Free New Jersey Residential Lease Agreement Form

An NJ lease agreement is a legally binding contract between a landlord and a tenant. This is written to conform to state laws where the property is located. In New Jersey these allow both parties to comply with a series of set terms for a specified number of months or years.

Rental contracts and lease agreements have a lot of similarities as they both set out payment plans and the terms of use for a house or apartment. However, the big difference is the duration that they cover. Rental agreements usually only cover short-term tenancies of a few months at a time or month-to-month contracts.

A lease agreement should contain the following details:

• How long the tenant may legally reside in the property
• How much rent should be paid
• Information about the security deposits necessary
• When rental installments are due
• Any additional costs that must be serviced by the tenant
• The rules regarding the proper use of the property
• Situations that constitute a lease violation eviction procedures

There are many types of New Jersey lease agreement forms that can be used to manage and legally bind many different types of rental situations. They allow landlords to rent out various types of property they might have and for tenants to find the best kind of tenancy for their needs.

The most common types of lease agreements in New Jersey include:

• Standard residential lease agreements: Under a standard lease agreement both the landlord and tenant commit to a fixed set of terms that last for a series of months or years.
• Lease with option to purchase (rent-to-own) agreements: Lease agreements with rent-to-own options are designed for tenants that wish to buy the property they are renting. They must pay a sum of money each month, in addition to rent, to cover the costs of the principal.
• Month-to-month rental agreements: Month-to-month NJ lease agreements will often have similar basic terms to standard residential lease contracts. However, they differ as they can be renewed or ended on a month-by-month basis. Their terms may also be flexibly altered each month.
• Commercial lease agreements: Commercial leases are provided by landlords of retail property to tenants that intend to use the real estate to run a business.
• Room rental (roommate) agreements: In rental properties with shared living areas a room rental agreement can be used to rent a singular bedroom.
• Sublease Agreement: A New Jersey sublease agreement allows tenants to reassign or ‘sublease’ the property to another individual. This requires the property landlord’s permission and must be specifically allowed in the original lease.

New Jersey lease agreements must contain a few disclosures and addendums when they are completed and signed. This is to properly inform the tenant of any health risks or potential issues with the property or details about how the property is managed that they must be aware of. 

These essential addendums include the following: 

• Flood zone disclosure: Tenants must be informed if the property they are renting is located in a flood zone (NJ Stat. § 46:8-50). Landlords can learn whether this is the case by using the FEMA Flood Zone Lookup Tool. This rule also applies to landlords who hold owner-occupied property with up to 3 dwelling units or residential or commercial property owners with up to 2 non-dwelling units.
• Lead paint disclosure: If the rental unit is in a building constructed before 1978, the landlord or their agent must disclose whether lead paint can be found on the property and must provide safety information for any located on the premises.
• Truth in Renting Act: New Jersey landlords must provide their tenants with information on the Truth in Renting Act and inform residents where they may find further material and publications on these laws  (NJ Stat.§ 46:8-45).
• Window guard disclosure: Landlords must provide and maintain window guards in an apartment if a child aged 10 or younger lives there or is regularly present for a substantial period of time, provided the tenant has made the request in written form. The disclosure must appear in the agreement in bold font (NJ Admin Code § 5:10-27.1).

An NJ lease agreement must be written and signed within the laws of New Jersey state, otherwise, it will be legally contestable and can be declared invalid and block either party from recourse if a violation is committed. These will police how you start and end the contract and control what procedures you can reasonably ask a tenant to follow.

The most important laws to consider when you are renting a property in New Jersey include:

• Security deposits: New Jersey landlords may charge no more than one and a half months’ rent if the property is a non-rent control unit (NJ Stat. § 46:8-21.2). This must be returned to the tenant within 30 days of vacating the property and returning the keys (NJ Stat. § 46:8-21.1). Landlords must also give advance notice of any deductions.
• Landlord’s right to enter: Landlords can enter the rental property by giving 24 hours’ advance notice (a written notice is recommended). (NJ Admin Code.§ 5:10-5.1).
• Utilities: Between the months of October and May every habitable unit and room on the property must maintain a minimum temperature of 68 degrees Fahrenheit between 6:00 am and 11:00 pm. Additionally, a minimum temperature of 65 degrees Fahrenheit must be maintained at all times between 11:00 pm and 6:00 am (NJ Admin Code § 5:10-14.4 (a)).
• Crime insurance: Landlords must provide tenants with information about crime insurance in accordance with the Federal Crime Insurance Program. They must also disclose where applications for this kind of insurance may be obtained.
• Late rent A late fee should be reasonable in comparison to the Landlord's expenses that result from a late payment.
• NSF Check In the event that a tenant's rent check bounces, the landlord may charge a fee of up to $20 per check. This fee is determined by ordinance of the governing authority (NJ Stat. 2A:32A-1).

Before beginning the process of creating a residential lease agreement in New Jersey it is sensible to review an example document first. Use our New Jersey lease agreement sample below to find out more about the structure and contents of a fully-fledged rental contract.

Besides lease agreements, there are various other legal documents that are commonly used by NJ landlords. If you are the owner of a rental property, one of the following forms may be helpful for you: 

• New Jersey rental application
• New Jersey eviction notice