njrentcontrol

Perth Amboy rent control: maximum rent increase (2026)

Middlesex County — Chapter 353, Rent Control. Full ordinance text ↗

Summary

Cap formula
At lease expiration/termination, the maximum increase is 3% for tenants whose rent includes water service, and 2.5% for tenants whose rent does not include water service; periodic tenants with terms under 1 year are not subject to an increase until the tenancy exceeds 12 months, at which point the same 3%/2.5% caps apply to the rent paid in the 12th month.
Frequency
once per 12-month period
Notice required
Any landlord seeking an increase must first notify the tenant by certified or registered mail, return receipt requested, of the calculations involved, the allowable percentage increase, and the allowable rental increase; an increase requested or received without this notice is null and void.
Who's covered
Housing space of 1 or more units
Exemptions
  • First-time rentals (until re-rented)
  • Motels, hotels
  • Owner-occupied housing with 3 units or less
  • new construction (30 yrs from certificate of occupancy, N.J.S.A. 2A:42-84.2)
Vacancy decontrol
A unit is decontrolled upon vacation by the tenant, provided the landlord notifies the Rent Leveling Board in writing within 60 days of the unit becoming decontrolled, stating the rent paid by the vacating tenant, the rent to be charged the new tenant, and the reason for the prior tenant's vacation. If the Board finds the landlord harassed the former tenant into leaving, it may return the unit to rent control and order the rent reduced to the maximum allowable rent-controlled amount. Failure to timely file the notice nullifies any increase obtained from the decontrol.
Registration
Landlord identity registration required under ยง353-9.1; a $10 fee applies for landlord identity registration of single- and two-unit dwellings that are not owner-occupied.
Surcharges
Hardship increases available through the Rent Leveling Board where operating expenses exceed 60% of rental income. Capital improvement/additional service increases also available, calculated to allow the landlord to recapture the improvement's cost over its useful life (straight-line depreciation per the Internal Revenue Code).
Penalties
A violation of any provision of the chapter, including material misstatements in required notices, is punishable upon conviction by a fine not to exceed $500 or imprisonment in the county jail (or other place of detention), or both; each day of violation, and each violation affecting more than one leasehold, is a separate offense.
Status
active
Confidence
high
Last verified
2026-09-23

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Ordinance text

At the expiration of a lease or at the termination of the lease of a periodic tenant, no landlord shall request or receive an increase in rent which is greater than three percent (3%) in the case of tenants whose rent includes a charge for water service and not greater than two and one-half percent (2.5%) in the case of tenants whose rental charge does not cover water service.Chapter 353, Rent Control — https://ecode360.com/35014655

State survey entry

Increase limit
3%. 2.5% if tenant pays water bill.
Units covered
1+
Exceptions
Exception(s) - First-time rentals (until re-rented), motels, hotels, and owner-occupied housing with 3 units or less. Vacancy Decontrol.

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

Rent board

Rent Leveling Board · (732) 826-1690 ext- 4322 · https://www.perthamboynj.org/government/municipal_boards/rent_leveling_board

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