Bill > S4169

Introduced Session

This bill establishes certain notice and compensation requirements for residential tenants displaced for the purpose of renovation. The bill would require a landlord to compensate a displaced residential tenant for the reasonable rental cost of a moving truck or van, and the value of 12 months' rent, if: (1) the landlord has given a written notice to quit to the tenant or filed an eviction action against the tenant, alleging that the owner or a buyer seeks to personally occupy the unit; and represented to the tenant that possession is sought for renovation or construction purposes; or (2) the residential tenant has been displaced for the purpose of personal occupancy by the owner or a buyer, and the owner or buyer has represented to the tenant that possession was sought for purposes of renovating or engaging in construction work on the unit; or such renovation or construction work has been performed within six months following the tenant's displacement. If the tenant has not vacated the unit as described in paragraph (1) above, payment by the owner would be due five days prior to the tenant vacating the unit. If the tenant has vacated the unit as described in paragraph (2) above, payment would be due within five days of the tenant's displacement. If payment is not made within these proscribed time periods, interest would accrue and be due to the tenant at an annual interest rate of 18 percent. If the landlord does not provide compensation for displacement in full within 30 days of removal, the unpaid balance and interest would be a lien on the property for the benefit of the tenant. The bill requires the lien to be recorded, as specified in the bill. The lien would have the priority of a mortgage lien. This bill also requires that if a landlord requests, or otherwise attempts to persuade a residential tenant to vacate the tenant's dwelling unit, so that the landlord may renovate the unit or by representing that the landlord intends renovate or engage in construction work on the unit, the landlord would be required to provide the tenant with a written notice. The landlord would be required to give the notice to the tenant at least one month prior to the requested departure date, provided that where there is a written lease in effect, the departure date shall not be instituted until the written lease expires. The written notice is required to state the circumstances that permit a landlord to evict a residential tenant for purposes of renovation, and stating that the landlord is not permitted to evict the tenant unless those circumstances are present. The bill requires the Commissioner of Community Affairs to, on or before the first day of the fourth month next following enactment, prepare and make available, on the Internet website of the Department of Community Affairs, a model statement for the purposes of this requirement. The Anti-Eviction Act, P.L.1974, c.49 (C.2A:18-61.1 et seq.) does not permit a landlord to evict a residential tenant so that the landlord may renovate the housing unit, except in particular circumstances. However, it has become common for landlords to notify a tenant that the tenant needs to move out of their home because the landlord intends to renovate. Frequently, if the landlord initiates an eviction action for stated renovation purposes, the cause of action for the eviction provided by the landlord is that the landlord intends to personally occupy the unit, or has contracted to sell to a buyer who seeks to personally occupy the unit. This bill intends to protect faultless residential tenants from being persuaded to vacate a residential unit without understanding their rights, and compensate tenants who are evicted for causes associated with a stated intent to renovate.

Committee Categories

Angela Mcknight (D)*,  Benjie Wimberly (D)*, 

Introduced in the Senate, Referred to Senate Community and Urban Affairs Committee (on 03/03/2025)

Official Document