On this page
- Make your New Jersey lease
- How much a New Jersey landlord can collect at signing
- New Jersey lease rules at a glance
- The flood risk rider: statute vs the DCA guide
- New Jersey application fee limit
- Truth in Renting and other handouts
- How to complete this NJ lease agreement template
- Frequently asked questions
Make your New Jersey lease
Fill in what you know (everything is optional). Blank fields print as lines to fill in by hand. Then print the lease or save it as a PDF.
Everything you type stays in your browser. Nothing is sent to us or stored. This template is a starting point, not legal advice: state and local law can require different terms or extra disclosures.
New Jersey Residential Lease Agreement
1. Parties
This Residential Lease Agreement (the "Lease") is between ("Landlord") and ("Tenant"). If more than one person signs as Tenant, each of them is fully responsible for all of Tenant's obligations under this Lease.
2. Property
Landlord rents to Tenant the residence at (the "Property"), including (parking, storage, appliances or furniture included, if any).
3. Term
This Lease begins on and ends on . If Tenant stays after the end date with Landlord's written consent, the tenancy continues from month to month on the same terms unless the parties sign a new lease or the law where the Property is located provides otherwise.
4. Rent
Tenant will pay rent of per month, in advance, on or before the day of each month, by .
If this Lease starts on a day other than the rent due day, rent for the first partial month is , calculated by dividing the monthly rent by the number of days in that month and multiplying by the number of days Tenant has the Property.
5. Late charges and returned payments
If rent is not received in full within days after it is due, Tenant will pay a late charge of . Tenant will pay for any payment returned unpaid by the bank. No late charge or fee will be more than the law where the Property is located allows.
6. Security deposit
Tenant will pay a security deposit of before moving in. Landlord will hold, apply and return the deposit as required by the law where the Property is located. After Tenant moves out, Landlord will return the deposit, less any lawful deductions with a written itemized list, within the time that law requires. Tenant may not use the deposit as the last month's rent without Landlord's written consent.
7. Occupants and use
Only Tenant and these people may live at the Property: . Tenant will use the Property only as a private residence, follow all laws, and not disturb neighbors.
8. Utilities
Tenant will pay for these utilities and services: . Landlord will pay for all other utilities and services, if any, that serve the Property.
9. Pets
Pets allowed (describe, or write "none"): Pet deposit, if any: . This does not limit assistance animals that Landlord must allow under fair housing law.
10. Smoking
Smoking rules:
11. Maintenance and repairs
Tenant will keep the Property clean and safe, use appliances and fixtures properly, and promptly report any needed repairs to Landlord in writing. Landlord will make repairs the law requires. Tenant will pay for damage caused by Tenant, other occupants or guests, beyond normal wear and tear.
12. Alterations and locks
Tenant will not paint, make alterations, or add or change locks without Landlord's written consent.
13. Landlord entry
Landlord may enter the Property at reasonable times to inspect, make repairs or show it, after giving Tenant at least hours' notice, or any longer notice the law requires. Landlord may enter without notice in an emergency.
14. Subletting and assignment
Tenant will not sublet the Property or assign this Lease without Landlord's written consent.
15. Moving out
When this Lease ends, Tenant will leave the Property clean and in the same condition as at move-in except for normal wear and tear, return all keys, and give Landlord a forwarding address in writing.
16. Security deposit (N.J.S.A. 46:8-19 to 46:8-26)
The security deposit, including any pet deposit, is no more than one and one-half times one month's rent, and any yearly increase in it will not be more than 10 percent of the current deposit. The deposit remains Tenant's money, held in trust and not mixed with Landlord's own funds. Within 30 days after receiving it, Landlord will tell Tenant in writing the name and address of the bank or investment company, the type of account and its current interest rate: .
Within 30 days after this Lease ends, Landlord will return the deposit with Tenant's share of the interest, less any charges allowed by this Lease, itemized, by personal delivery, registered or certified mail.
