TOWNSHIPOFWEEHAWKENCODE

CHAPTERXII

RENTCONTROL12-1 PREAMBLE.

The Township has adopted previously, Rent Control Ordinances and amended same basedupontheemergencywhichexistedintheTownshipwithrespecttotherentalofhousingspaceinmultipledwellings.TheTownshipCouncildoesherebydeclarethatanemergencynowexistsintheTownshipwithrespecttotherentalofhousingspaceandparkingspaceinmultipledwellingsnotsubjecttorentcontrolbyreasonofthedemandsforincreasesinrentwhicharedeterminedbytheTownshipCounciltobeexorbitant,speculativeandunwarrantedandcausingsevere economic hardships upon tenants and are adversely affecting the health, safety andgeneralwelfare of the citizens of the Townshipwarranting legislative action by the TownshipCouncil.Thisemergencyhasbeencreatedbyadeteriorationofasubstantialportionoftheexisting housing stock, insufficient new housing construction, insufficient new area forconstruction of added parking, increased cost of construction and finance, and growinginflation. This has caused a substantial and increasing shortage of rental housingaccommodations and parking facilities for families of low andmoderate income andabnormally high rents. The fear of being evictedwithout just cause andbeing forced to seekhousing and parking in such a market discourages Weehawken tenants from complainingabout exorbitant increases in rent for housing andparking and about the continueddeteriorationofhousing,andthis fearthuscontributestotheseharmfulconditions;thiswarrantslegislativeactionbytheTownshipCouncil.

(Ord.#6-1984;Ord.#7-1985)

12-2 DEFINITIONS.

AsusedinthisChapter:

AvailableforRenttoTenantsshallmeanfit forhabitationasdefinedbystatutes,codesandordinances in full force and effect in the State of New Jersey. County of Hudson andTownshipofWeehawkenandoccupiedorunoccupiedandofferedforrent.

BaseRent shallmeanthe lawful rent in forceandeffect forhousingspaceon January1,1974plusanyincreasesallowedbytheChapterorpriorordinancesoftheTownship.

Dwelling shallmeanand includeanybuildingor structureor traileror landusedasa trailerpark,occupied,rentedorofferedforrentor leaseoravailableforrenttotenants.Exemptfrom this Chapter aremotels, hotels and similar type buildings and buildings intended fortransient use, floor space used strictly for commercial purposes in any type building,owner-occupiedtwoandthreefamilydwellings.Anewlyconstructeddwellingrentedforthefirsttimeisexempttotheextentthattheinitialrentmaybedeterminedbythelandlord,andcertifiedbytheBoardSecretaryinaformapprovedbytheBoard,butallsubsequentrentsaresubjecttotherentlimitationsofthisChapter.

FairReturnmeansthepercentageofreturnonequity inarealproperty investment.Equityshallbedeterminedby theactualpurchaseprice,plusanycapital improvements since thepurchaseunlessthecostofthecapital improvementhasbeenpreviouslyrecoveredbywayofcapitalimprovement surchargespursuant to thisChapter,minusanyandallexisting lienson theproperty. Further, the amount of return shall be measured by the net income beforedepreciation.Afairreturnontheequityinvestmentinrealpropertyshallbeconsideredtobeupto six (6%), percent above themaximum passbook demand deposit savings account interestrateavailableintheTownship.Thesix(6%)percentreflectsthehigherrisk,three(3%)percent,and the lesser liquidation three (3%) percent, of a real estate investment in comparison tootherinvestments.

HousingSpaceorDwellingUnitshallmeanorincludethatportionofadwelling(includingfurnishedhousing spaces or dwelling units) occupied, rented, offered for rent, or available for rent totenantsforlivingpurposestooneormoreindividual'sofafamilyunit,togetherwithallprivileges,services,furnishings,furniture,equipment,facilities,andimprovementsconnectedwiththeuseoroccupancyofsuchportionoftheproperty.Major Capital Improvement shall mean any improvement to the property that substantiallyenhancesitsvalueorsubstantiallyprolongsitslifeand:a. is deemed depreciable (such as under the Internal Revenue Code) other than anordinaryrepair;and

b.enhancestheoperation,preservation,habitabilityandmaintenanceofthebuilding;and

c.directlyorindirectlybenefitstenantsofthebuilding;andd. that the need for the requested improvement did not result from the failure of thelandlordtoprovideproperregularmaintenanceandreinvestmentinthebuilding.ThequalificationofanyimprovementasamajorCapitalImprovement,aswellastheusefullife thereof, shallbe in thediscretionof theof theBoard,andmaybestandardizedandpublishedbytheBoardfromtimetotime.ParkingSpaceshallmeanandincludetheareaprovidedforonsiteparking.

Services means the provision of light, heat, hot water, maintenance, painting, elevatorservice, air conditioning, laundry service, storm windows, screens, superintendentservices,andanyotherbenefit,privilegeorfacilityconnectedwiththeuseoroccupancyofanydwellingorhousingspace.

SubstantialCompliance shallmeanthatthehousingspaceanddwellingarefreefromallheat,hot water, elevator, and all health, safety, and fire hazards as well as ninety (90%) percentqualitatively free of all other violations of the ordinances of the Township and the propertyMaintenanceCodeoftheStateofNewJerseywhereapplicable

(Ord.#6-1984,§1;Ord.#7-1985,§§2-4;Ord.#20-2002,§1)

12-3 REGULATIONS.

12-3.1 ControlofRentalHousingSpaceandServices.

a.Allrentsforrentalofhousingspaceandservicesareherebycontrolledatthebaserent levelreceivedorestablishedasofJanuary1,1974andnorentincreasesshall hereafterbedemandedexceptforincreasesasauthorizedbythisChapter.

b.Establishmentofrentsbetweenalandlordandatenanttowhomthisactisapplicable shallhereafterbedeterminedbytheprovisionsofthisChapter.Itshallbeunlawfulfor anylandlordtodemand,receiveorcollectanyrentalincreasemorethanonceinany twelve(12)monthperiod,irrespectiveofthenumberofdifferenttenantsoccupyingthe housingorparkingspaceduringthetwelve(12)monthperiod.Anyrentalincreasein excessofthatauthorizedbytheprovisionsofthisChaptershallbevoidandofno effectandonlyanincrease,decrease,oradjustmentdeterminedpursuanttothis Chaptershallhaveanyeffect.c.Attheexpirationofaleaseorattheterminationoftheleaseofaperiodictenant,no landlordmayrequestorreceivepercentageincreasesinrentwithrespecttoany housingorparkingspacewhichisgreaterthanfour(4%)percentforanytwelve(12) monthperiod,consistentwiththeprerequisites,conditionsandlimitationshereinafter provided.

d.Allrentsforrentalofparkingspacesareherebycontrolledatthebaserentlevel receivedorestablishedasofJanuary1,1985andnoincreaseshallhereafterbe demandedexceptforincreasesasauthorizedbythisChapter.

