New Jersey Tenant Protections Against Utility Shutoffs

Utility shutoffs can be stressful, especially if you’re a renter already managing housing costs or dealing with maintenance issues. In New Jersey, there are strong legal protections and programs designed to help tenants avoid sudden loss of essential services like water, electricity, and gas—even if there are payment issues. This guide explains your rights, key forms, and options for help, so you can stay informed and take action if you’re facing a utility shutoff.

Understanding Utility Shutoff Protections for Renters in New Jersey

In New Jersey, both state law and specific regulations prohibit most utility shutoffs for residential tenants under many circumstances, especially during extreme weather and if payment issues are out of your control. Utilities like electric, water, and gas are considered essential services.

Key Protections under State Law

• Winter Moratorium: No shutoff of gas or electric utilities between November 15 and March 15 for households with children under 18, seniors (62+), or those receiving government assistance (NJ Board of Public Utilities).
• Notice Requirement: Utilities must send you a written notice at least 10 days before any shutoff (NJ BPU Regulations).
• Medical Emergency Protections: If someone in your household is seriously ill, you can apply for a 30-day shutoff postponement with a doctor’s note.
• Owner-Landlord Responsibility: If your landlord is supposed to pay the utilities and fails to do so, you have special protections and the right to keep your service on.

These protections are enshrined in the New Jersey Anti-Eviction Act and rules of the New Jersey Board of Public Utilities (BPU).

If Your Landlord Fails to Pay for Utilities

If your lease says the landlord pays for utilities and service is at risk, New Jersey law requires utility companies to notify tenants before shutoff. Tenants have the right to continue service by paying bills directly (and then deducting that amount from the rent). This is called the “tenant continuation of service” protection.

• Once you receive a shutoff warning, contact the utility and state you are a tenant. The utility must provide forms so you can take over the account.
• Tenants who pay to keep services on can deduct those payments from future rent. Always keep receipts and records.

Key Official Forms and How to Use Them

• Utility Service Continuation Form (NJ BPU)
  When to use: If your landlord hasn’t paid and you receive a shutoff notice.
  How to use: Fill out this form with the utility company to have your own account set up and avoid service interruption.
  Get the form at NJ BPU – Continuation of Utility Service for Tenants.
• Medical Certification for Protection Against Shutoff
  When to use: If a household member has a certified serious illness and you received a shutoff notice.
  How to use: Your doctor must submit this certification to your utility provider.
  Medical Emergency Form – NJ Board of Public Utilities.

Using the correct form promptly can prevent immediate disconnection and offer additional time to resolve disputes or arrange payments.

Your Steps if Facing Disconnection

If you receive a utility shutoff notice as a New Jersey tenant:

• Read the notice carefully to see why and when the shutoff is scheduled.
• Contact the utility company immediately to clarify your situation as a renter.
• If you qualify for special protections (medical emergency, winter moratorium, etc.), submit the appropriate forms right away.
• Contact the New Jersey Board of Public Utilities if you need to file a complaint.
• Document all communications with your landlord and the utility company.

Where to File Disputes or Complaints

If you cannot resolve the matter directly with the landlord or utility company, complaints about utility disconnections are handled by the New Jersey Board of Public Utilities (BPU). If your problem includes repair or tenancy disputes, you may also contact your county’s Landlord-Tenant Court.

The primary legislation governing renters’ utility rights is the New Jersey Anti-Eviction ActThis law, along with BPU regulations, outline utility shutoff protections for tenants.^[1-3]

Frequently Asked Questions about Utility Shutoff Protections in New Jersey

1. Can my landlord legally disconnect my utilities to force me out?
   No. It is illegal for landlords in New Jersey to intentionally disconnect utilities to evict or pressure a tenant.^[1]
2. What should I do if I get a shutoff notice but I pay my rent on time?
   Contact your utility provider immediately and let them know you’re a tenant. Then use the Utility Service Continuation Form to maintain your services.^[2]
3. Are there programs to help renters pay utility bills?
   Yes. New Jersey offers financial assistance, such as the Low-Income Home Energy Assistance Program (LIHEAP). Learn more at the NJ Department of Community Affairs.
4. Can I deduct utility payments from my rent if my landlord failed to pay?
   Yes, but only for necessary services the landlord agreed to supply. Keep all documentation for your records.
5. Who do I contact for urgent help about illegal utility shutoffs?
   File a complaint with the NJ Board of Public Utilities or contact local tenant advocacy services.

Key Takeaways for New Jersey Renters

• There are strong state protections for tenants against utility shutoffs, especially during winter and medical emergencies.
• If your landlord fails to pay for utilities, you can keep services by taking over the bill and deducting payments from rent.
• Use official forms and seek help quickly to avoid interruption of essential services.

Knowing your rights and acting fast can help prevent stressful service disruptions and protect your housing stability.

Need Help? Resources for Renters

• New Jersey Board of Public Utilities (BPU) — Utility complaint resolution, forms, and consumer protections
• NJ Department of Community Affairs – Division of Housing and Community Resources — Info on tenant rights and utility assistance
• Landlord-Tenant Info – State of New Jersey
• For legal emergencies, contact your county courthouse’s Landlord-Tenant section which handles rental disputes.

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1. New Jersey Anti-Eviction Act (N.J.S.A. 2A:18-61.1)
2. New Jersey Board of Public Utilities – Utility Assistance and Protections
3. NJ Dept. of Community Affairs – Landlord-Tenant Rights

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