New Jersey Residential Lease

Easily create a residential fixed-term lease or a month-to-month rental agreement that is tailored to New Jersey law.  This form lets you specify who can live on the property, the amount of rent, and how it's to be paid; set the security deposit and explain how it will be used and returned; explain your rights to enter the rental and the tenant's and landlord's upkeep responsibilities.

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lease

Residential Lease

month-to-month

Residential Month-to-Month Rental Agreement

Identification of Landlord and Tenant

This Agreement is between  ("Tenant") and  ("Landlord"). Each Tenant is jointly and severally liable for the payment of rent and performance of all other terms of this Agreement. 

Identification of Premises and Occupants

Subject to the terms and conditions set forth in this Agreement, Landlord rents to Tenant, for residential purposes only, the premises located at , New Jersey ("Premises"). The Premises will be occupied by the Tenant and the following minor children: 

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additional features

Rental of the Premises also includes .

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Spaces or items are excluded

Rental of the Premises excludes: .

Term of the Tenancy

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lease

The term of the rental will begin on , and will expire on . At least 60 days prior to , Tenant must give landlord written notice of Tenant's intent to move or renew the lease. If Tenant does not deliver written notice or delivers it late, a new month-to-month tenancy will begin one day after .

month-to-month

The rental will begin on  and continue on a month-to-month basis. Landlord may terminate the tenancy or modify the terms of this Agreement by giving Tenant one month's written notice. Tenant may terminate the tenancy by giving Landlord  one month's written notice. To terminate or modify as of the next rental period, notices must be delivered on or before the start of the prior rental period.

Amount and Schedule for the Payment of Rent

Tenant will pay to Landlord a monthly rent of $, payable in advance on the  day of each month, except when that day falls on a weekend or legal holiday, in which case rent is due on the next business day. Rent will be paid to .

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Rent by mail or in person accepted

Rent will be paid at , or at such other place as Landlord will designate from time to time.

Landlord will accept rent in the form of:

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cash cash
personal check personal check
certified funds or money order certified funds or money order
credit or debit card credit or debit card
electronic funds transfer

electronic funds transfer:

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Rent personally accepted

Rent is accepted during the following days and hours: .

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prorated rent option

On signing this Agreement, Tenant will pay to Landlord for the period of  through  the sum of $ as rent, payable in advance of the start of the tenancy. 

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prorated rent plus one month rent

Upon move-in, Tenant will owe as rent the prorated rent specified above, plus one full month's rent, for a total of $.

Late Charges

Because Landlord and Tenant agree that actual damages for late rent payments are very difficult or impossible to determine, Landlord and Tenant agree to the following stated late charge (considered additional rent) as a reasonable approximation. 

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grace days Tenant will pay Landlord a late charge if Tenant fails to pay the rent in full within  days after the date it is due.
no grace days Tenant will pay Landlord a late charge if Tenant fails to pay the rent on the day it is due.

The late charge will be $, plus $ for each additional day that the rent continues to be unpaid. The total late charge for any one month will not exceed $. Landlord does not waive the right to insist on payment of the rent in full on the date it is due. 

Returned Check and Other Bank Charges

If any check offered by Tenant to Landlord in payment of rent or any other amount due under this Agreement is returned for lack of sufficient funds, a "stop payment," or any other reason, Tenant will owe Landlord for any charges imposed on Landlord by Landlord's bank, plus Landlord's handling fee of $.

Security Deposit

On signing this Agreement, Tenant will pay to Landlord the sum of $ as a security deposit. Tenant may not, without Landlord's prior written consent, apply the security deposit to the last month's rent or to any other sum due under this Agreement.  Within 30 days after Tenant has vacated the Premises, Landlord will return the deposit, plus interest earned minus deductions (the cost of any damages over and above normal wear and tear, and any other money due Landlord under the terms of this Agreement).

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landlord receives deposits from ten or fewer rentals Landlord will deposit the money in , whose current rate of interest is , at .
landlord receives deposits from more than ten rentals
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insured money market fund Landlord will place the deposit in an insured money market fund, consisting of investments in instruments that mature in one year or less.
federally insured bank account Landlord will place the deposit in , at , which sets the rate of interest on the account at  least quarterly. The current rate of interest is .
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cash interest payments
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anniversary, cash Landlord will pay interest annually, in cash, on the anniversary or renewal of this Agreement.
January 31 of each year, cash Landlord will pay interest annually, in cash, on January 31 of every year.
interest credited towards rent
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anniversary, credit On an annual basis, interest will be credited to rent due and owing on the anniversary or renewal of this Agreement.
January 31 of each year, credit On an annual basis, interest will be credited to rent due and owing on January 31 of every year.

Utilities 

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Tenant pays all utilities Tenant is responsible for paying all utilities.
Tenant pays all utilities except specified Tenant is responsible for paying all utilities except the following: .

Prohibition of Assignment and Subletting 

Tenant will not sublet any part of the Premises or assign this Agreement without the prior written consent of Landlord. Violating this clause is grounds for terminating the tenancy.