(Ord.#6-1984,§2;Ord.#7-1985,§§6-8;Ord.#20-2002,§2)

12-3.2 Restriction;CertainRentIncreasesShallBeVoid.

Arentalincreaseatatimeotherthanattheexpirationofaleaseorterminationofaperiodic lease shall be void.Any rental increase in excess of that authorizedby theprovisionsofthisChaptershallbevoid.

(Ord.#6-1984,§3)

12-3.3 LandlordRequiredtoNotifyTenantofRentalIncreases.

Any landlord seekingan increase in rent shallnotify the tenantof said increase, in theform,mannerandwithinthetimeperiodsrequiredbythelawsofthisStateprovidedforthatpurpose.Anysuchnoticemust include, inadditiontotherequirementsof law, thecalculations in computing the increase, including the current rent, the allowablepercentageincreaseandtheallowablerentalincreasetogetherwiththedateofthelastincrease in rent.Notwithstanding the above a landlord seeking an increase in rent shallnotifythetenantat leastone(1)month inadvancebyregularandcertifiedmailorpersonalservice.

(Ord.#6-1984,§4;Ord.#20-2002,§3)

12-3.4 TaxSurcharge.

ALandlordmayseeka taxsurcharge froma tenantbecauseofan increase inmunicipal realestatetaxes.Theamountofanysuchtaxsurchargeshallnotexceedthatauthorizedunderthissection.Subjecttothelimitationssetforthhereinafter,thetotaltaxsurchargetobeimposeduponthetenantsofanydwellingshallbe:

a.foranyunitheldinthecondominiumformofownershipundertheNewJersey CondominiumAct(N.J.S.A46:8B-1et.seq.)thedifferencebetweenthetaxes assessedtotheunitintheyearforwhichthesurchargeissoughtandthetaxes assessedtotheunitinthelaterof(a)theyear1983or(b)thefirstfullyearthat taxeswereassessedtotheunitasacondominium;or

b.forpropertythatisnotheldinthecondominiumformofownershipundertheNew JerseyCondominiumAct(N.J.S.A46:8B-1et.seq.)thedifferencebetweenthe taxesforthepropertyintheyearforwhichthesurchargeissoughtandthetaxes forthepropertyintheyear1983.Thattotaltaxsurchargeshallbedividedbythe totalnumberofsquarefeetofallrentalspaceinthebuilding,includinganynon- residentialspace,spacethatisvacantandspacethatisowner-occupied,toobtain thetaxsurchargepersquarefoot.Thetaxsurchargepersquarefootmultipliedby thenumberofsquarefeetofhousingspaceoccupiedbythattenantshallbethe taxsurchargefortheapartment.

Noresidentialtenantshallbeliableunderthissectionforanyamountexceedingthelesserofthefollowing:

a. The tax surcharge amount attributable to the apartment or unit as set forth in theprecedingparagraph;or

b.thesumofthetaxsurchargelawfullyimposeduponsuchapartmentorunitin theyearimmediatelyprecedingtheyearforwhichthecurrenttaxsurchargeis sought,plustwopercent(2%)ofthelawfulbaserentineffectatthetimethe noticeforsuchtaxsurchargeisserveduponthetenantofthatunitor apartment.

Nonoticefortheimpositionofanytaxsurchargeallowedunderanypriorordinanceshallbevalidunless lawfully imposedupona tenantpriortoSeptember24;,1984.This section isintendedtoestablishanewbaseyearforrealestatetaxsurchargesof1983,orthefirstfullyear that taxes were assessed to the individual units in a building is converted tocondominiums subsequent to 1983, and to provide that any tax increases prior thereto,whetherornotpreviouslypaidinwholeorinpartbyanytenants,willbeconsideredbytheBoardasanoperatingexpenseofthelandlordinconnectionwithanyhardshipapplicationthe landlordmayfile.However, thisChapter isnottoaffectanyrightsofany landlordtoataxsurchargewhichisvestedasofSeptember24,1984.

In the event that the property does not contain any non-residential space and theroomsinallunitsareofsimilarsize,alandlordmaysubstitutethenumberofroomsinplaceofsquare footcalculations.Theappropriatenessofsuchsubstitutionswill restwithin thediscretionoftheBoard.

Inordertoqualifyforthetaxsurchargementionedinthissection,thelandlordshallhavepaid any and all taxes which are due on the property at the time the surcharge isimposed.

(Ord.#6-1984,§9;Ord.#14-1984;Ord.#17-2001;Ord.#20-2002,§4;Ord.#18-2008)

12-3.5 LandlordRequiredtoNotifyTenantofTaxSurcharge.

AnylandlordseekingataxsurchargeshallnotifythetenantinaccordancewiththelawsoftheState of New Jersey applicable to the imposition of rent increases and the notice shallincorporatetheformofcalculatingthesurchargeasprescribedbytheBoard.

(Ord.#6-1984,§6;Ord.#14-1984)

12-3.6 PaymentofTaxSurcharge.

The tax surcharge each tenant is liable for shall be paid in twelve (12)monthly payments orwhatever reasonableagreementcanbemadebetween the landlordand tenant.Anysuchagreementmadebetweenthe landlordandtenantshallbe inwriting. Inorder tochargeand receive the tax surcharge, the landlordmust serve thenotice requiredhereunderwithinforty-five(45)daysfromthedateofthemailingofthefinalthird/fourthquartertaxbillbytheTaxCollectoroftheTownship.Innoeventshallthesurchargecommencepriortotheexpiration of one (1) month following service of the notice. A tax surcharge may only beimposedonceinanytwelve(12)monthperiod.Thetaxsurchargecommencementdateshallbethesameforallresidentialtenantsineachseparatelyassessedproperty.Failureonthepartofthelandlordtoservethetenantwithnoticeofataxsurchargeasprovidedaboveshallconstitutearelinquishmentofsuchrightbythelandlordfortheyearinquestionandnotaxsurchargemaythereafterbesoughtbythelandlordfortheyear.

