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Hillside is a township in Union County, New Jersey, with a population of roughly 22,000 residents. A significant share of Hillside households are renters, many of whom commute to Newark, Elizabeth, or New York City. Renters in Hillside most commonly search for information about security deposit recovery, how evictions work, and what landlords must do to keep units habitable.
Unlike some New Jersey cities, Hillside has not enacted its own local rent control or tenant-protection ordinances. However, renters here benefit from some of the strongest statewide landlord-tenant protections in the country, including mandatory just-cause eviction requirements, strict security deposit rules, and robust habitability standards codified in the Truth in Renting Act (N.J.S.A. 46:8-43 et seq.) and the Hotel and Multiple Dwelling Law (N.J.S.A. 55:13A-1 et seq.).
This article is informational only and does not constitute legal advice. Laws can change, and your specific circumstances may vary. If you have a dispute with your landlord, consult a licensed New Jersey attorney or contact a local legal aid organization for guidance.
No Rent Control in Hillside: Hillside Township has not adopted a local rent control or rent stabilization ordinance. New Jersey law does not preempt municipalities from enacting rent control — in fact, dozens of NJ cities such as Newark and Jersey City do have rent control — but Hillside has simply chosen not to adopt one. As a result, landlords in Hillside are free to raise rents by any amount at the expiration of a lease term, provided they give legally required notice.
For month-to-month tenants, the landlord must provide at least one month's written notice before a rent increase takes effect (N.J.S.A. 2A:18-56). For fixed-term leases, a landlord may not raise rent until the lease expires. There is no state-level cap on how much rent can be increased in non-rent-controlled jurisdictions. Tenants who receive a rent increase that makes their unit unaffordable should consult legal aid, as New Jersey's Anti-Eviction Act may still protect them from eviction if they cannot afford the new rent under limited circumstances.
New Jersey provides several strong statutory protections for all residential tenants, including those in Hillside:
Warranty of Habitability: Under N.J.S.A. 2A:42-85 et seq. (the Rent Security Deposit Act) and the Hotel and Multiple Dwelling Law (N.J.S.A. 55:13A-1 et seq.), landlords must maintain rental units in a safe, sanitary, and habitable condition. This includes working heat, plumbing, electricity, and structural integrity. If a landlord fails to make necessary repairs, tenants may pursue rent withholding or rent abatement through Housing Court.
Security Deposit Protections: Governed by N.J.S.A. 46:8-19 through 46:8-26, New Jersey caps security deposits at 1.5 months' rent for new tenancies. Landlords must deposit the funds in an interest-bearing account and provide written notice of the bank and account number within 30 days. The deposit must be returned — with interest — within 30 days of lease termination or within 15 days of receiving the tenant's forwarding address, whichever is later.
Anti-Retaliation: N.J.S.A. 2A:42-10.10 prohibits landlords from retaliating against tenants who complain to government agencies, join a tenant organization, or exercise any legal right. Retaliation is presumed if adverse action (such as a rent increase or eviction notice) occurs within 90 days of a tenant's protected activity. Tenants who prove retaliation may recover actual damages, punitive damages, and attorney's fees.
Lockout and Utility Shutoff Prohibition: N.J.S.A. 2A:39-1 et seq. prohibits self-help evictions. A landlord may not lock out a tenant, remove doors or windows, or shut off utilities to force a tenant to leave. Only a court order and a law enforcement officer can lawfully remove a tenant. Violations may result in the landlord facing criminal and civil liability.
Truth in Renting Act: N.J.S.A. 46:8-43 et seq. requires landlords of buildings with more than two units to provide tenants with a written statement summarizing their rights under New Jersey law. The New Jersey Department of Community Affairs (DCA) publishes this document, and failure to provide it is itself a violation.
Security deposit rules for Hillside tenants are governed by the New Jersey Security Deposit Law, N.J.S.A. 46:8-19 through 46:8-26.
Maximum Amount: A landlord may collect no more than 1.5 months' rent as a security deposit for a new tenancy. For an existing tenancy, the landlord may collect an annual increase not to exceed 10% of the current deposit (N.J.S.A. 46:8-21.2).
Banking Requirements: The deposit must be placed in an interest-bearing account in a New Jersey bank or savings institution. Within 30 days of receiving the deposit, the landlord must notify the tenant in writing of the name and address of the bank, the account number, and the interest rate (N.J.S.A. 46:8-19).
Return Deadline: The landlord must return the deposit — along with accrued interest — within 30 days of the end of the tenancy or within 15 days of receiving the tenant's forwarding address and itemization request, whichever is later (N.J.S.A. 46:8-21.1). If the landlord deducts any portion, they must provide a written itemized statement of deductions.
Penalty for Wrongful Withholding: If a landlord wrongfully withholds all or part of the deposit, the tenant is entitled to double the amount wrongfully withheld, plus court costs and attorney's fees (N.J.S.A. 46:8-21.1). Tenants may file a claim in New Jersey Small Claims Court (up to $5,000) or Special Civil Part for larger amounts.
Evictions in Hillside are governed by New Jersey's Anti-Eviction Act, N.J.S.A. 2A:18-61.1 et seq., which is one of the most protective just-cause eviction statutes in the United States. A landlord cannot evict a residential tenant without proving a legally recognized cause.
Just Cause Requirement: Permissible grounds for eviction under N.J.S.A. 2A:18-61.1 include: nonpayment of rent, habitual late payment, disorderly conduct, destruction of property, violation of a lease provision after written notice, illegal activity on the premises, owner or immediate family occupancy (with limitations), and substantial rehabilitation or conversion (with advance notice and relocation assistance in some cases).
Required Notice Before Filing: The type and length of notice depends on the eviction ground. For nonpayment of rent, the landlord must serve a written notice demanding rent and giving the tenant at least 30 days to pay (or three days if rent is more than five days late and the lease allows it). For lease violations, the landlord must serve a written cure-or-quit notice giving the tenant at least one month to correct the violation. For month-to-month tenancy termination without cause, at least one month's written notice is required (N.J.S.A. 2A:18-56), though a just-cause ground must still exist.
Court Filing and Hearing: If the tenant does not comply with the notice, the landlord files a complaint in the Landlord-Tenant section of the New Jersey Superior Court, Special Civil Part, in Union County. The court schedules a hearing, typically within a few weeks. Both parties may present evidence and witnesses. If the landlord prevails, the judge issues a Judgment for Possession.
Warrant for Removal: After a Judgment for Possession, the landlord must obtain a Warrant for Removal, which is served on the tenant by a court officer. The tenant has at least three business days after service before the officer may execute the warrant (N.J. Court Rule 6:7-1). The court officer — not the landlord — physically executes the eviction.
Self-Help Eviction Is Illegal: A landlord who changes locks, removes belongings, shuts off utilities, or otherwise attempts to force a tenant out without a court order violates N.J.S.A. 2A:39-1 et seq. Tenants subjected to self-help eviction may seek emergency injunctive relief and damages in court.
The information provided on this page is for general informational purposes only and does not constitute legal advice. Tenant rights laws in New Jersey and Hillside, Union County, may change, and the application of these laws depends on your specific facts and circumstances. For advice about your individual situation, consult a licensed New Jersey attorney or contact a qualified legal aid organization. RentCheckMe makes no warranties regarding the accuracy or completeness of this information and is not responsible for any actions taken in reliance on it.
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