Tenant's Maintenance Responsibilities 

Tenant agrees to: (1) keep the Premises clean and sanitary and in good repair and, upon termination of the tenancy, to return the premises to Landlord in a condition identical to that which existed when Tenant took occupancy, except for ordinary wear and tear; (2) immediately notify Landlord of any defects or dangerous conditions in and about the premises of which they become aware; and (3) reimburse Landlord, on demand by Landlord, for the cost of any repairs to the Premises, including Landlord's personal property therein, damaged by Tenant or Tenant's guests or invitees through misuse or neglect.

Possession of the Premises 

If, after signing this Agreement, Tenant fails to take possession of the premises, Tenant will still be responsible for paying rent and complying with all other terms of this Agreement. In the event Landlord is unable to deliver possession of the premises to Tenant for any reason not within Landlord's control, including but not limited to failure of prior occupants to vacate or partial or complete destruction of the premises, Tenant will have the right to terminate this Agreement. In such event, Landlord's liability to Tenant will be limited to the return of all sums previously paid by Tenant to Landlord.

Pets 

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No pets No animal may be kept on the Premises without Landlord's prior written consent, except animals needed by tenants who have a legally recognized disability or who may keep pets as permitted by New Jersey's Domesticated Animals in Housing Projects Act.
Specified types of pets allowed No animal may be kept on the Premises without Landlord's prior written consent, other than animals needed by tenants who have a legally recognized disability or who may keep pets as permitted by New Jersey's Domesticated Animals in Housing Projects Act, except for , under the following conditions: .

Landlord's Access for Inspection and Emergency

Landlord or Landlord's agents may enter the Premises in the event of an emergency, to make repairs or improvements, or to show the Premises to prospective buyers or tenants. Landlord may also enter the Premises to conduct an annual inspection to check for safety or maintenance problems. Except in cases of emergency, Tenant's abandonment of the Premises, court order, or where it is impractical to do so, Landlord will give Tenant  days' notice before entering.

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code inspections

Landlord or Landlord's representative may enter on one day's notice in order to inspect, alter, or repair the Premises to make it compliant with the Hotel and Multiple Dwelling Law and the Regulations for the Maintenance of Hotels and Multiple Dwellings.

Extended Absences by Tenant

Tenant agrees to notify Landlord in the event that Tenant will be away from the Premises for . Landlord will have the right to enter during this period, to maintain and preserve the Premises.

Prohibitions Against Violating Laws and Causing Disturbances

Tenant will be entitled to quiet enjoyment of the Premises. Tenant and Tenant's guests or invitees will not use the premises or adjacent areas in such a way as to: (1) violate any law or ordinance, including laws prohibiting the use, possession, or sale of illegal drugs; (2) commit waste or cause or tolerate a nuisance; or (3) annoy, disturb, inconvenience, or interfere with the quiet enjoyment and peace and quiet of any other tenant or nearby resident.

Repairs and Alterations

Except as provided by law or as authorized by the prior written consent of Landlord, Tenant will not make any repairs or alterations to the Premises. Tenant will not, without Landlord's prior written consent, alter, rekey, or install any locks to the Premises; or install or alter any burglar alarm system. Should Landlord give consent, Tenant will provide Landlord with a key or keys capable of unlocking all such rekeyed or new locks, as well as instructions on how to disarm any altered or new burglar alarm system.

Damage to the Premises

In the event the Premises are partially or totally damaged or destroyed by fire or other cause, the following will apply:

a.   Premises totally damaged and destroyed. Landlord will have the option to: (1) repair such damage and restore the Premises, with this Agreement continuing in full force and effect, except that Tenant's rent will be abated while repairs are being made; or (2) give written notice to Tenant terminating this Agreement at any time within thirty (30) days after such damage, and specifying the termination date; in the event that Landlord gives such notice, this Agreement will expire and all of Tenant's rights pursuant to this Agreement will cease.

b.   Premises partially damaged by fire or other cause. Landlord will attempt to repair such damage and restore the Premises within thirty (30) days after such damage. If only part of the premises cannot be used, Tenant must pay rent only for the usable part, to be determined by Landlord. If Landlord is unable to complete repairs within thirty (30) days, this Agreement will expire and all of Tenant's rights pursuant to this Agreement will terminate at the option of either party. Whether the Premises are totally or partially destroyed will be decided by Landlord, in the exercise of its sole discretion.

Renters' Insurance

Tenant acknowledges that Landlord's property insurance policy will not cover damage to or loss of Tenant's personal property. Tenant will obtain a renters' insurance policy that will:

  • reimburse Landlord for cost of fire or water damage and vandalism to the premises;
  • indemnify Landlord against liability to third parties for any negligence on the part of Tenant, Tenant's guests, or invitees; and
  • cover damage to Tenant's personal possessions to a minimum of $100,000. 

Tenant will provide Landlord with proof of such policy by giving Landlord a certificate of insurance issued by the insurance company within fifteen (15) days of . The policy will include Landlord as an "additional insured." Tenant will provide Landlord with a certificate of insurance upon every renewal. Tenant will not allow such policy to expire during the rental term. Failure to obtain and maintain a renters' insurance policy will be treated as a material breach of this Agreement.

