As a landlord in New Jersey, you’re likely familiar with standard lease agreements, notice periods, and tenant obligations. But what happens when a tenant wants to break a lease early not due to non-payment or a job relocation, but because they’re experiencing domestic violence?

Under the New Jersey Safe Housing Act, tenants facing a threat of serious physical harm related to domestic violence may legally terminate a residential lease early. As a landlord, it’s important to understand what this law requires of you, as well as what protections are in place for property owners.

The Basics: What Is the Safe Housing Act?

The New Jersey Safe Housing Act allows a tenant to terminate a residential lease early if they or their child face an imminent threat of serious physical harm from another individual. This law applies only when:

• The tenant is using the leased property as their primary residence.
• The tenant follows specific legal procedures to provide notice and documentation.

The law is designed to protect victims of domestic violence by enabling them to leave unsafe housing situations without being penalized for breaking a lease.

What Must a Tenant Provide?

In order for a tenant to lawfully terminate their lease under this Act, they must deliver to the landlord both of the following:

1. Written notice stating that the tenant or the tenant’s child is facing an imminent threat of serious physical harm from another person if they remain in the home.
2. One form of legally acceptable documentation supporting the claim. Acceptable documentation includes:
   • A certified copy of a permanent restraining order issued by a New Jersey court under the Prevention of Domestic Violence Act of 1991.
   • A certified copy of a permanent restraining order from another state or jurisdiction.
   • A law enforcement record documenting domestic violence or certifying that the tenant or child is a victim.
   • Medical documentation from a licensed health care provider.
   • A certification from a certified Domestic Violence Specialist or the director of a state-designated domestic violence agency.
   • A statement from a licensed social worker affirming that the tenant or their child is a victim of domestic violence.

Note: The law specifically requires a permanent restraining order if a court order is being used. A temporary order or general allegation is not sufficient.

Lease Termination Timeline

If the tenant provides proper written notice and the required documentation, the lease will terminate 30 days after the landlord receives the notice.

During this 30-day period, the tenant remains responsible for rent and for fulfilling other obligations under the lease, such as maintenance or utility payments. After the 30 days pass, the lease is considered legally terminated.

What Landlords Should Know and Do

As a landlord, it’s essential to:

• Confirm receipt of both the notice and valid documentation. Without both, the tenant has no right to terminate the lease under this law.
• Keep written records of the communication, including the date you received the notice and documentation.
• Refrain from retaliating or attempting to penalize the tenant for invoking their rights under this law. Doing so may open you to legal liability.
• Communicate clearly and professionally with the tenant to ensure a smooth transition and turnover of the property.
• Prepare for re-rental of the unit after the 30-day notice period ends.

Can You Challenge the Lease Termination?

Generally, if the tenant follows the procedure correctly, the law does not give landlords much room to contest the lease termination. However, if you believe the tenant has not provided proper documentation or that the premises are not their primary residence, you may want to consult with an attorney to explore your options.

Be cautious, though, as attempting to block a legally compliant lease termination may lead to liability under landlord-tenant laws or even allegations of discrimination or retaliation.

Why This Matters for Landlords

Understanding the Safe Housing Act is about more than compliance. It’s about being a responsible property owner. These situations can be sensitive and emotionally charged. Knowing the law helps you protect your rights as a landlord while respecting the tenant’s right to safety.

Moreover, being informed helps you:

• Reduce the risk of legal disputes
• Maintain a professional reputation
• Handle emergency lease terminations in a Compliant and ethical way

Our Advice to Landlords

If you receive a lease termination request under the Safe Housing Act:

1. Review the notice and documentation carefully.
2. Consult your attorney if anything is unclear or seems incomplete.
3. Do not attempt to delay or deny termination if the tenant has met the legal requirements.
4. Prepare the unit for turnover after the 30-day period expires.