provide an official complaint form or a process for requesting a rent calculation audit from the Rent Control Board.

Relevant Forms, Where to Get Them, and How to Use

• Tenant Complaint Form (varies by city, e.g., Jersey City Rent Leveling Board Complaint Form):
  When to use: File if your landlord increases rent above the legal cap or fails to provide required notice. For example, a Jersey City resident would use the Jersey City Rent Complaint Form to start the process.
• Request for Rent Calculation/Certification (varies by city):
  When to use: Request official confirmation of what your maximum legal rent should be. For example, Newark tenants can fill out the Rent Certification Request by contacting the Newark Rent Control Office.

Keep copies of all submitted forms. You may need them if you appear before your local rent board or in court.

Understanding Statewide Tenant Protections

While there is no statewide rent cap law in New Jersey, all renters are protected by the New Jersey Anti-Eviction Act and the Truth-in-Renting Act.¹ These laws give the right to receive advance notice of rent increases, ensure landlords follow habitability standards, and outline causes for eviction. For most local rent control disputes, the city or township’s Rent Leveling Board is the primary official body. For broader landlord-tenant issues—including eviction—the New Jersey Superior Court, Special Civil Part (Landlord-Tenant Section) handles cases.²

Renter tip: If your city does not have rent control laws, your landlord can generally raise rent with proper notice, but not during a fixed-term lease. Always read your lease terms and get any increases in writing.

Frequently Asked Questions about New Jersey Rent Control

1. How do I know if my apartment is covered by rent control?
   Contact your city’s Rent Control Board or check the rent control registry. Not all buildings are covered, as exemptions often apply for smaller buildings, newer construction, or subsidized units.
2. What should I do if my landlord ignores the rent cap?
   File a complaint with your city’s Rent Leveling Board and submit all notices and your lease. Use your local Tenant Complaint Form and request a rent calculation if needed.
3. Will my landlord retaliate if I challenge an illegal rent increase?
   New Jersey law protects tenants against retaliation for asserting rights under rent control or habitability laws. If you believe you’re facing retaliation, consult your city’s board or seek legal aid.
4. How much notice must a landlord give for a rent increase?
   Most cities and state law require at least 30 days’ written notice before a rent increase (unless your lease states otherwise or you are in a rent-controlled unit with a longer requirement).
5. If my unit is not covered, can the landlord raise rent any amount?
   Yes, if your home is exempt, there is no state cap, but increases must not be discriminatory or retaliatory, and proper written notice is still required.

Need Help? Resources for Renters

• New Jersey Anti-Eviction Act (Official PDF)
• NJ Division of Codes and Standards: Landlord-Tenant Information
• NJ Superior Court, Special Civil Part – Landlord-Tenant Section (for evictions and broader disputes)
• Contact your local city’s Rent Control or Rent Leveling Board for specific ordinances and forms (search for your city’s official website)
• Truth-in-Renting Guide (official rights handbook)

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1. New Jersey Anti-Eviction Act, N.J. Stat. Ann. §§ 2A:18-61.1 et seq. – NJ Anti-Eviction Act PDF
2. New Jersey Superior Court: Special Civil Part, Landlord-Tenant Section – Landlord-Tenant Court Official Site

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