(Ord.#6-1984,§7,Ord.#20-2002,§5)

12-3.7 TaxSurchargeNotConsideredBaseRent,ReductionsandRefunds.

a.Thetaxsurchargeshallnotbeconsideredbaserentforpurposesofcomputingrentalincreases.

b. Where any landlord has levied a tax surcharge and where that landlordsuccessfully appeals the assessment, any tenant who has paid the tax surcharge shallreceiveonehundred(100%)percentofthereductionappliedtothesurcharge,afterthelandlord has deducted all expenses incurred in the tax appeal process, within forty-five (45) days of the landlord's receipt of the notification that the taxes have beenreduced.Where a landlord has his taxes reduced for any other reason, there shall be arebatetotenantsonaproratedbasisofonehundred(100%)percentlessexpenses.

(Ord.#61984,§8;Ord.#20-2002,§6)

12-3.8 SubstantialComplianceRequired.

a.Anylandlordseekinganincreaseinrentpursuanttosubsection3.1ofthisChaptermustdemonstrate that the dwelling is in Substantial Compliance with the Building Codes, HousingCodes,FirePreventionCodesandPropertyMaintenanceCodesoftheTownshipandtheStateofNew Jersey. The landlordmaynot chargeor collect such rental increaseunless thedwellingsareinsuchSubstantialCompliance.Forallbuildingssubjecttothischaptercontainingfour(4)orfewerdwellingunits,ageneralcertificationshallbeexecutedbythelandlordatthetimeof,andfiled with, the annual registration statement, certifying that the building and all units are inSubstantial Compliance. For all buildings subject to this chapter containing five (5) ormoredwellingunits,adetailedcertification,inaformprovidedbytheBoard,shallbeexecutedbythelandlord at the time of, and filedwith, the annual registration statement, certifying that thebuilding and all units are in Substantial Compliance, No annual increases shall be levied orcollecteduntilaftertheexpirationofthirty(30)daysfromthefilingofthesaidcertificationbythelandlord.ShouldtheBoard,theBoard'sstaff,oranyothermunicipalagencyhavingauthorityover compliance of any applicable code contest the validity or accuracy of the landlord'sclaimed compliance,or reportany codecomplianceviolations to theBoard, theBoard shall (a)notify the Landlord and Tenants that collection of the annual increase is stayed andpostponedpendingadeterminationoftheBoardand(b)schedulethematterforhearinganddetermination by the Board, which hearing shall not be unreasonably delayed. If theBoard should determine at the hearing regarding the accuracy of such certificate that thedwelling isnot inSubstantialCompliancewithalloftheaforesaidcodes,thentheBoardmayordertherentalincreaseberescindedandmayorderthatamountspreviouslypaidtowardstheincreaseberefundedorwithheldfromfuturerent,andmayassesspenaltiesagainstthelandlordasaregenerallyprovidedforunderorpursuanttothisOrdinance.TheBoardmayadoptbyrulesuchrequirementsandprocedurestobeemployedtoimplementandenforcetheprovisionsofthissection,includingtheauthoritytocompellandlordstoobtaininspectionsand/orcertificatesofcompliancefromvariousagencies,atlandlord’ssolecostandexpense.b.AnylandlordwhoseeksahardshiporcapitalimprovementincreasefromtheBoardundersubsection12-3.9mustfilewithhiscomplaintacertificationfromtheofficeofConstructionOfficialtotheeffectthatthebuildingandgroundsareinsubstantialcompliancewiththeaforesaid codes,which certification shall bebasedon an applicationmadeby the landlord totheConstructionOfficialnotmorethanone(1)monthbeforehisfilingofhiscomplaintwiththeBoard.Nosuchincreasemaybegranteduntilthecertificationhasbeenfiledand ifatenant contests the accuracy of such certification then until the Board has determined thatthereissubstantialcompliance.Ifthelandlordfailedtofileacertificatewithhisapplicationforincrease, but he later does so. then theBoardmay process the application but any increasegrantedbytheBoardshallberetroactivetothedateofcertificate.

c.Wheneverthereisanissueastowhetherornotalandlordisinsubstantialcompliance,thatissueshallbedeterminedbytheRentLevelingBoardafterahearingbasedontheevidenceproducedatthehearing.Atthathearing,anycertificationorinspectionbytheofficeoftheConstructionOfficialregardingsubstantialcomplianceshallbeevidentialbutshallnotbedeterminative.

d.WheneverapartywhoisseekingacertificateregardingsubstantialcompliancefromtheofficeoftheConstructionOfficialnotifiestheRentLevelingBoardthatthepartyseekstheassistanceoftheBoardinexpeditingthatDepartment’sinspection,thentheRentLevelingBoardshallutilizeitsbesteffortstohavetheofficeoftheConstructionOfficialexpeditetheinspection.Nothingcontainedinthissectionshallor-eventtheRentControlBoardfromconsideringtestimonybythelandlordandtenantsastotheconditionoftheproperty.

(Ord.#6-1984,§9;Ord.#20-2002,§7)

12-3.9HardshipIncreasesandCapitalImprovementIncreases.

a.Intheeventthatthelandlordcannotmeethisoperatingexpenses,orcannotmakea fairreturnonhisinvestment,hemayappealtotheRentLevelingBoardforahardship increase.AtthesametimeofhisapplicationtotheRentLevelingBoardthelandlord shallserveoneachtenantanoticeoftheapplication,settingforththebasisindetail forthehardshipapplication.Thenoticeshallbeservedbycertifiedmail,return-receipt requestedatleastone(1)monthbeforeanyhearingthereon.Thelandlordshallbe requiredtomakeprooftotheRentLevelingBoardofsuchservice.Inaddition,the landlordmustpostinthelobbyofeachbuildingorifnolobbyispresent,ina conspicuouscommonareaofthebuildingandmustserveupon'eachtenantatleast fifteen(15)daysinadvanceofthehearinganoticeoftheapplicationforthehardship increaseandanotificationwiththedate,timeandplaceofthescheduledhearing.