Authority to Receive Legal Papers

The following person or persons are authorized to accept service of process and receive other notices and demands:

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Manager

The manager, , at ; phone: ; email: .

Landlord

The Landlord, , at ; phone: ; email: .

Other

 at ; phone: ; email: .

Lead-Based Paint and/or Lead Based Paint Hazards

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Post-1978 construction

The Premises are exempt from federal lead-based paint and paint hazards disclosure requirements.

Pre-1978 construction
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property is not exempt

Tenant has received the Disclosure of Information on Lead-Based Paint and/or Lead-Based Paint Hazards, and the booklet, Protect Your Family From Lead in Your Home.

property is exempt

The premises are exempt from federal lead-based paint and paint hazards disclosure requirements.

Grounds for Termination of Tenancy

The failure of Tenant or Tenant's guests or invitees to comply with any term of this Agreement, or the misrepresentation of any material fact on Tenant's Rental Application, are grounds for termination of the tenancy, with appropriate notice to Tenant and procedures as required by law.

 

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attorney fees

Attorney Fees and Court Costs

In any litigation concerning the meaning or implementation of this Agreement, the prevailing party will be entitled to attorney fees and court costs from the losing party.

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Landlord makes the following additional disclosures regarding the rental property

Additional Disclosures

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flooding

The Premises is within a flood zone or area.

windowguards

"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 cost of installing window guards may be passed on to the tenants, but landlords are not allowed to charge more than $20 per window guard." (N.J.A.C. T. 5, Ch. 10, Subch. 27, 5:10-27 APPENDIX 27A.)

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The lease includes additional provisions

Additional Provisions

Additional provisions are as follows:

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Tenant will receive written rules and regulations 

Rules and Regulations

Tenant acknowledges receipt of, and has read a copy of, Landlord's rules and regulations, which are attached to and incorporated into this agreement by reference. Tenant understands that serious or repeated violations of the rules may be grounds for termination.

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Landlord will accept a cosigner

Cosigner Agreement

Cosigner agrees to be jointly and severally liable with Tenant for Tenant's obligations arising out of this lease, including but not limited to unpaid rent, property damage, and cleaning and repair costs. Cosigner further agrees that Landlord will have no obligation to give notice to Cosigner should Tenant fail to abide by the terms of the lease or rental agreement. Landlord may demand that Cosigner perform Tenant's obligations under this Agreement without first using Tenant's security deposit.


Keep Together

Entire Agreement, Modifications in Writing

This document constitutes the entire Agreement between the parties, and no promises or representations, other than those contained here and those implied by law, have been made by Landlord or Tenant. Any modifications to this Agreement must be in writing signed by Landlord and Tenant. 

Signature: ____________________________________________         Date: _______________
Address: 
Email: 
Phone: 
 
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one

Tenant Signature: _________________________________________         Date: ___________
Current address: _______________________________________________________________
Email: _____________________________________________    Phone: (_____)___________    

two

Tenant Signature: _________________________________________         Date: ___________
Current address: _______________________________________________________________
Email: _____________________________________________    Phone: (_____)___________

Tenant Signature: _________________________________________         Date: ___________
Current address: _______________________________________________________________
Email: _____________________________________________    Phone: (_____)___________

three

Tenant Signature: _________________________________________         Date: ___________
Current address: ______________________________________________________________
Email: _____________________________________________    Phone: (_____)___________

Tenant Signature: _________________________________________         Date: ___________
Current address: ______________________________________________________________
Email: _____________________________________________    Phone: (_____)___________

Tenant Signature: _________________________________________         Date: ___________
Current address: ______________________________________________________________
Email: _____________________________________________    Phone: (_____)___________
four

Tenant Signature: _________________________________________         Date: ___________
Current address: ______________________________________________________________
Email: _____________________________________________    Phone: (_____)___________

Tenant Signature: _________________________________________         Date: ___________
Current address: ______________________________________________________________
Email: _____________________________________________    Phone: (_____)___________

Tenant Signature: _________________________________________         Date: ___________
Current address: ______________________________________________________________
Email: _____________________________________________    Phone: (_____)___________

Tenant Signature: _________________________________________         Date: ___________
Current address: ______________________________________________________________
Email: _____________________________________________    Phone: (_____)___________

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Landlord will accept a cosigner
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one Cosigner's printed name: ____________________________________        

Signature: ____________________________________________         Date: ____________
Current address: ___________________________________________________________
Email: __________________________________________    Phone: (_____)___________

two

Cosigner's printed name: ____________________________________        

Signature: ____________________________________________         Date: ____________
Current address: ___________________________________________________________
Email: __________________________________________    Phone: (_____)___________

Cosigner's printed name: ____________________________________       

Signature: ____________________________________________         Date: ____________
Current address: ___________________________________________________________
Email: __________________________________________    Phone: (_____)___________

 

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