New Jersey landlord compliance guide

New Jersey has some of the most detailed landlord-tenant rules in the country. Some come from the state and apply almost everywhere; others are set by each municipality. This guide gathers the statewide rules in the order you'll meet them, from before a tenant is found to the end of the lease.

Before you advertise

• Landlord registration. Register the property: with the municipal clerk for one- and two-unit rentals, or with the state for buildings of three or more units. See landlord registration in NJ.
• Municipal rental rules. Many towns require rental registration, a rental certificate of occupancy or an inspection before each new tenant. Check with your municipality; requirements and fees vary.
• Lead-safe certification. Most rentals built before 1978 need a lead-safe inspection. See lead-safe certification for NJ rentals.
• Rent control. New Jersey has no statewide rent control, but some municipalities do. Check before setting or raising rent.

While choosing a tenant

• Fair housing. New Jersey's Law Against Discrimination protects applicants on more grounds than federal law, including source of lawful income (such as housing vouchers).
• Fair Chance in Housing Act. Criminal history generally can't be asked about until after a conditional offer, and only certain records may be considered. See screening under the Fair Chance in Housing Act.
• Advertising. Ads can't state discriminatory preferences or say that people with criminal records won't be considered.

At move-in

• Security deposit. No more than one and a half months' rent, held in a New Jersey bank account with written notice to the tenant within 30 days. See NJ security deposit rules.
• Truth in Renting. Give tenants the state's Truth in Renting statement (most rentals; certain owner-occupied buildings with two or fewer units are exempt).
• Smoke, CO and fire extinguisher certificate. Required for one- and two-family homes at each change of occupancy. See the smoke and CO certificate.
• Landlord registration copy. Tenants should receive the information in the landlord registration statement.
• A written lease. Not strictly required, but it prevents most disputes.

During the tenancy

• Habitability. Keep the home safe and fit to live in, with working heat, hot water, plumbing and electricity.
• Heat. Where the landlord supplies heat, state rules set minimum indoor temperatures during the heating season.
• Deposit interest. Interest earned on the deposit belongs to the tenant and is paid or credited annually.
• Entry. Give reasonable notice before entering, except in emergencies, and follow your lease.
• Rent increases. Must be reasonable, follow proper notice, and comply with any local rent control ordinance.

Ending a tenancy

• No self-help. Changing locks, removing belongings or cutting utilities to force a tenant out is illegal.
• Good cause. Under the Anti-Eviction Act, most residential tenants can only be removed for one of the causes the law lists, through the courts. Owner-occupied buildings with two or fewer units are among the narrow exceptions.
• Deposit return. Within 30 days after the tenancy ends, with an itemized list of any deductions (five business days in certain displacement situations).