Inconsideringahardship,theRentLevelingBoardshallgivedueconsiderationtoanyandallrelevantfactors,includingbutnotlimitedtothefollowing:1. Compliance with local and State housing codes; level and quality of service renderedbythelandlordinmaintainingandoperatingthebuilding.2. Whether the landlord made a reasonably prudent investment in purchasing the propertyandinarrangingfinancingoftheproperty.3.Thepresenceorabsenceofreasonablyefficientandeconomicalmanagement; andwhethertheoperatingexpensesarereasonablyincurredandreasonablylikely torecur.4. Such other factors as the Board deems relevant or proper for a sound considerationoftheapplication.

5.TheBoardshallalsoconsiderandthelandlordshallprovidethefollowing documentsandanapplicationforhardshipshallnotbeconsideredasfileduntil suchdatasetforthbelowissubmittedtotheBoard.

(a)Proofofownershipforaminimumoftwelve(12)monthspriortointroduction ofthehardshipapplication.

(b)Detailedfinancialstatementsofcondition,profitandlossandcashflow statements,incometaxreturnsforthree(3)yearsandrentrollsforathree

(3)yearperiod.ProfitandLossStatementsshallincludeingrossincomeanyandall income direct or indirect. Expenses from gross income have to be actual,documented,reasonable,usual,necessaryandunavoidable.

(c)Operatingexpensesshallnotincludecapitalexpenditures,mortgage interestoramortization,feesorinsuranceattributabletofinancingorany otherexpensesrelatedtodebt,depreciationorincometax.Operating expensesmayalsonotincludeanyone-timeexpensewhichisnotlikelyto recuronanongoingbasis.TheBoardshallhavetheauthoritytoapportion thecostofallowablebutnonrecurringoperatingexpenses(i.e.)operating

expenseswhicharenotmajorcapitalimprovements,accordingtothe durationoftheexpenseorperiodoftimetheexpensecovers.TheBoard shallalsohavetheauthoritytolimitthedurationofrentincreasesresulting fromsuchnonrecurringoperatingexpenses,tothelengthoftimenecessary forthelandlordtorecoverthecostthereof.Thisprovisionincludes,butis notlimitedto,suchitemsasballoonmortgages,andperiodicinspection fees(suchasthefive(5)yearcyclicalmultipledwellinginspectionsofthe DepartmentofCommunityAffairs).(d)Ayearlybankstatementonmortgagepayments,copiesofbills,invoices andanyotherevidenceofpaymentofoperatingexpensesfortheyearin question.

(e)Purchaseagreement,deeds,mortgagedocumentsandanyotherpertinent datarelatedtoownershipandfinancingofthebuilding.(f)Disclosureofcurrentprofessionalandmanagementfeesandtherelation, ifany,betweenthelandlordandtherecipientsofsuchfees.(g)Disclosureofpresentandpastratesofvacancyinthedwellingwithina three(3)yearperiod.

6. The Board may also require information submitted to be certified by an independentcertifiedpublicaccountant.

7.InterestonmortgagemaybeallowedasanadministrativeexpenseiftheBoard specificallyfindsthatthelandlordmadeareasonablyprudentinvestmentin(a) purchasingtheproperty;(b)thelevelofcashinvestmentinthepropertyand(c)the termsoffinancing,includingbutnotlimitedto,themortgageinterestrates.The Boardmustalsofindthatthepropertywaspurchasedinanarmslengthtransaction andthelevelofdebtisnotdisproportionatelyhighinrelationtothenetworthofthe purchaser.TheBoardmayconsideranyotherfactorwhichitdeemsrelevantin determiningwhetherinterestonthemortgagewillbeallowedasanadministrative expense.Interestshallnotbeallowedonarefinance.Wheretheproceedsofa refinanceareusedtomakecapitalimprovementstothepropertytheBoardmay considersuchimprovementsinarrivingatafairreturn.

b.Alandlordmayseekasurchargeformajorcapitalimprovementstothedwelling.

1. (a) ProposedCapitalImprovements.Anylandlordseekingtoimposeanincreaseshall filewith theRentLevelingBoardanapplicationona formprescribedby theBoard.Withinfive(5)daysoffilingtheapplication,LandlordshallserveanotificationinaformprescribedbytheBoardoneachtenantbycertifiedmailandbypostingacopyofthenotification in the lobby or otherwise conspicuously in a common area of the building,whichnotificationshall includeadescriptionof theproposedcapital improvement, totalcost of the proposed capital improvement, and the amount of the proposed monthlyincreasewithitssupportingcomputations,assetforthinparagraph(b),below.

(b) Completed Capital Improvements. A landlord may seek theimpositionofanincreaseaftercompletionofamajorcapitalimprovementbyfilingan application with the Rent Leveling Board on a form prescribed by the Board.Withinfive(5)daysoffilingtheapplicationthelandlordshallservebycertifiedmailon each tenant a notice of the application in a formprescribedby theBoard

andpostacopyinthelobbyorotherwiseconspicuouslyinacommonareaofthe building, setting forth the basis in detail for the capital improvementincrease. This notice shall include the total cost of the completed capitalimprovement, the number of years of useful life of the improvement aspublishedbytheBoard,theaveragecostoftheimprovement,thetotalnumberofsquarefeetofallrentalspaceinthebuilding,includinganynon-residentialspace,spacewhich is vacant and spacewhich is owner-occupied [the Total SquareFootage],thetotalnumberofsquarefeetoccupiedbyeachtenantandthecapitalimprovementincreasethelandlordisseekingfromeachtenant.The landlord shall divide the cost of the improvement by the number of years ofuseful life of the improvement as published by the Board. This figure shall bedividedbytheTotalSquareFootagetoobtainthecapital improvementincreaseper square foot. The tenants shall not be liable for a capital improvementincrease exceeding the increase per square foot multiplied by the number ofsquare feet of housing space occupied by each tenant. In the event that thepropertydoesnotcontainanynon-residentialspace,andtheroomsinallunitsareofsimilarsize,thelandlordmaysubstitutethenumberofroomsinplaceofsquarefoot calculations. The appropriateness of such substitutions will rest within thediscretionoftheBoard.

