Jersey City Landlord Rules

Rent control

Which buildings are covered

Buildings with 5 or more units, unless an exemption applies. Buildings with 4 or fewer units are exempt (§ 260-1). Coverage is tied to the building, and a change of owner is not a listed exemption. Check a property on the city’s Rent Control Property Map at rentcontrol.jcnj.org.

Allowed increase

At lease expiration, or at the end of a periodic tenancy, the increase cannot exceed 4% or the CPI change, whichever is less (§ 260-3(A)). The CPI figure compares the index 3 months before the lease ends with the index 3 months before it began. The Office of Landlord/Tenant Relations publishes the allowed percentage by month.

Increases above the cap

Require approval from the Rent Leveling Board through a capital improvement, vacancy capital improvement or hardship application, filed through the city’s Tyler portal. Tenants must be notified of capital improvement and hardship applications.

Exemptions

Besides the 4-unit exemption, § 260-6 covers certain new construction. The state 30-year new-construction exemption applies only if the owner fully complied with the state filing and tenant notice requirements, and it covers only the rent increase limits, not registration or other Chapter 260 rules (§ 260-21, Ord. 25-099, adopted September 24, 2025). Owners claiming an exemption file a Rent Control Exemption Request; denials can be appealed to the Rent Leveling Board.

Enforcement

A citywide rent control audit began in 2026. In September 2026 the city listed more than 1,700 properties with over 20,000 units it recognizes as rent controlled, and it will contact owners who claimed exemptions without documentation. Tenants can file Illegal Rent and Failure to Maintain Service petitions.

Registration and licensing

Annual landlord registration

File an Annual Landlord Registration Statement with the Office of Landlord/Tenant Relations through the Tyler portal. Non-owner-occupied 1–4 unit properties register with no fee. Buildings with 5 or more units file a tenancy and rent roll spreadsheet plus property information each year.

Superintendent

Buildings with 6 or more units that do not have an on-site superintendent must file a Superintendent Exemption Request.

Short-term rentals

Stays of 28 days or less need a city permit under Chapter 255. Permits are limited to owner-occupied single-family homes, up to 2 units in an owner-occupied 2–4 unit building, and condo units that are the owner’s principal residence. Nights when the owner is not present are capped at 60 per year. Tenants cannot hold permits.

Local notices and tenant protections

Algorithmic pricing

Landlords may not set rents using algorithmic rent-setting services (Ord. 25-057, May 2025). Every lease and written rent increase notice must include a sworn statement that no such service or shared nonpublic competitor data was used (Ord. 25-098, adopted September 24, 2025, § 218-12). The rule sits in Chapter 218 (Multiple Dwellings), so confirm with the city whether it reaches buildings with fewer than 3 units.

Right to Counsel

Ord. 23-047 created a free legal representation program for tenants in eviction cases with household income at or below 80% of area median income, to be fully in place by January 1, 2026. Owners must give tenants the city-approved notice of tenants’ rights at lease signing, with any rent demand and with any eviction notice once the city issues it. Confirm the current notice with the city.

Repairs and safety

Code enforcement

Since October 2025, a minimum penalty ordinance sets mandatory minimum fines for qualifying housing violations, and unaddressed habitability violations count as continuing violations until fixed.

Large buildings

Multiple dwellings with 100 or more units must have a licensed, uniformed security guard on site 24 hours a day and post the guard’s contact information (§ 218-1).

Lead inspections

The state lead-safe inspection for pre-1978 rentals may be done by visual inspection in Jersey City under DCA’s 2025–26 methodology list.

Required disclosures

Local notices and disclosures in Jersey City

• Sworn algorithmic rent-setting disclosure with every lease and written rent increase notice (Ord. 25-098, § 218-12)
• City-approved notice of tenants’ rights and the Right to Counsel at lease signing, with rent demands and with eviction notices (Ord. 23-047)
• Notice to tenants of any capital improvement or hardship rent increase application (rent-controlled buildings)