Which NJ Towns Have Rent Control? A City-by-City Guide (2026)

Key takeaway: New Jersey has no statewide rent control law. Whether your property is regulated — and how — depends entirely on the municipality. More than 100 NJ towns have their own rent control ordinances, each with different increase formulas, exemption rules, and registration requirements. This guide covers the major ones in plain English.

Does NJ Have Statewide Rent Control?

No. The New Jersey Rent Control Act does not exist as a single state statute. Instead, New Jersey explicitly preserves the right of individual municipalities to enact rent control under the State's home-rule tradition (N.J.S.A. 40:48-2). The result: two properties one town apart can be governed by completely different rules — or one may have no rent control at all.

If you own or are considering purchasing a rental property in New Jersey, the first question is always local: Does this municipality have a rent control ordinance, and does it cover this specific property?

How to Tell If Your Property Is Covered

Even in towns that have rent control, many individual properties are exempt. Common exemptions across NJ ordinances include:

• Owner-occupied 1–2 family dwellings. If the landlord lives in the building and it has only one or two units, most ordinances exempt it entirely.
• New construction. Properties built after a certain date (varies by town, typically 1969–1987) are often exempt for a defined period or permanently, depending on the ordinance.
• Condo conversions. Treatment varies sharply by municipality — some towns remove converted units from rent control; others do not.
• Luxury units. Some towns exempt units above a rent threshold, adjusted periodically.
• Commercial properties and hotels. Residential ordinances generally do not apply.

How to look up your ordinance: Start at your municipality's official website or clerk's office. Many towns publish their rent control ordinance on Municode (municode.com). The state Division of Local Government Services (DLGS) also maintains a directory of municipal contacts.

Attorney-review note: Exemption determinations for a specific property should be confirmed with a qualified NJ landlord-tenant attorney before relying on them.

Major Rent-Controlled Municipalities

The sections below summarize key provisions for the most prominent NJ rent-controlled towns. All annual increase percentages are attorney-review-pending — verify each figure against the current municipal ordinance before acting on it. Ordinances are amended periodically; what follows is a research baseline, not legal advice.

Jersey City

Ordinance: Jersey City Rent Stabilization Ordinance (Chapter 260, Jersey City Code)

• Covered units: Residential rental units in buildings of three or more units, constructed before January 1, 1974 (general rule — confirm current date threshold with the city).
• Annual increase formula: Tied to the Consumer Price Index (CPI) for the New York–Newark–Jersey City metro area; the Rent Leveling Board sets the allowable increase each year. (Specific percentage: attorney-review-pending.)
• Exemptions: Owner-occupied 1–2 family homes; units in buildings of 1–2 units; units constructed after the ordinance cutoff date; hotels and motels.
• Registration: Landlords must register covered units annually with the Jersey City Rent Leveling Board and pay a per-unit registration fee.
• Key body: Jersey City Rent Leveling Board — jcnj.org

Newark

Ordinance: City of Newark Rent Control Ordinance (Chapter 4:10, Newark Municipal Code)

• Covered units: Rental units in Newark, with limited exemptions. Newark's ordinance is among the broadest in the state.
• Annual increase formula: Newark generally permits landlords to apply for increases tied to CPI and documented cost increases (taxes, utilities, maintenance). Automatic allowable annual percentage: attorney-review-pending.
• Exemptions: Owner-occupied structures of three units or fewer; new construction (construction date threshold — confirm with the city); certain subsidized housing already subject to separate federal/state regulation.
• Registration: Required. Landlords must register with the City of Newark Rent Control Board.
• Key body: Newark Rent Control Board — newarkNJ.gov

Hoboken

Ordinance: City of Hoboken Rent Control Ordinance (Chapter 155, Hoboken City Code)

• Covered units: Rental units in buildings with four or more units, constructed before 1987 (general rule — verify current threshold).
• Annual increase formula: Hoboken bases its allowable increase on CPI; the city's Rent Leveling and Stabilization Board sets the rate annually. (Specific percentage: attorney-review-pending.)
• Exemptions: Owner-occupied 1–3 family homes; new construction post-ordinance cutoff; hotels; certain condominiums.
• Registration: Required annually. Non-compliant landlords may lose the right to collect rent increases.
• Vacancy decontrol: Hoboken permits landlords to reset rent to market rate when a unit becomes vacant — a significant distinction from some other towns.
• Key body: Hoboken Rent Leveling and Stabilization Board — hobokennj.gov

Teaneck

Ordinance: Township of Teaneck Rent Leveling Ordinance (Chapter 565, Teaneck Code)

• Covered units: Residential rental units in Teaneck, subject to exemptions.
• Annual increase formula: CPI-indexed; the Rent Leveling Board sets the permitted percentage annually. (Specific percentage: attorney-review-pending.)
• Exemptions: Owner-occupied 1–2 family dwellings; new construction; condominiums.
• Registration: Required. The township's Rent Leveling Board administers compliance.
• Key body: Teaneck Rent Leveling Board — teanecknj.gov

