Jersey City has released a long-awaited rent control audit that identifies more than 1,700 properties containing over 20,000 units across the city, giving tenants for the first time an interactive way to check whether their building falls under local rent restrictions. The rollout comes alongside the appointment of Colleen Smith, a licensed clinical social worker, as the city's new Housing Preservation Director, tasked with leading the audit's next phase and overseeing related programs.
The virtual map, built by the Division of Housing Preservation's Office of Landlord/Tenant Relations, pulls together buildings with five or more units that lack city documentation of a rent-control exemption, according to Hudson County View. Staff assembled the property list by cross-referencing New Jersey tax assessment records, landlord registration statements, and decades of property files, per the outlet's reporting. Officials have cautioned that the map is preliminary rather than final, and that a property appearing on it does not change that property's actual legal status. Mayor James Solomon said renters can now check whether their building is covered simply by using the map, the outlet reported.
Under Chapter 260 of the city's municipal code, buildings with four or fewer units are exempt from rent control, while properties with five or more units built before June 1987 are subject to Jersey City's annual rent increase caps, according to the Jersey City Office of Landlord Tenant Relations. Lease renewal increases cannot exceed the lesser of the published CPI figure or 4%, per the same reporting, and rent control stays with a building even after a change in ownership — meaning a new owner cannot cite a sale as grounds to raise rent beyond what's allowed.
The Audit's Origins
The audit traces back to an executive order Solomon signed directing a comprehensive review of every multi-unit building in Jersey City. Solomon succeeded three-term Mayor Steven Fulop after winning a runoff election, according to the City of Jersey City. That same month, the mayor directed officials to enforce maximum or mandatory penalties for housing code and rent control violations, per Hudson County View's earlier reporting.
Before this digitization effort, the information had been locked away from the public. The digitized records are now meant to close that gap. The Office of Landlord/Tenant Relations has already issued over 300 summonses to property owners failing to comply with Chapter 260 registration requirements this year, per Hudson County View.
How the Portside Towers Fight Set the Stage
In July 2024, tenants at Portside Towers filed a $400 million federal class-action lawsuit against landlord Equity Residential, alleging the company charged steep rent increases and arguing that the buildings should be subject to rent control, as reported by Jersey City Patch. Under New Jersey's Newly Constructed Multiple Dwellings Law, developers can claim a 30-year exemption from local rent control, according to a legal analysis from Scarinci Hollenbeck. According to the New Jersey Department of Community Affairs' Truth in Renting publication, newly constructed multiple dwellings can be exempt from local rent-control ordinances for 30 years after construction is completed.
Keshav Poddar said the map represents thousands of hours of work and gives tenants a tool they have not had before, according to Hudson County View's report. Elizabeth Hurley added that building owners often try to skirt rent control laws, the outlet reported. The Office of Landlord/Tenant Relations will determine a property's rent control status directly, and property owners claiming exemptions must submit proof; those who cannot establish a valid exemption will see their building added to the map, per the same reporting.
Closing the Utility Fee Loophole
City lawmakers have also moved to block a workaround some landlords used to raise costs beyond the rent cap. In May, the Jersey City Council passed Ordinance 26-028, amending Chapter 260 to classify utility charges assessed through Ratio Utility Billing Systems as rent, according to Hudson County View's coverage of the council vote. Separately, rental property owners in Jersey City must submit annual landlord registration statements under local rules, per the Jersey City Office of Landlord Tenant Relations.
Additional buildings were set aside from the current map because they had confirmed exemptions or may qualify for unverified ones, and the city will contact those property owners directly to request adequate documentation. Property owners denied an exemption may appeal that determination to the Rent Leveling and Stabilization Board, and the Office of Landlord/Tenant Relations will issue a written determination approving or denying each claim. The map itself is expected to expand as more landlords comply with the city's annual registration requirement.
New Director Brings a Justice-System Background
Smith will lead the Division of Housing Preservation's rent control audit going forward, stepping into a position with a salary range of $103,000 to $145,000, according to Hudson County View. She previously served as a Senior Advisor at Newark Community Solutions at the Center for Justice Innovation, where she worked for more than a decade. Smith said the map will tangibly help residents, per the outlet's report. Her predecessor in the housing preservation realm, Shyrone Richardson, was moved to a new role in April, Hudson County View reported.
Phase II of the audit, now underway, is expected to be substantially complete by the end of the year and will focus on reviewing exemption claims. Later phases will establish the lawful base rent for every rent-controlled unit in the city and will also include direct written notice to tenants confirming their building is rent-controlled, and the city says it will notify tenants directly if their property is added to the map. The Division of Housing Preservation continues to oversee the Office of Landlord/Tenant Relations, landlord registration, and tenant protection programs more broadly.
What Renters Can Do Now
Renters who believe their building may be missing from the map can submit a SeeClickFix report under the category rent control status request, and the Office of Landlord/Tenant Relations will investigate those reports. Tenants can also contact the office at (201) 547-5127 about filing an illegal rent petition. Jersey City renters facing eviction should consider seeking legal representation.