(c) In any application under this section, the landlord shall filewith the RentLevelingBoardacertificationofproofofserviceandpostingof thenotices.Nohearing shall be scheduled until satisfactory proof is filed. Notice of thehearingdateshallbesenttothelandlordandtenantsbytheRentLevelingBoardby regular mail, with instructions to the Landlord that a copy of the notice ofhearingshallbepostedbylandlordinthelobbyorotherconspicuousplaceinthecommon area of the building within ten (10) days of the date of the notice.Landlord shall provide proof of posting of the notice at the hearing. The hearingnotice shall also provide that the tenants may inspect a full copy of theapplication,anyamendments,exhibitsandexpertreportsattheofficeoftheRentLevelingBoard, and that the tenantshave the right toobject to theapplication inwritingnolaterthanfifteen(15)dayspriortothehearing.Thehearingshallnotbescheduled sooner than forty-five (45) days following the date of mailing of thehearingnoticesbytheBoard.

(d) Intheeventthatasurchargeisrequestedforimprovementsmade,ortobemade, toan individualdwellingunitwhichwasvacant,orwillbe vacant, atthe time of the improvement project, the notice requirement will be waived.However, should landlord rent the unit before the surcharge application hasbeenheardanddeterminedby theBoard, the landlordmustprovideawrittennoticeoftheproposednewrenttothetenantpriortooccupancy,onaformprovidedbytheBoard,receiptofwhichmustbeacknowledgedbythetenantinwriting.Failuretoadheretotherequirementofthisparagraphwillresultindenialorrevocationofthesurchargeforthatunit.

2.TheBoardinconsideringacapitalimprovementapplicationmayconsiderthecost oftheimprovement,thenatureoftheimprovement,thenumberofyearsofuseful lifeoftheimprovement,theconditionofthepremises,andwhatportionofthe buildingtheimprovementenhances.TheBoardmayconsideralltheforegoing criteriaindeterminingwhetherthelandlordshallbeentitledtoimposethe’entire improvementuponthetenantsoraportionthereof.3.Innoeventshallalandlordbeentitledtoanincreaseunderparagraphb.ofthis

sectioninexcessofsix(6%)percentofthemonthlybaserentalineffectatthetime oftheimpositionoftheincreaseeachyear,untilthefullincreasehasbeenphased in.TheBoardmaynotacceptmorethanone(1)hardshiporcapitalimprovement increaseapplicationinanytwelve(12)monthperiodforanybuilding.

(Ord.#6-1984,§11;Ord.#7-1985,§§9-10;Ord.#20-2002,§8)

12-3.10 CreationoftheWeehawkenResidentialRentalPreservationProgramand

EstablishmentofRentsforAffordableHousingUnitsAdmittedtotheProgram.

a.Intheeventthatalandlordwishestocompletelyrehabilitatearesidentialunitwhich issubjecttothecontrolsimposedbythischapterandplacesuchunitintothe WeehawkenResidentialRentalPreservationProgram(the"Program"),whichis herebycreated,thelandlordmaymakeapplicationtotheWeehawkenTownship Council(the"Council")andtotheWeehawkenHousingAgency(the"Agency")as hereinafterprovided,tohavesuchunitdesignatedaPreservedAffordableHousing UnitandadmittedintotheProgram.

b.InordertoqualifyaunitfortheProgram;

1.First,thelandlordmustreceivepreliminaryapprovalfromtheCouncil,whichmay begrantedordeniedinthediscretionoftheCouncil,uponapplicationfiledwiththe TownshipClerk.Theapplicationshallinclude;

(a)Proofthatsuchunit(s)havebeenacceptedintoagovernmentalaffordablehousingprogramunderwhichthelandlordwill-receivegrant money,asubsidizedloanoracombinationofbothfortherehabilitation worktobeperformed;

(b)Anaffidavitofthelandlordthatnopersonwhooccupiedsuchunit(s)for thethree(3)yearperiodpriortotheapplicationwasinanyway harassedorcoercedtomovefromtheunit(s)ortobeinvolvedinthe Program.IfdeemednecessarybytheCouncil,theapplicantshallbe requiredalsotofileaffidavitstothatsameeffectfromthepresent tenant(s),orthelasttenant(s)tooccupytheunit(s)ifthenvacant,and fromallothertenantswhooccupiedtheunit(s)duringthatthree(3)year period;and

(c)Proofofthepre-rehabilitationconditionoftheunitandthe appropriatenessoftherehabilitation.However,thisconditionwillbe deemedsatisfiedifthegovernmentalgrantorloanprogramcoveringthe unit(s)imposesrequirementsorconditionsdeemedbythecouncilto addressitsconcernsinthisregardadequately.

TheCouncilmayimposesuchotherrequirementsorconditionsofapprovalasitdeemsappropriate;and

2.Next,afterreceivingpreliminaryapprovalfromtheCouncil,thelandlordshallmake applicationtotheAgencyandhavetheunit(s)acceptedbytheAgencyintothe Program.Thisapplicationshallincludeproofthattheunit(s)havebeencompletely rehabilitated.TheAgencymayrequiresuchphotographs,financialandother evidencethereofasitdeemsappropriate.

c. All tenants who are to occupy a unit accepted into the Program must first be approved bytheAgency.

d.TheinitialrentforaunituponadmissionintotheProgramandallincreasesthereafter whiletheunitremainsintheProgrammustnotexceedtheguidelinesestablishedfor theapplicablegovernmentalaffordablehousingprogram.Iftheapplicableprogram doesnotgovernincreasesafterestablishmentoftheinitialrent,thenallincreasesshall beinaccordancewiththeprovisionsofthisChapterXII.

e.InordertoremainintheProgram,thesubjectunit,theexteriorandallothercommon areasofthebuildinginwhichtheunitislocatedmustbemaintainedtothesatisfaction oftheAgency.

f.Thelandlordmustfile,annually,withtheWeehawkenRentLevelingBoard,rentroll registrationsonformsprescribedbythatBoard,showingwhattherent-controlledbase rentforeachunitwouldbeifitwasnotintheProgram,aswenasallotherinformation requiredbytheregistrationform.Attachedtotherentrollregistrationformmustbea truecopyoftherentauthorizationfromthegovernmentalagencyadministeringthe applicableaffordablehousingprogram,showingtheauthorizedaffordablerentforeach unitintheProgram.Thesaidrentauthorizationshallalsobefiledannuallywiththe Agency.

g.NotwithstandingthelimitsotherwiseimposedbySection12-3ofthischapter,therent foranyunitadmittedintotheProgramwillbeestablishedasprovidedinthis subsection12-3.10aslongastheunitremainsintheProgram.However,immediately upontheoccurrenceofanyeventwhichwoulddisqualifyaunitfromtheProgram,that unitagainbecomes,subjecttotherentcontrolsimposedbythisChapterXII,atthe samebaserentasifithadneverbeenadmittedintotheProgram,exceptforsuch annualincreasesasotherwisewouldhavebeenpermittedduringtheperiodof qualificationundertheProgram.

