Housing (Tenant Rights) in New Jersey

in committee · New Jersey · Senate Jan 13, 2026

S 433: Establishes limit on rent increase for senior citizen tenants of certain properties financed with assistance from HMFA.

This bill limits annual rent increases for senior tenants (62+ years old) living in rental housing funded by New Jersey's Housing and Mortgage Finance Agency (HMFA). It caps rent hikes at the greater of 2% or the local cost-of-living adjustment (based on the Consumer Price Index), preventing increases that outpace fixed incomes. The law applies specifically to "covered dwelling units" (rental units in HMFA-funded properties rented to seniors as their primary residence) and exempts duplexes where landlords live in one unit and existing affordable housing agreements. Tenants can seek legal remedies if landlords violate the cap, including $500 for first offenses.

Topics ✓ Housing

Sub-Topics Affordable Housing Renters Tenant Rights Tags Seniors

in committee · New Jersey · Senate Mar 5, 2026

S 1821: Allows gross income tax credits to certain renters whose rent exceeds 35 percent of gross income.

This bill creates a refundable tax credit for New Jersey renters whose rent exceeds 35% of their gross income. It directly affects low-to-moderate income residents (earning under $60,000 annually) living in the state, with credit amounts based on income level and location: up to 100% of excess rent for those earning under $25,000 (or under $50,000 in high-cost areas), 75% for middle-income renters, and 50% for higher-income renters in non-high-cost areas. The credit, capped at $1,000 per year, is applied against state income tax and can be claimed retroactively for the previous tax year. Renters receiving federal or state housing subsidies instead receive a credit equal to 1/12 of their unsubsidized rent.

Topics ✓ Budget & Taxes ✓ Housing

Sub-Topics Income Tax Tax Credits Affordable Housing Renters Tenant Rights

in committee · New Jersey · Senate Jan 13, 2026

S 2746: Establishes four-year "Rent for Credit Pilot Program" in Department of Community Affairs.

S 2746 establishes a 4-year "Rent for Credit Pilot Program" in New Jersey, enabling low-income tenants in subsidized housing (renting units funded by state or federal aid) to build credit history through rent payment reporting. Participating landlords voluntarily report tenants' rent payments (including timely, late, or missed payments) to credit bureaus, with tenants paying a maximum $10 monthly fee for this service. Tenants may join or leave the program anytime but cannot rejoin for six months after opting out. The Department of Community Affairs will review the program after two years to assess participation, tenant demographics, credit impacts, and cost, then recommend whether to continue it.

Topics ✓ Housing

Sub-Topics Affordable Housing Renters Tenant Rights

in committee · New Jersey · Senate Jan 13, 2026

S 3062: Allows for the establishment of "County Tenant Legal Assistance Program" in each county; requires portion of administrative fee for residential mortgage execution sales fund program.

This bill creates a program to provide legal assistance for low-income renters in landlord-tenant disputes. It requires counties to establish a "County Tenant Legal Assistance Program Fund" by diverting $300 from each residential mortgage execution sale fee (over $3.00) collected by county sheriffs. The funds must be used exclusively for legal representation in civil landlord-tenant cases, not for general county budgets. Counties may choose to establish the program, and if they do not, they must promote existing legal aid services through public awareness campaigns. The bill is pending legislative action as of its introduction date.

Topics ✓ Budget & Taxes ✓ Housing

Sub-Topics Landlords Renters Tenant Rights

in committee · New Jersey · Senate Jan 13, 2026

S 2025: Increases gross income tax relief based on rent constituting property taxes for residential tenants and establishes refundable gross income tax credit in place of gross income tax deduction for residential tenants.

This bill creates a refundable tax credit for New Jersey renters who use their rental unit as their primary residence. It replaces an existing tax deduction with a direct credit equal to 30% of rent paid for residential rental property (capped at $15,000 annually), effectively reducing the renter's tax bill dollar-for-dollar. The credit applies to tenants in standard rental units (not condos, co-ops, or manufactured homes in parks), targeting those whose rent includes property taxes. This policy directly benefits low-to-moderate income renters by providing immediate tax relief instead of a future deduction.

