COVID-19 and NJ Rentals: How the Law Protects You

The Pandemic's Impact on New Jersey Housing

The pandemic prompted sweeping changes to covid 19 landlord tenant laws nj, creating some of the nation's strongest protections for tenants. These measures, including eviction moratoriums and utility shutoff bans, provided a critical safety net during an unprecedented health and economic crisis.

Key COVID-19 Tenant Protections in New Jersey:

• Eviction Moratorium: Protected tenants with incomes below 120% Area Median Income from eviction for non-payment of rent (March 2020 - August 2021)

• Extended Protections: Households below 80% AMI received protection through December 31, 2021

• Self-Certification Tool: Over 85,000 residents used the online form to claim protections

• Utility Protection: Banned shutoffs for tenants with pending assistance applications

• Security Deposit Relief: Allowed tenants to apply deposits toward rent during emergencies

• Rental Assistance: $625 million distributed to 67,880 households through Emergency Rental Assistance

With unemployment soaring, Governor Murphy's executive orders and new legislation addressed long-standing housing issues, creating a safety net that prevented mass evictions. Though the formal moratorium has ended, its legacy continues. Landlords can pursue money judgments for unpaid rent but face restrictions. Understanding these ongoing rules is crucial for both property owners and tenants.

I'm Daniel Rivera, owner of Proactive Property Management. My team and I have helped property owners steer the complex covid 19 landlord tenant laws nj across New Jersey, seeing how these regulations protect tenants and property values when correctly applied.

A Deep Dive into COVID-19 Landlord Tenant Laws in NJ

When the COVID-19 pandemic created an economic storm, New Jersey acted swiftly to prevent a housing crisis. The state's innovative policies dramatically reshaped covid 19 landlord tenant laws nj, creating a complex web of protections and responsibilities.

The NJ Eviction Moratorium: Who Was Protected?

At the heart of NJ's response was a comprehensive eviction moratorium designed to keep residents housed during the public health emergency. Protections were tied to a tenant's income and when the rent was due.

• Broad Protection (March 1, 2020 - August 31, 2021): Tenants with household incomes below 120% of their Area Median Income (AMI) were permanently protected from eviction for rent that accrued during this period.

• Extended Protection (March 1, 2020 - December 31, 2021): For households below 80% of AMI, this protection was extended, provided they experienced a COVID-19 hardship and applied for rental assistance.

Crucially, these protections did not cancel rent. The debt still accrued, and landlords retained the right to sue for a money judgment in civil court. The moratorium only prevented eviction as a remedy for that specific debt. The moratorium also prevented utility shutoffs for tenants with a pending state assistance application. For a general overview of rental laws, see our guide on Landlord Tenant Rights in New Jersey.

Here's a table summarizing the eviction protections based on income:

Income Threshold	Covered Period for Rent Arrears Protection	Requirements for Protection
Below 120% AMI	March 1, 2020 - August 31, 2021	Self-certification
Below 80% AMI	March 1, 2020 - December 31, 2021	Self-certification, COVID-19 hardship, rental assistance application

The Eviction and Homelessness Prevention Certification Form

To help tenants access these protections, the state launched the NJ Eviction and Homelessness Prevention Certification Form. This online self-certification tool simplified a complex process, guiding users through questions to determine their eligibility based on income and COVID-19 hardship.

The tool was a major success, with over 85,000 residents using it to generate the necessary forms for their landlords and the courts. It ensured eligible tenants could easily claim the protections afforded by the new covid 19 landlord tenant laws nj.

Please note: the Eviction Protection Tool is no longer active, as its purpose was tied to the specific pandemic-era protections. For more on tenant vetting, see our article on NJ Tenant Screening Laws. You can also visit An official website of the State of New Jersey for official state information.

Current Status of covid 19 landlord tenant laws nj

With the broad eviction moratorium over, the legal landscape has shifted. While landlords can again pursue evictions for non-payment, significant caveats remain for rent accrued during the protected periods. Landlords can file a civil action in Superior Court to obtain a money judgment for any unpaid rent. That debt does not disappear, but it cannot be the cause of an eviction if it fell within the protected timeframes and the tenant certified their income.

