njrentcontrol

West Orange rent control: maximum rent increase (2026)

Essex County — Chapter 15, Rent Control. Full ordinance text ↗

Summary

Cap formula
Standard annual increase capped at 3% of rent; reduced to 2% per annum where the tenant pays for the cost of heat.
Frequency
once per 12 months
Notice required
Landlord must inform tenants by certified mail or personal service of the proposed rental increase and proposed percentage increase, the prior year's rent, and the allowable rental increase and percentage. Every lease must include the name and address of the Rent Leveling Board, the maximum allowable rent, and the tenant's right to object to a proposed increase. A specific advance-notice day count was not found in the retrieved excerpt.
Who's covered
Dwellings with 4 or more units
Exemptions
  • motels, hotels
  • dwellings with 3 units or less
  • owner-occupied 4-unit dwellings
  • newly constructed first-time rentals (until re-rented)
  • new construction (30 yrs from certificate of occupancy, N.J.S.A. 2A:42-84.2)
Vacancy decontrol
Upon voluntary vacation, the landlord may fix the rent for the vacated apartment at whatever sum is deemed appropriate, after obtaining a tenant certification that the landlord has not, in any way, harassed or pressured the tenant into vacating.
Registration
Landlords were required to file a list of rents charged as of April 1, 1993 with the Rent Leveling Board within 30 days after the effective date of the chapter as amended; upon a property sale, a filing is required within 60 days of closing and/or issuance of a Certificate of Habitability.
Surcharges
Capital-improvement surcharges may not exceed 10% of the tenant's average rent for the preceding 12 months.
Penalties
A willful violation of any provision of this chapter, including willfully filing a material misstatement of fact with the Rent Leveling Board, or coercion against a tenant's rights, is subject to punishment.
Status
active
Confidence
high
Last verified
2026-09-23

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Ordinance text

a percentage increase in rent up to 3% per annum...where the tenant pays for the cost of his or her heat, the percentage increase in rent shall be no more than 2% per annum.Chapter 15, Rent Control — https://ecode360.com/35629993

State survey entry

Increase limit
2% if tenant pays heat 3% if landlord pays heat
Units covered
4+
Exceptions
Exception(s) - Motels, hotels, dwellings with 3 units or less, owner-occupied 4-unit dwellings, and newly constructed first-time rentals (until re-rented). Vacancy Decontrol.

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

Open questions

Rent board

Rent Leveling Board · (973) 325-4107 · https://www.westorange.org/1671/Rent-Leveling-Board

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