(Ord.#20-1994,§1)

12-4 RENTLEVELINGBOARD.

12-4.1Created;Members.There is hereby created a Rent Leveling Board within the Township. The Board shallconsistofseven(7)membersandtwo(2)alternatemembers.Themembersandalternatemembersof theBoard,whoshallbe residentsofWeehawken, shallbeappointedby theTownship Council and their terms of office shall commencewith the date of appointmentand shall end onApril 25 next following the date of their appointment or until theirrespective successors shall havebeen appointed andqualified. Themembers andalternatemembersoftheBoardshall,insofaraspracticable,asagroup,berepresentativeoftheeffectedinterestintheTownship.

Alternatemembersshallbedesignatedas"AlternateNo.1"and"AlternateNo.2"at thetimeoftheirappointment.Alternatemembersshallbeentitledtoparticipate indiscussionsof theproceedingsbefore theBoardbutmaynot vote except in the absenceordisqualificationofa regularmember.Avoteshallnotbedelayed inorder thata regularmembermayvoteinsteadofanalternatemember.Intheeventthatachoicemustbemadeastowhichalternatememberistovote,AlternateNo.1shallvote.

NomemberoralternatememberoftheBoardshallbepermittedtoactonanymatterinwhichhehas either directly or indirectly anypersonal or financial interest. Amember, oralternatememberasprovidedforherein,whowasabsentforoneormoreofthemeetingsatwhichahearingwasheldshallbeeligibletovotethematteruponwhichthehearingwas conducted, notwithstanding his absence fromone (1) ormore of themeetings;provided,however,thatsuchmemberoralternatememberhasavailabletohimthetranscriptor recordingofallof thehearing fromwhichhewasabsent,andcertified inwritingtotheBoardthathehasreadsuchtranscriptorlistenedtosuchrecording.

Eachmember andalternatemember appointed to theBoard shall servewithoutcompensation.Membersandalternatemembersmay,afterapublichearing,be removedforinefficiency,negligenceofdutiesormalfeasanceinofficebytheTownshipCouncil.Anything to the contrary in thisChapternotwithstanding, it is the intentionof theTownshipCouncil thatnomemberoralternateof theRentLevelingBoardshallbeappointed toaterminexcessofone(1)yearfromthedateofhisappointmentwithoutbeingreappointedbyarollcallvoteoftheTownshipCouncil.

(Ord.#6-1984,§12;Ord.#10-1985,§1)

12-4,2PowersoftheBoardGranted.

The Rent Leveling Board is hereby granted, and shall have and exercise in addition to thepowershereingranted,allthepowersnecessaryandappropriatetocarryoutandexecutethepurposesofthisChapterincludingbutnotlimitedtothefollowing:

a.Toissueandpromulgatesuchrulesandregulationsasitdeemsnecessaryto implementthepurposesofthisact,whichrulesandregulationsshallhavetheforce oflawuntilrevised,repealedoramendedbytheBoardintheexerciseofits discretion,providingthatsuchrulesarefiledwiththeTownshipClerk.

b. To supply information and assistance to landlords and tenants tohelp themcomply withtheprovisionsofthisChapter.

c. To hold hearings and adjudicate applications from landlords for additional rental as hereinafterprovided.

d.Toholdhearingsandadjudicateapplications fromtenants for reducedrentalas hereinafterprovided.e. If theRentLevelingBoarddetermines that itneedscertain information, ithas the powertosubpoenatheinformationandwitnessesbeforetheBoard.

TheBoard shall giveboth landlordand tenant reasonableopportunity tobeheardbeforemakinganydetermination.

(Ord.#6-1984,§13)12-4.3 Appeals.

AnydeterminationoftheRentLevelingBoardmaybeappealedbylandlordortenanttotheTownshipCouncil.Theappealshallbemadeinwritingwithinthirty(30)daysfromreceiptof the determination and shall set forth the specific basis or reason for the appeal. The

appellantshalldeliveracopyofthenoticeofappealandreasonbycertifiedmail toeachaffected party. The Township Councilmay thereafter notify all affected parties of the timeand place of a hearing upon the appeal, which hearing shall be de novo unless atranscriptorastipulationof facts is suppliedby theparties. In theevent theTownshipCouncil does not hold a hearing on the appeal within thirty (30) days from receipt ofapplicationfortheappeal,thedeterminationoftheRentLevelingBoardshallbefinal.

(Ord.#6-1984,§14)

12-5 ADDITIONALREGULATIONS.

12-5.1 MaintenanceofStandardsofService,Etc.DuringthetermofthisamendedChapter,thelandlordshallmaintainthesamestandardsofservice, maintenance, furniture, furnishings and equipment that was provided orrequiredbylaworleasetobeprovidedonthedatethetenanttookoccupancy.

If it is determined by the Rent Leveling Board that the re is a diminishment of services,maintenance, furniture, furnishings or equipment or that the dwelling is not in substantialcompliancewith theChapterof theTownshiporwith thePropertyMaintenanceCodeof theStateofNewJersey,theRentLevelingBoardhastherighttoevaluatethereasonablevalueofthediminishmentandsubtractthisvaluefromtherentcharged.

(Ord.#6-1984,§15)

12-5.2 IncreasesRestricted.

No landlord shall after theeffectivedateof thisChapter chargeany rents inexcessofwhat hewasreceivingfromtheeffectivedateofthisChapterexceptfor increasesasauthorizedbythisChapter. The Landlord shall have the burden of proof of service of any notice requiredunderthisChapter.

