New Jersey landlords who own four or more rental units may soon face a new cost every time they file an eviction action in court.
Assembly Bill A3481, introduced in the 2026 legislative session, would add a $75 charge on top of existing court filing fees for eviction actions. The bill is pending in the Legislature. It is not yet law.
What the Bill Does
Under A3481, an additional $75 would be collected at the time an eviction complaint is filed. The money would go to the Office of Eviction Prevention in the Department of Community Affairs and fund homelessness prevention services, rental assistance, and resource navigation programs.
That $75 is on top of New Jersey’s current $50 base filing fee plus $5 per additional defendant — bringing the total cost to file against a single non-paying tenant to $125 if the bill becomes law.
Who It Affects
The $75 charge applies to landlords who lease or rent more than three units of dwelling space. Landlords with three or fewer units are exempt. For owner-occupied buildings where the landlord lives on-site, the exemption extends to four or fewer units.
If you own a single-family rental, a duplex, or a triplex, this bill as written does not apply to you.
If you own four or more units — whether in a single building or across multiple properties — it does.
What You Cannot Do With the Fee
This is the provision that matters most operationally.
The bill explicitly prohibits passing the $75 charge on to the tenant. It cannot be written into a lease as a tenant obligation. It cannot be characterized as “additional rent.” It cannot be recovered from the tenant regardless of who wins the eviction action.
That restriction applies even if your current lease contains language purporting to shift court costs to the tenant. That language, if it purports to cover this fee, would be void under the bill as written.
What This Means in Practice
A3481 is not yet law. It has been introduced and is pending committee review — the full legislative process remains ahead.
That said, landlords who own four or more units should be aware of it now. If enacted, the fee would take effect on the first day of the fourth month after the governor signs it. That window is narrower than it sounds for landlords thinking about lease renewals, rent pricing, and portfolio planning.
If you want to understand how pending legislation like A3481 might affect your rental portfolio — or want to review your lease language before the picture becomes clearer — a paid consultation is a direct way to get answers specific to your situation.
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This article is for general informational purposes and does not constitute legal advice. A3481 is pending legislation and has not been enacted into law. Consult an attorney regarding your specific situation.
