njrentcontrol

Montclair rent control: maximum rent increase (2026)

Essex County — Chapter 257, Rent Regulation. Full ordinance text ↗

Summary

Cap formula
Standard annual increase capped at 4.00% of base rent; reduced to 2.5% for tenants age 65 or older; landlords who have not collected any increase since May 1, 2020 may take up to 6% in lieu of the standard 4%. Combined increases from all sources (base plus surcharges) may not exceed 15% in any year.
Frequency
once per 12 months
Notice required
Notice must state the monthly base rent before the increase, any previously granted surcharge, the monthly base rent after the increase, the effective date, and a landlord certification that the dwelling and units are in substantial compliance. A specific advance-notice day count was not found in the retrieved excerpt.
Who's covered
Dwellings with 2 or more units
Exemptions
  • owner-occupied buildings with 3 or fewer units
  • income-restricted housing
  • motels, hotels, rooming houses
  • buildings used strictly for commercial use
  • first-time rentals
  • student housing
  • single-family homes
  • single condominium units, single cooperative units
  • new construction (30 yrs from certificate of occupancy, N.J.S.A. 2A:42-84.2)
Vacancy decontrol
Upon the voluntary, uncoerced vacation of any apartment, the landlord may fix the rent for the vacated unit at any amount, no more than once in every five-year period.
Registration
Every landlord must file an initial registration statement, with a $10-per-unit fee, within 60 days of the ordinance's final adoption; late filings incur a $20-per-unit penalty.
Surcharges
Capital-improvement/service surcharges do not become part of base rent and are not included in calculating the annual rent increase; they expire once costs are recovered.
Penalties
Violations are punishable by a fine not exceeding $2,000 or imprisonment not exceeding 90 days.
Status
active
Confidence
high
Last verified
2026-09-23

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Ordinance text

The maximum permissible annual rent increase on a dwelling unit is 4.00%. ... The maximum annual permissible base rent increase is 2.5% [for tenants 65 or older]. ... Up to a maximum permissible 6% in lieu of the 4% [for landlords who did not collect an increase since May 1, 2020].Chapter 257, Rent Regulation — https://ecode360.com/35904165

State survey entry

Increase limit
4%. 2.5% for seniors age 65 or older. 6% allowed if the landlord did not collect an increase on an existing tenants' annual rent since May 1, 2020.
Units covered
2+
Exceptions
Owner-occupied housing with 3 units or less, income-restricted housing, motels, hotels, rooming houses, buildings used strictly for commercial use, first-time rentals, student housing, single family homes. Single condo units, single coop units. Vacancy decontrol

Source: NJ Department of Community Affairs, 2026 Rent Control Survey — nj.gov

Open questions

Rent board

Rent Control Office · (973) 509-4956 · https://www.montclairnjusa.org/Government/Departments/Rent-Control

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