(Ord.#6-1984,§16)12-5,3 FirstTimeRentals.

The owner of the housing space or dwelling being rented for the first time shall not berestricted in the initial renthe charges.Any subsequent rental increases, however, shall besubjecttotheprovisionsofthisChapter.

(Ord.#6-1984,§17)12-5.4 Violations.

Awillful violationof anyprovisionsof thisChapter includingbutnot limited to thewillful filingwiththeRentLevelingBoardofanymaterialmisstatementoffact,shallbeliabletoapenaltyasestablishedbyChapter1,Section1-5.Aviolationaffectingmorethanone(1)leaseholdshallbeconsideredaseparateviolationastoeachleasehold.

(Ord.#6-1984,§18)

12-5.5 ChapterShallbeLiberallyConstrued.

This Chapter, being necessary for thewelfare of the Township and its inhabitants, shall beliberallyconstruedtoeffectuatethepurposesthereof.

(Ord,#6-1984,§19)

12-5.6 EffectiveTimePeriodofThisChapter.

ThisChapter,asmaybeamendedfromtimetotime,isherebyextendedforaperiodoffour(4)yearsfromtheeffectivedateofthisamendatoryordinance.

(Ord.#6-1984,§21;Ord.*7-1985,§11;Ord.#3-1991,§1;Ord.#4-1995,§1)

Note:Theeffectivedateoftheamendatoryordinance4-1995,referredtoherein,isMay12,1995.12-6 FEES.

12-6.1Established.

a.Thereisherebyestablishedthefollowingscheduleoffeesforcomplaints,applications, andrentrollregistrationstotheRentLevelingBoard,whichfeesshallbepayableto theTownship.

Tenantcomplaintfilingfee $8.00(exceptthatthereshallbenochargeforthefilingofatenantcomplaintbyatenantovertheageofsixty-two(62)yearsandapproveddisabled)

Landlord application for increased rent due to hardship orcapitalimprovementsurcharge:

Basefee-allbuildings 100.00

Buildingsoften(10)unitsormore:

Additionalfeeforunitsten(10)throughtwenty-five(25) 5.00perunit

Additionalfeeforunitstwenty-six(26)+ 4.00perunit

Inspectionand/orissuanceofacertificateofsubstantialcompliancebytheofficeofconstructionofficialorthehousinginspector 8.00perunit

Rentrollregistrationfilingfee 1.00perunit

Minimumfee 10.00

Maximumfee 50.00b.ProfessionalFeesandCosts;EstablishmentandAdministrationofEscrowFund. Uponfilinganapplicationforrentincreaseduetohardship,acapitalimprovements surchargeordecontrolofrentsbyreasonofsubstantialrehabilitation,andinaddition tothosefeesrequiredbyparagrapha.,theapplicantshallberequiredtomake

paymentstotheTownshipforthepurposeoftheestablishmentofanEscrowFundto beadministeredinaccordancewiththissection.

Upon the filing of a completed application for any of the purposes described in thissubsection, the Board shall forward a copy thereof to any personswhose professionalopinions theBoarddeems itnecessary to receive toassist it in theprocessingof theapplication, Within ten (10) days of the receipt of the materials by any suchProfessionals, those Professionals shall submit to theBoard an estimateof the fundssufficient in amount for that Professional to undertake the services requested, includingbutnot limitedto,reviewofthosematerials, thepreparationofareporttotheBoard,andattendanceatthehearingsontheapplication.

TheBoard shall notify the applicant of the amountof funds estimatedby any suchprofessionalsand theapplicant shallpay to theClerkof theTownship theamountoftheestimates,tobeheldintrustinaccordancewiththissubsection.

Thereafter, theProfessionals shall submit vouchers to theBoard,with a copy to theapplicant, for all services rendered and costs incurred in connectionwith theapplication.TheBoardmustapproveallsuchvoucherspriortopayment,whichshallbemadefromtheEscrowFund.TheBoardshallnotapproveanyvoucherssoonerthanten(10)daysfromthedatesubmitted.

IntheeventtheapplicantquestionsthereasonablenessoftheamountofanysuchvoucherheshallfilewiththeBoardawrittenprotestthereto,withinseven(7)daysofhisnoticeofthatvoucher.InordertobeconsideredbytheBoard,anysuchprotestmustset forth specifically and in full detail the nature and reasons for the protest.Thereafter, theBoard shall decide thematter indifferencebetween theapplicantandtheProfessional,afterNotice to theProfessionalandopportunity to respond,withorwithout a public hearing, and shall communicate that decision inwriting to theapplicant,theProfessional,andtheTownshipClerkassoonaspracticable.

Should theBoarddeem itnecessaryatany time, it shallnotifyand require theapplicant todeliveradditional funds to theClerkof theTownship tobeaddedto theEscrowFund.

In theeventanymoniesremain in theEscrowFundafteradeterminationontheapplication and any Appeals therefrom the Board shall direct the Township Clerk toreturnthemoniestotheapplicantassoonasispracticablypossible.

c.Nocomplaint,applicationorrentrollregistrationwillbedeemedfiledwiththeBoard unlessanduntilsubmittedontheBoard'sOfficialFormsandaccompaniedbyall appropriatesupportingdocumentsandinformationandtherequiredfilingfees.

The Board shall take no action on any application unless and until all Escrow Fundsrequired,andanyadditionsthereto,asprovided inthissectionhavebeendepositedwith the Clerk of the Township. Amy time limitations set forth in this Chapter orOrdinances #13-1981 and #3-1982 shall be suspended until all such Escrow FundshavebeendepositedwiththeTownshipClerk.

(Ord.#6-1984,§22;New;Ord.#4-1988,§1;Ord.#1994-19,§1)

12-7 ANNUALREGISTRATIONSTATEMENT.