17. Flood risk rider (N.J.S.A. 46:8-50)
☐ Before signing, Landlord gave Tenant a separate Flood Risk rider, in at least 12-point type and signed by Tenant, stating whether the property is in a FEMA Special Flood Hazard Area (100-year floodplain) or Moderate Risk Flood Hazard Area (500-year floodplain) and whether Landlord knows of flooding at the premises or its parking areas.
18. Truth in Renting statement
☐ Tenant received the current New Jersey Truth in Renting statement at or before moving in. (Not required for a building with two or fewer units, or an owner-occupied building with three or fewer.)
19. Late charges and additional rent
Any late charge in this Lease is additional rent. If Tenant receives a pension or benefit listed in N.J.S.A. 2A:42-6.3 and rent is due on the first of the month, no late charge applies until five business days have passed.
20. Flood insurance notice (N.J.S.A. 46:8-50(c))
Flood insurance may be available to renters through FEMA's National Flood Insurance Program to cover your personal property and contents in the event of a flood. A standard renter's insurance policy does not typically cover flood damage. You are encouraged to examine your policy to determine whether you are covered.
21. Disclosures
Was the Property built before 1978? If yes, the federal lead-based paint disclosure, signed by both parties, is attached, and Tenant received the EPA pamphlet Protect Your Family From Lead in Your Home.
Other disclosures or addenda attached:
22. Notices
Notices to Landlord go to: . Notices to Tenant go to the Property address, or to any other address Tenant gives Landlord in writing.
23. Governing law and entire agreement
This Lease is governed by the law of New Jersey, where the Property is located. If any part of this Lease is invalid or conflicts with that law, that part is limited to what the law allows and the rest of the Lease stays in effect. This Lease, with any attached addenda, is the entire agreement. Any change must be in writing and signed by Landlord and Tenant.
24. Additional terms
Signatures
This New Jersey lease agreement template carries the Security Deposit Act terms, the flood risk rider, the Truth in Renting acknowledgment and the senior grace period into the lease. The form checks your security deposit, plus any pet deposit, against the one and one-half month limit.
How much a New Jersey landlord can collect at signing
The statute says an owner "may not require more than a sum equal to 1 1/2 times 1 month's rental" as security, and later top-ups are capped at "10 percent of the current security deposit" a year (N.J.S.A. 46:8-21.2). On a $2,000 lease, that is a $3,000 deposit and at most $300 more per year. The DCA adds that prepaid rent counts as security, so the landlord "may not require more than two and one-half times the monthly rent at the inception of the lease" (DCA Truth in Renting guide).
New Jersey lease rules at a glance
| Rule | New Jersey | Source |
|---|---|---|
| Security deposit limit | 1.5 times one month's rent; yearly increases up to 10% of the current deposit | 46:8-21.2 |
| Pet deposit | Counts inside the 1.5-month limit | DCA guide |
| Holding the deposit | In trust, not mingled; tenant told bank, account type and rate within 30 days | 46:8-19; DCA guide |
| Deposit return | Within 30 days after the lease ends, with interest, itemized, by hand, registered or certified mail | 46:8-21.1 |
| Late charges | Seniors and listed benefit recipients: 5 business days' grace; to collect late fees as rent in court, the lease must say so | 2A:42-6.1; DCA guide |
| Flood risk notice | Before signing or renewal; separate rider, at least 12-point type | 46:8-50; rider |
| Truth in Renting statement | Give to each new tenant at or before move-in | 46:8-46 |
| Unlawful lease terms | No clause that breaks clearly established tenant rights | 46:8-48 |
| Application fee | No more than $50 from May 1, 2026; not for one- or two-family dwellings | 46:8-18.1 |
Statutes from the New Jersey Legislature's statutes file (pub.njleg.state.nj.us, dated November 1, 2026) and the Department of Community Affairs Truth in Renting guide, read November 2, 2026. Municipal rent control ordinances can add limits. A template, not legal advice.
