New Jersey Mobile Home Park Rent Control: 2026 Guide

Update: New Jersey now caps lot rent increases statewide (2025 law)

This page previously said New Jersey had no statewide cap on manufactured home park lot rent. That is no longer correct. P.L. 2025, c.85 (A3361) limits an increase on a covered dwelling site — a manufactured home park parcel leased to the owner of the home — to 3.5% over the rent charged during the prior 12 months. "Rent" for this purpose expressly includes lot fees, licence fees, tax surcharges and special assessments, so the cap cannot be avoided by moving a charge out of base rent.

The statute does not displace municipal ordinances that set an equal or stricter fixed numeric cap, and New Jersey towns have many. It does displace local ordinances that would permit an increase above 3.5% or key the limit to a variable such as CPI. Confirm the operative date and any exemption that applies to your park with counsel before noticing an increase — the sections were written to take effect on a delay after the July 2025 signing.

Is mobile home lot rent controlled in New Jersey?

Sometimes — and it depends entirely on your municipality. As of 2026 New Jersey does have a statewide percentage limit on lot rent, and it sits on top of an unusually strong municipal rent-control regime. But New Jersey is one of the strongest local rent-control states in the country: it lets each town regulate rents under its home-rule police power (N.J.S.A. 40:48-2), and more than 100 New Jersey municipalities have adopted rent-control, rent-leveling, or rent-stabilization ordinances.

Many of those local ordinances specifically cover mobile home parks and manufactured-home communities. So before you set a lot-rent increase, the first question is not 'what does the State allow' but 'what does my town's ordinance allow.' On top of any local cap, every increase is also governed by the Anti-Eviction Act, which requires proper written notice and forbids increases that are 'unconscionable.'

Municipal caps apply on top of the statewide limit

New Jersey does not impose a statewide ceiling on rent or lot-rent increases. The State has never enacted a general rent-control statute; instead it delegates the power to individual municipalities. That means the answer to 'how much can I raise the rent' is found in the local ordinance, not in a state law.

If your park sits in a municipality with no rent-control ordinance, there is no fixed percentage cap at all — but you are still bound by the Anti-Eviction Act's notice rule and its prohibition on 'unconscionable' increases (N.J.S.A. 2A:18-61.1(f)). If your park is in a municipality that does have an ordinance, that ordinance's cap and procedures control, and they vary widely from town to town.

Municipal rent control is widespread — and New Jersey does not preempt it

Unlike states such as Texas and Florida that bar local rent control, New Jersey affirmatively allows it. The New Jersey Supreme Court held in Inganamort v. Borough of Fort Lee, 62 N.J. 521 (1973), that municipalities may enact rent-control ordinances under the general police power granted by N.J.S.A. 40:48-2, even though no statute specifically names rent control. In Hutton Park Gardens v. West Orange Town Council, 68 N.J. 543 (1975), the Court confirmed such ordinances are constitutional as long as they let an efficient landlord earn a 'just and reasonable return.'

For a mobile home park operator, the practical takeaway is: check your specific municipality. Rent-control coverage of mobile home parks, the allowed annual increase (often tied to CPI), pass-throughs for taxes or capital improvements, and hardship-increase procedures all differ by town. NJ Legal Services advises calling your city or township hall to confirm whether an ordinance applies and whether it covers your park. The 'just and reasonable return' standard also means most ordinances include a hardship-application process you can use if the capped increase does not cover your costs.

Notice and the 'unconscionable' limit under the Anti-Eviction Act

A mobile-home owner who rents the lot is a protected 'tenant' under New Jersey's Anti-Eviction Act (N.J.S.A. 2A:18-61.1). To raise lot rent lawfully, you must first serve a valid written notice to quit and notice of increase, and the increase must comply with any municipal rent-control ordinance. For a month-to-month tenancy, that notice must give at least one full rental period — one full calendar month — before the new rent takes effect.

Even with proper notice, the increase cannot be 'unconscionable.' Under N.J.S.A. 2A:18-61.1(f), non-payment after an increase is only a valid ground for eviction if 'the increase in rent is not unconscionable and complies with any and all other laws or municipal ordinances governing rent increases.' Courts describe an unconscionable increase as one that is 'extremely harsh or so unreasonable as to be shocking,' decided case-by-case, with the burden on the park owner to show the increase is fair. Separately, the Mobile Home statutes (N.J.S.A. 46:8C-2 et seq.) require you to disclose all fees in writing before occupancy, offer written leases, and give 30 days' written notice before relocating a home within the park.

Rent-increase rules at a glance in New Jersey

• Statewide cap
  None. New Jersey sets no statewide percentage limit on lot-rent increases.
• Where the cap comes from
  The municipality. Under N.J.S.A. 40:48-2 (home rule), 100+ NJ towns have rent-control ordinances, many covering mobile home parks.
• No state preemption
  New Jersey permits and does not override local rent control (Inganamort v. Fort Lee, 62 N.J. 521 (1973)).
• Constitutional floor
  Any ordinance must let an efficient landlord earn a 'just and reasonable return' (Hutton Park Gardens v. West Orange, 68 N.J. 543 (1975)) — most include a hardship-increase process.
• Notice for an increase
  At least one full rental period (one full calendar month for month-to-month) via a written notice to quit plus notice of increase, per the Anti-Eviction Act.
• Unconscionability limit
  Even absent a local cap, an increase cannot be 'unconscionable' — 'extremely harsh or so unreasonable as to be shocking' (N.J.S.A. 2A:18-61.1(f)).
• Mobile-home-specific duties
  N.J.S.A. 46:8C-2 et seq.: written fee disclosure before occupancy, written leases, and 30 days' notice before relocating a home in the park.

Operator best practices in New Jersey

• Pull your municipal rent-control ordinance first
  Before setting any increase, confirm with the city/township clerk whether a rent-leveling ordinance applies to your park and what annual cap, base, and pass-through rules it imposes.
• Never assume 'no state cap' means 'no cap'
  Treat the local ordinance as the operative ceiling; where none exists, still apply the Anti-Eviction Act notice and unconscionability limits.
• Serve proper written notice every time
  Issue a written notice to quit and notice of increase giving at least one full rental period before the new lot rent begins; keep proof of service.
• Document that increases are reasonable
  Keep cost, tax, and CPI records so you can show an increase is not 'unconscionable' and, if capped, support a hardship application for a 'just and reasonable return.'
• Comply with the Mobile Home statutes
  Follow N.J.S.A. 46:8C-2 et seq.: disclose all fees in writing up front, provide written leases (46:8C-4), and give 30 days' notice before relocating a home within the park.
• Build a relationship with a New Jersey MHP attorney
  Local ordinances, hardship procedures, and unconscionability rulings vary by town and change often — have qualified New Jersey counsel review your increase schedule and notices.