Fort Lee

Ordinance: Borough of Fort Lee Rent Leveling Ordinance (Chapter 300, Fort Lee Code)

• Covered units: Rental units in Fort Lee, with standard exemptions for owner-occupied and new construction.
• Annual increase formula: CPI-based; the Fort Lee Rent Leveling Board sets the rate. (Specific percentage: attorney-review-pending.)
• Exemptions: Owner-occupied 1–2 family homes; new construction (date threshold — confirm with borough); certain luxury units above a rent threshold.
• Registration: Required annually with the Rent Leveling Board.
• Key body: Fort Lee Rent Leveling Board — fortleenj.org

Englewood

Ordinance: City of Englewood Rent Leveling Ordinance (Chapter 200, Englewood City Code)

• Covered units: Rental units in Englewood, subject to standard exemptions.
• Annual increase formula: CPI-indexed; set by the Englewood Rent Leveling Board. (Specific percentage: attorney-review-pending.)
• Exemptions: Owner-occupied 1–2 family homes; new construction; condominiums (review current ordinance — exemption scope has been subject to revision).
• Registration: Required. Failure to register can bar the landlord from collecting any rent increase.
• Key body: Englewood Rent Leveling Board — englewoodNJ.gov

Other Towns With Rent Control

The following municipalities also maintain rent control or rent leveling ordinances. Landlords with properties in these towns should consult the local clerk or ordinance database directly:

• Asbury Park
• Atlantic City
• Bayonne
• Bergenfield
• East Orange
• Elizabeth
• Hackensack
• Irvington
• Long Branch
• Montclair
• New Brunswick
• Passaic
• Paterson
• Perth Amboy
• Plainfield
• Trenton
• Union City
• West New York

This list is not exhaustive. Because ordinances can be enacted, amended, or repealed, always verify current status with the municipality.

What Landlords Must Do If Their Property Is Covered

Across virtually all NJ rent control ordinances, covered landlords share a core set of obligations:

• Register the unit. Most ordinances require annual or one-time registration with the municipal rent leveling or rent control board, along with a per-unit fee. Failure to register typically prevents the landlord from implementing any rent increase — and in some towns, from pursuing an eviction for nonpayment.
• Provide tenant notice. When a rent increase is implemented, written notice is required — typically 30 days minimum, though some towns require 60–90 days. The notice must state the new rent, effective date, and (in some towns) cite the ordinance-approved increase percentage.
• File annual paperwork. Some boards require landlords to submit annual income and expense filings to support hardship increase applications or maintain registration in good standing.
• Apply for hardship increases separately. If allowable costs (taxes, utilities, insurance, maintenance) exceed what the standard CPI-based increase covers, many ordinances provide a hardship increase petition process — but it requires documentation and a board hearing.
• Maintain records. Keep copies of all rent rolls, registration filings, increase notices, and board correspondence. Audits and tenant complaints are adjudicated with this paper trail.

Frequently Asked Questions

Does New Jersey have statewide rent control?

No. New Jersey does not have a statewide rent control or rent stabilization statute. Rent regulation is entirely a local matter — each municipality that has rent control sets its own rules under state home-rule authority (N.J.S.A. 40:48-2).

How do I find out if my NJ town has rent control?

Check your municipality's official website or contact the town clerk. Ordinances are also searchable on Municode (municode.com). If your town has a rent leveling or rent control board, it will typically be listed as a municipal board or committee.

Are single-family homes subject to rent control in NJ?

Most NJ rent control ordinances exempt owner-occupied 1–2 family homes. Some ordinances also exempt all single-family rentals, regardless of owner-occupancy. The specific exemption language varies by town — read the local ordinance or consult an attorney for a binding answer.

Is new construction exempt from rent control in NJ?

Generally yes, though "new" is defined differently in each ordinance. Construction date cutoffs range from the late 1960s to the mid-1980s depending on the town. Some towns grant a fixed-year exemption after construction; others make the exemption permanent. Confirm the current cutoff in your specific municipality.

What happens if a landlord raises rent above the allowable amount?

Tenants can file a complaint with the municipal rent leveling board. If the increase is found to exceed the allowable amount, the landlord may be required to refund the excess rent and can face fines. In some towns, an unregistered landlord cannot lawfully impose any rent increase.

Can rent be reset to market rate when a tenant moves out?

It depends on the ordinance. Some towns — like Hoboken — allow "vacancy decontrol," meaning rent can be reset to market when a unit becomes vacant. Others maintain "vacancy control," capping increases even between tenancies. This is one of the most consequential distinctions when evaluating a rent-controlled property as an investment.

Not Sure If Your Property Is Covered?

Rent control compliance in New Jersey requires reading the right ordinance, registering with the right board, and filing the right notices — on time, every year. Missing a step can mean forfeiting your legal right to raise rent at all.

PPM navigates rent control compliance for you. We track registration deadlines, prepare allowable-increase notices, and flag ordinance changes across the municipalities where we manage properties — so you're never caught off guard.

Talk to PPM about managing your property →