The flood risk rider: statute vs the DCA guide
The current statute reads: "Every landlord shall notify each of the landlord's tenants prior to lease signing or renewal" whether the property is in the FEMA 100-year or 500-year floodplain and whether the landlord knows of flooding (N.J.S.A. 46:8-50). In a written residential lease, it must be "a separate rider, individually signed or otherwise acknowledged by the tenant, and written in not less than 12-point typeface." The statute exempts seasonal rentals under 120 days, and its definition of landlord leaves out "dwelling units in a premises containing not more than two such units, or in an owner-occupied premises of not more than three dwelling units" (N.J.S.A. 46:8-50(g)); the DCA guide says the same (DCA guide). Giving the rider in every lease is still the simplest practice. Separately, every residential lease must carry the statute's flood insurance notice to tenants (46:8-50(c)); the lease above prints it word for word.
New Jersey application fee limit
From May 1, 2026, a landlord "shall not require an application or other similar fee to apply to lease or sublease a residential rental property for dwelling purposes, which exceeds $50" (N.J.S.A. 46:8-18.1). The law was approved January 20, 2026 and takes effect "on the first day of the fourth month next following the date of enactment" (P.L.2025, c.405), which is May 1, 2026. It does not apply to "a dwelling unit located in a one-family or two-family dwelling that is offered for rent," or to "a licensee of the New Jersey Real Estate Commission, unless the licensee is the landlord of the residential rental property" (46:8-18.1(c)). From January 1, 2027, the $50 is adjusted each year when consumer prices rise; an adjustment is made "only if the percent change in the Consumer Price Index for the period specified is greater than zero" (46:8-18.1(d)). Penalties run up to $500 for a first offense (46:8-18.1(b)). Check other states on the rental application fee page.
Truth in Renting and other handouts
Give each new tenant the current Truth in Renting statement "at or prior to the time he assumes occupancy of the dwelling" (46:8-46); it does not apply to "buildings of two (2) or fewer units and owner-occupied premises of three (3) or fewer units" (DCA guide). The DCA's list of information to provide also includes the EPA lead pamphlet, window guard notice, bed bug information and the domestic violence termination policy (DCA guide).
How to complete this NJ lease agreement template
- Keep the deposit plus any pet deposit at or under 1.5 times the rent.
- Attach the signed flood risk rider and hand over the Truth in Renting statement.
- Write late charges as additional rent if you may need to collect them in court.
- Within 30 days, send the tenant the bank, account type and rate for the deposit.
- Within 30 days after the lease ends, return the deposit with interest, itemized, using the deposit return letter.
Most New Jersey tenancies need a legal cause to end, so read the lease termination letter guide before you plan a non-renewal. The general version is our lease agreement template.
Frequently asked questions
What is the maximum security deposit in New Jersey?
One and one-half times one month's rent, including any pet deposit. Yearly increases cannot exceed 10 percent of the current deposit.
How long does a New Jersey landlord have to return a deposit?
30 days after the lease ends, with the tenant's interest, less itemized charges, by personal delivery, registered or certified mail.
Does a New Jersey lease need a flood disclosure?
Yes, for most rentals. Landlords covered by N.J.S.A. 46:8-50 (all but buildings of two or fewer units and owner-occupied buildings of three or fewer) must give a flood risk notice before signing or renewal, as a separate rider signed by the tenant in at least 12-point type.
How much can a New Jersey landlord charge for an application fee?
From May 1, 2026, no more than $50 under N.J.S.A. 46:8-18.1, adjusted each year from 2027 when consumer prices rise. The cap does not apply to a unit in a one- or two-family dwelling, or to a licensed real estate agent who is not the landlord.
What is the late fee grace period in New Jersey?
Five business days for tenants who receive Social Security retirement or similar government pensions, SSDI, SSI or Work First New Jersey benefits, when rent is due on the first.
What is the Truth in Renting statement?
A DCA guide to tenant and landlord rights that landlords give each new tenant at or before move-in, except in buildings of two or fewer units or owner-occupied buildings of three or fewer.