Topics ✓ Budget & Taxes ✓ Housing

Sub-Topics Income Tax Tax Credits Affordable Housing Renters Tenant Rights

in committee · New Jersey · Senate Jan 13, 2026

S 391: Revises "Homelessness Prevention Program"; requires new charge for filing of eviction action.

This bill revises New Jersey's Homelessness Prevention Program to add a new requirement: landlords must pay a fee when filing eviction cases related to unpaid rent. It sets strict eligibility rules for assistance, requiring applicants to be New Jersey residents facing imminent homelessness due to eviction, foreclosure, or inability to pay rent/mortgage, with income capped at 80% of area median income. The program prioritizes vulnerable groups like seniors (62+), people with disabilities, domestic violence survivors, and families with children facing separation. Assistance for mortgage issues must be for owner-occupied homes owned for at least one year, and applicants must exhaust other financial resources before qualifying. The bill does not change existing program funding but establishes new administrative criteria for aid distribution.

Topics ✓ Housing

Sub-Topics Homelessness Homeownership Tenant Rights

in committee · New Jersey · Senate Jan 13, 2026

S 452: Establishes Statewide limitation on rent increases.

S 452 would limit annual rent increases to 5% plus the local cost-of-living change (or 10% maximum) for most rental units in New Jersey. It affects landlords and tenants in standard residential leases, but excludes affordable housing units, new constructions (within 15 years), single-family homes owned by individuals (not corporations), and duplexes where the landlord resides. The cap applies only to future rent increases, not current rates, and tenants could challenge violations through existing tenant protection laws. The bill does not alter current rent levels or apply to exempt properties like dormitories or government-subsidized housing.

Topics ✓ Housing

Sub-Topics Landlords Renters Tenant Rights

in committee · New Jersey · Senate Jan 13, 2026

S 2958: The "Safeguarding Livable Units through Municipal Landlord Oversight and Regulation by DCA" or "SLUMLORD Act"; strengthens habitability protections for residential tenants; appropriates $5 million.

S 2958, the "SLUMLORD Act," strengthens tenant protections by requiring landlords managing multiple residential units to designate a "Principal Agent" (a contact person for habitability complaints) and imposing stricter enforcement for repeated safety issues. It defines "severe habitability violations" as more than 10 total violations across properties or 3 for a single unit after notice, triggering mandatory action. The bill appropriates $5 million to fund a new enforcement program under the Department of Community Affairs (DCA) to address these violations. This directly affects landlords with multiple rental properties, tenants in those units, and municipalities responsible for oversight.

Topics ✓ Housing

Sub-Topics Landlords Tenant Rights

passed · New Jersey · Senate Mar 23, 2026

S 413: Extends protected tenancy period for certain tenants who are senior citizens and certain tenants with disabilities.

This bill (S 413) extends the protected tenancy period for qualifying senior citizens (62+ years) and disabled tenants in New Jersey when their rental buildings convert to condos or cooperatives. It changes the previous 40-year protection to a full lifetime of the tenant, preventing forced evictions due to building conversions. Tenants must have lived in the unit for at least one year before conversion and meet income or disability criteria (e.g., medically determined disability or 60% veterans' disability rating). The law applies specifically to buildings converting from rental use, ensuring these tenants can remain in their homes without rent hikes tied to the conversion.

Topics ✓ Housing

Sub-Topics Renters Tenant Rights

in committee · New Jersey · Senate Jan 13, 2026

S 2670: Prohibits electric, gas, or water public utility service discontinuances to residential customers during certain epidemics.

This bill prohibits electric, gas, and water utilities from disconnecting service to residential customers (including renters in multi-unit buildings) for nonpayment during a declared epidemic. It requires utilities to resume service as soon as possible to customers disconnected before the epidemic, unless a "public utility emergency" (like a safety threat) occurs. The ban ends when the Governor officially declares the public health emergency and state of emergency no longer exist. Customers remain liable for unpaid bills once the epidemic ends, but cannot face disconnection during the emergency period.

Topics ✓ Housing

Sub-Topics Tenant Rights

All housing bills