Furthermore, landlords face crucial restrictions regarding these past-due amounts:

• No Reporting to Credit Agencies: Landlords are prohibited from reporting non-payment of rent from the covered period to credit agencies.

• No Refusal to Rent: Landlords cannot refuse to rent to a prospective tenant based on non-payment of rent during the covered period.

• Late Fee Waivers: If a landlord received rental assistance for a tenant, all late fees for that period must be waived.

These rules prevent long-term penalties for tenants who faced pandemic-related hardship. For landlords, understanding these restrictions is key to avoiding legal trouble. Our resources on Landlord Debt Collection and the Eviction Process New Jersey offer more detail. It's also worth noting these protections primarily applied to residential tenants, not commercial leases. For more on this distinction, see this resource on Landlord Rights and the COVID-19 Eviction Moratorium.

Understanding Your Ongoing Rights and Responsibilities

Beyond the pandemic-specific rules, New Jersey's foundational landlord-tenant laws provide robust protections. A clear understanding is essential for a compliant and harmonious rental relationship.

• Illegal Lockouts: Only a Special Civil Part officer with a court order can legally evict a tenant. A landlord changing locks, shutting off utilities, or removing belongings to force a tenant out is committing a crime. If this happens, call your local police for help regaining entry.

• Habitability: Landlords must maintain rental properties in a safe and livable condition, providing essentials like heat (at least 68°F from Oct 1 to May 1) and hot water.

• Security Deposits: The maximum deposit is 1.5 times one month's rent. It must be held in an interest-bearing account and returned within 30 days of the lease ending, with an itemized list of any deductions. Learn more in our article on NJ Security Deposit Law.

• Anti-Discrimination: New Jersey's Fair Housing New Jersey laws are strong. Landlords cannot discriminate based on race, religion, gender, familial status, disability, or lawful source of income (like Section 8 vouchers).

Key Resources for NJ Tenants and Landlords

Navigating housing regulations can be daunting, but New Jersey offers many resources for assistance and information.

• NJ Department of Community Affairs (DCA): The DCA distributed over $625 million in federal Emergency Rental Assistance, helping nearly 68,000 households. Their website is a central hub for housing assistance programs. You can use their screening tool to Find out if you are eligible for New Jersey Assistance Programs.

• Legal Assistance: Legal representation is critical, yet only 3% of tenants have a lawyer in housing court, compared to 80% of landlords.

  • Legal Services of New Jersey (LSNJ): LSNJ offers free legal help in civil cases to low-income residents. Contact their hotline at 1-888-LSNJ-LAW.

  • Access to Counsel Pilot Program: Pilot programs in cities like Atlantic City, East Orange, and Trenton are providing legal counsel to low-income tenants, with advocates pushing for a statewide "right to counsel."

For more on preventing evictions, see our guide on Eviction Assistance NJ.

Moving Forward: Lessons from the Pandemic for NJ Rentals

The COVID-19 pandemic was a crash course in crisis management for landlords and tenants. New Jersey's response showed that decisive government action can prevent widespread homelessness and that housing stability is a public health necessity. These lessons continue to shape the future of housing policy and how we steer covid 19 landlord tenant laws nj.

At Proactive Property Management, the pandemic reinforced the importance of flexibility and clear communication. We learned that compassionate Landlord Tenant Communication is not just good business but an essential survival strategy. The crisis also highlighted systemic issues, like the disparity in legal representation between landlords and tenants, fueling the push for reforms like a statewide "right to counsel."

For property owners and tenants, the key takeaways are clear: stay informed about changing laws, maintain open lines of communication, and document everything. Understanding available assistance programs and prioritizing a property's habitability remain foundational to a stable rental relationship.

The lessons from the pandemic have fundamentally shaped our approach to property management. We've learned that being proactive means building resilience into every process. Whether you own property in Jersey City, Newark, or elsewhere in New Jersey, the pandemic taught us that empathy and expertise are business necessities. Our commitment to maximizing property value while ensuring legal compliance has only strengthened. For expert support in navigating today's complex rental market, our legal compliance services provide the guidance you need.