New Jersey Residential Lease Agreement

Last Updated: May 22, 2025 by Roberto Valenzuela

A New Jersey residential lease agreement (“rental agreement”) is a legal contract between a landlord overseeing a rental property and a tenant using the property. State and local laws set the rules for rental agreements, such as laws regulating the use of a tenant’s security deposit.

New Jersey Lease Agreement Disclosures

These disclosures are required for residential lease agreements in New Jersey:

Disclosure Applicable To
Truth In Renting Guide All Units
Flood Zone All Units in a Flood Zone
Window Guard/ Child Protective Window Guards All Units
Emergency Contact Information All Multiple Dwellings
Disclosure Statement to Senior Citizen Housing Residents Properties Hosting Senior Citizen Housing Projects and Related Planned Unit Developments
Lead-Based Paint All Units Built Before 1978

Truth in Renting Guide Disclosure

Applies to all New Jersey rentals.

New Jersey landlords must provide tenants with the “Truth in Renting Guide.” This is produced by the state and discusses tenant rights. Landlords also must post a copy of the guide in a common area of the rental property. When an updated version of gets posted on the Department of Community Affairs website, landlords have 30 days to update their own copies.

Download: New Jersey Truth in Renting Guide Disclosure Form (PDF)

Flood Zone Notice

Applies to any multi-dwelling New Jersey property determined to be in a flood zone, except seasonal rentals of less than 120 days.

New Jersey landlords must provide notice to tenants if a property is in a flood zone. This disclosure must be in the lease before it’s reviewed and signed. The disclosure must include specific language about the potential availability of flood insurance.

FLOOD ZONE. The rental unit at ___________________ is in a confirmed flood zone. Please refer to the FEMA website for more information on emergency preparedness.

Flood insurance may be available to renters through FEMA’s National Flood Insurance Program to cover your personal property and contents in the event of a flood. A standard renter’s insurance policy does not typically cover flood damage. You are encouraged to examine your policy to determine whether you are covered.

Download: New Jersey Flood Zone Notice Disclosure Form (PDF)

Window Guard Disclosure/Notice of Right to Child Protective Window Guards

Applies to all New Jersey rental units.

New Jersey landlords have a responsibility to provide protective window guards to tenants upon written request, for child safety. Window guards are metal grilles installed to keep children from accidentally climbing out a dangerous window.

This is a model window guard disclosure, as provided by law:

The owner (landlord) is required by law to provide, install and maintain window guards in the apartment if a child or children 10 years of age or younger is, or will be, living in the apartment or is, or will be, regularly present there for a substantial period of time if the tenant gives the owner (landlord) a written request that the window guards be installed. The owner (landlord) is also required, upon the written request of the tenant, to provide, install and maintain window guards in the hallways to which persons in the tenant’s unit have access without having to go out of the building. If the building is a condominium, cooperative or mutual housing building, the owner (landlord) of the apartment is responsible for installing and maintaining window guards in the apartment and the association is responsible for installing and maintaining window guards in hallway windows. Window guards are only required to be provided in first floor windows where the window sill is more than six feet above grade or there are other hazardous conditions that make installation of window guards necessary to protect the safety of children.

The lease also must include notice of the right to request window guards, as well as a specific price for installation (limit $20 per window). This is an example of a right-to-request clause:

PROTECTIVE WINDOW GUARDS. Tenant has a right to request protective window guards be placed on windows at a cost of $___ per window.

Emergency Contact Information Posting and Disclosure

Applies to all New Jersey multiple dwellings (buildings housing three or more rental units).

New Jersey landlords of a multiple dwelling must post emergency contact instructions and information, as well as how to access and use the state toll-free social services hotline. This information must be in English and Spanish.

The contact information must include the name, address, and telephone number of someone representing the owner or management company who may be reached at any time in an emergency. This information must be posted in at least one conspicuous area on the premises, and also (if applicable) on the website of the company managing the property.

The company website address and hotline instructions must be printed in prominent boldface on every lease for the property.

Disclosure Statement to Senior Citizen Housing Residents

Applies to New Jersey’s senior citizen housing projects and related planned unit developments.

New Jersey landlords must in some cases provide telephone numbers of state and local officials who receive reports of housing emergencies and complaints. This is a requirement for landlords presiding over a senior housing project or related planned unit development.

If the project is operated as a planned real estate development, the board must provide copies of the Public Offering Statement registered with the New Jersey Department of Community Affairs and current bylaws.

Tenant must sign a receipt confirming they’ve had a chance to review these documents. The documents must be posted at one location on the rental property, and the landlord must keep the signed tenant receipt for at least one year.

Lead-Based Paint Disclosure

Applies to any New Jersey rental built before 1978.

New Jersey residential leases for property built before 1978 must, by federal law, contain a lead-based paint disclosure. This requires landlords to do the following:

Download: New Jersey Lead-Based Paint Disclosure Form (PDF)

Optional Disclosures and Addenda (Recommended)

The following lease agreement disclosures and addenda are not required by New Jersey law in residential lease agreements, but help with tenant management and landlord liability.

Optional Disclosure Purpose
Asbestos Informs tenants about any asbestos hazards related to the property. Tenants can reduce asbestos risk by not disturbing asbestos fibers.
Bed Bugs Informs tenants whether the property or an adjacent unit has a history of suspected bed bug infestation, and reminds the tenant of the obligation to report suspected infestation immediately.
Landlord’s Name and Address Gives the tenant the landlord’s name and address, or that of their authorized agent. This allows required communication (for example, about repairs) to happen in a smooth way. Typically includes additional contact information, such as phone numbers and email addresses.
Late/Returned Check Fees Specifies late fees or returned check fees related to the lease. New Jersey does not limit late fees. Under New Jersey law, landlords must wait five days after the due date to charge a late fee if the tenant receives certain government pensions. State law does not provide guidance on returned check fees before 35 days past due. After that, the landlord can recover triple the face value of the check, with a minimum of $100 and a maximum of the face value + $500.
Medical Marijuana Use Informs tenants about policy related to medical marijuana use on the rental property. Some state laws allow landlords to restrict marijuana usage to non-smoking methods only, or allow use only in designated smoking areas.
Mold Disclosure Informs tenants about actual or suspected mold contamination on the property, along with any remediation efforts, to help limit landlord liability.
Move-In Checklist Takes inventory of existing property damage, when the tenant moves into the rental property. This ensures accurate deductions from the security deposit upon move-out.
Non-Refundable Fees Charges not agreed by the tenant in the lease may be refundable when the lease ends. For New Jersey landlords to charge a non-refundable fee, it must be disclosed and agreed as such in the lease.
Shared Utilities Arrangements Sets terms for how to divide utility costs up on properties which share a utility meter with other units. This ensures tenants receive fair charges and understand what uses contribute to their bill.
Smoking Informs tenants of designated smoking areas that do not interfere with the quiet enjoyment of other tenants.

Consequences of Not Including Mandatory Disclosures

Mandatory disclosures outline important health, safety, and property information for the benefit of both landlord and tenant. A landlord who fails to provide federally or state-mandated disclosures could face legal consequences or monetary penalties, either from a tenant lawsuit or from state officials. Many lease provisions may be unenforceable without legally required disclosures.

Failure to comply with the federal lead-based paint hazard disclosure risks fines of tens of thousands of dollars per violation.

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