N.J. Stat. Ann. § 46:8-1 et seq. § 46:8-27
Landlord, project defined
Operative Text
1. The term "landlord," as used in this act, shall mean the person or persons who own or purport to own, or exercise control of any building or project in which there is rented or offered for rent housing space for living or dwelling purposes under either a written or oral lease, provided that this definition shall not include owner-occupied two unit premises. This definition shall include but not be limited to any multiple dwelling subject to the "Hotel and Multiple Dwelling Law," P.L.1967, c.76 (C.55:13A-1 et seq.). Whenever: the owner of an apartment in a horizontal property regime as defined in P.L.1963, c.168 (C.46:8A-1 et seq.), a unit owner of a unit in a condominium as defined in P.L.1969, c.257 (C.46:8B-1 et seq.), an owner of a unit in a fee simple community as defined in section 1 of P.L.1989, c.299 (C.40:67-23.2) or an owner in a cooperative entity as defined in section 3 of P.L.1987, c.381 (C.46:8D-3) leases an apartment or unit to a tenant, that owner shall be deemed the landlord for the purposes of filing the certificate of registration as required by section 2 of P.L.1974, c.50 (C.46:8-28). Nothing in P.L.1974, c.50 shall be construed as requiring a council of co-owners of a horizontal property regime, a condominium association, an association managing the common or shared elements or interests in a fee simple community or a cooperative association to comply with the certificate of registration requirement unless the council or association is the owner or lessor of the apartment or unit. Nothing in P.L.1974, c.50 shall be construed to require a cooperative corporation to comply with the certificate of registration requirement unless the corporation leases a unit to a person other than a proprietary shareholder of the cooperative. The foregoing provisions notwithstanding, the council, association or cooperative corporation having jurisdiction over a "multiple dwelling," as defined in section 3 of P.L.1967, c.76 (C.55:13A-3), shall comply with the registration requirements of section 12 of P.L.1967, c.76 (C.55:13A-12) with respect to the multiple dwelling as a whole. The term "project" as used in this act shall mean a group of buildings which are or are represented to be under common or substantially common ownership and which stand on a single parcel of land or parcels of land which are contiguous and which group of buildings is named, designated or advertised as a common entity. The contiguity of such parcels shall not be adversely affected by public rights-of-way incidental to such buildings. L.1974,c.50,s.1; amended 1981, c.299, s.1; 1981, c.442, s.1; 2003, c.56, s.1.
Section 46:8-27 of N.J.S.A. 46:8-1 et seq. establishes who qualifies as a 'landlord' and what constitutes a 'project' under New Jersey's landlord registration law. A 'landlord' is broadly defined as any person or entity that owns, claims to own, or controls a building where housing space is rented or offered for rent—whether under a written or oral lease—with an exception carved out for owner-occupied two-unit premises. A 'project' refers to a group of buildings under common or substantially common ownership that sit on contiguous land and are marketed or identified as a single entity.
Plain English — not legal advice.
Under N.J.S.A. 46:8-1 et seq. § 46:8-27, property owners who lease units in condominiums, horizontal property regimes, fee simple communities, or cooperative entities are individually treated as landlords for certificate-of-registration purposes, even if a broader association governs the property. Compliant operators in these arrangements typically file their own registration certificates as required by N.J.S.A. 46:8-28, rather than relying on the condominium association or cooperative corporation to do so on their behalf. Owners of multiple dwellings should also be aware that the governing council or association may have separate registration obligations under the Hotel and Multiple Dwelling Law with respect to the building as a whole.
General guidance for property managers — not legal advice for your specific situation. Consult an attorney for advice on your case.
Section 46:8-27 of N.J.S.A. 46:8-1 et seq. broadly defines who counts as a landlord, which matters because it determines who bears legal responsibility for registration and compliance under New Jersey's landlord-tenant laws. Tenants renting from individual unit owners in condominiums, cooperatives, or similar arrangements should know that their unit owner—not just the building association—is considered their landlord under this provision. Tenants who have questions about whether their landlord is properly registered may contact a local tenant-rights organization or the municipality's housing office for guidance on available remedies.
General guidance for tenants — not legal advice for your specific situation. Consult a tenant-rights organization or attorney for advice on your case.
Generated October 6, 2026 — auto-generated, not yet human-reviewed. See /transparency for methodology.
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