The landlords of all dwellings which are subject to the provisions of this Chapter shall file,within thirty (30)daysof the finaladoptionof this section,andon January1ofeachyearthereafter,a registrationstatementto includethe following informationasof January1ofeachyear:Thenameandapartmentnumberofeachtenant;thenumberofroomsforeachapartment:theamountanddateofthelastannualincreaseforeachapartment;dateofleaseexpiration for each apartment (if applicable); amount and date of Hardship Increase (ifapplicable); amount and date of Capital Improvement increase (if applicable); servicesprovided to thebuilding;name,addressand telephonenumberof theownerof thebuilding;superintendent'sname,addressandtelephonenumber(ifapplicable).Landlordmayfilethe

registrationoutoftimeforgoodcause,onpaymentoftheregistrationfeeandalatechargeequal to50%of the registration fee.No rental increase, including the four (4%)percentannual increase, permittedunder this Chapter, shall be alloweduntil the landlord files theregistrationstatementrequiredunderthissection,togetherwithsuchotherdocumentationastheBoardmayrequire,withtheRentLevelingBoard

(Ord.#61984,§23;Ord.#20-2002,§9)

12-8 TENANTCOMPLAINTS.

TheRentControlBoardhas theauthority toassesscostsagainst the landlordwhere thetenanthas filed a complaintbasedupona landlord's violationof anyprovisionsof thisChapter.

(Ord.#6-1984,§24)

12-9 APPLICANTRESPONSIBLEFORSTENOGRAPHICFEES.

TheapplicantshallberesponsibleforpayingthestenographicfeeoftheRentControlBoardforrecording the proceedings and the cost of having the Rent Control Board's accountantreviewthematerial submittedby theapplicant.The feeshallbeestablishedby theRentControlBoardandshallbereasonable.

(Ord.#6-1984,§25;New)

12-10CONTINUEDREGULATIONS.

All of the rights, privileges, duties andobligations conferredor imposeduponany tenantorlandlordoruponanyperson,firm,legalentityorcorporationbyOrdinances#6-1975,#3-1976,#6-1979,#13-1981,#3-1982,and#10-1983areherebycontinuedinfullforceandeffectduringthe lifetime of this Chapter except as such rights, privileges, duties or obligations have beenspecificallymodified,altered,amended,orrescindedbythisChapter.

(Ord.#6-1984,§26)

12-11COMBINEDRENTINCREASES.

Inallcases,combinedrentincreases,forallcauses,shallbelimitedtofifteen(15%)percentofthebaserentinanyone(1)twelve(12)monthperiod.

(Ord.#6-1984,§28;Ord.20-2002,§10)

12-12SENIORCITIZENANDDISABLEDPROTECTEDTENANCYACT.12-12.1 Preamble.

The Legislature of the State of New Jersey enacted the Senior Citizen and DisabledProtected Tenancy Act under which, as of July 27, 1981, all eligible senior citizens anddisabled individualswho qualifiedwould be eligible for protected tenancy status in rentalhousingunits thatwere converted to condominiumor cooperative formsof housing; andunderthetermsofthisAct,eachTownshipmustdesignateanagencytocarryoutthemunicipalfunctionsofadministeringthisAct.

(Ord.#15-1982)12-12.2 AdministrationofAct.

TheRentControlBoardoftheTownshipisherebyappointedtoserveasthedesignatedagencytocarryoutthemunicipalfunctionsofadministeringthisAct. (Ord.#15-1982,§1)

12-12.3 AppellateBodyAppointed.

TheTownshipCouncil isherebyappointedas theappellatebody tohearanyappealsofthedecisionsof theWeehawkenRentControlBoardwith respect todeterminationsmadeundertheSeniorCitizenandDisabledProtectedTenancyAct.AllappealsmustbefiledwiththeTownshipClerkwithinten(10)daysofthedateofthedetermination.

(Ord.#15-1982,§2)12-12.4 AdministrativeOfficer.

ThesecretarytotheRentLevelingBoardisherebydesignatedastheAdministrativeOfficer. (Ord.#1-1983,§1)

12-12.5 AdministrativeHearingAgency.

TheWeehawkenRentLevelingBoardisherebydesignatedastheAdministrativeHearingAgency. (Ord.#1-1983,§2)

12-12.6 Fees.

ThefollowingfeesareestablishedforapplicationsfiledunderthisAct:a.ApplicationtotheRentControlBoardforeligibility, $25.00perapartmentunit.b. Hearing Fee before theWeehawken Rent Control Board (1) Ten (10) units and under-$25.00;(2)Eleven(11)unitsandover-$50.00c.Filingfeeforappealtogoverningbody,$150.00.

(Ord.#15-1982,§3;Ord.#1-1983,§3)

TOWNSHIPOFWEEHAWKENHUDSONCOUNTY,NEWJERSEY

ANORDINANCEAMENDINGORDINANCE#1-1989,CHAPTERXII,SECTION12-3.4OFTHEREVISEDGENERALORDINANCESOFTHETOWNSHIPOFWEEHAWKEN,1987

ORDINANCE #18 -2007

WHEREAS,theTownshipCounciloftheTownshipofWeehawkenhaspreviouslyadoptedRent

Control Ordinanceswhich permit a landlord to seek a tax surcharge from a tenant because of anincreaseinmunicipalrealestatetaxes;and

WHEREAS, it appears to be necessary to clarify the intent of the Council with respect to tax

surchargesoncondominiumunits inbuildingsconverted to thecondominium formofownershipsubsequenttothebaseyearfortaxsurchargesundertheOrdinance;and

WHEREAS, itwouldbeunfairandunwarranted topermita landlord to seeka tax surcharge

fromatenantofaunitheldinthecondominiumformofownershipbyreferenceasabasetotheproportionate assessment of that same unit when the property was assessed as anapartmentbuilding,

NOW,THEREFORE,BEITORDAINEDbytheTownshipCounciloftheTownshipof

Weehawken,CountyofHudsonandStateofNewJersey,asfollows:

Section1.ChapterXII,Section12-3.4oftheRevisedGeneralOrdinancesoftheTownshipofWeehawken,1987,isherebyamendedtoreadasfollows;

12-3.4TaxSurcharge. A Landlord may seek a tax surcharge from atenantbecauseofanincreaseinmunicipalrealestatetaxes.Theamountofanysuchtaxsurchargeshallnotexceedthatauthorizedunderthissection.

Subjecttothelimitationssetforthhereinafter,thetotaltaxsurchargetobeimposeduponthetenantsofanydwellingshallbe:

a. foranyunitheldinthecondominiumformofownershipunderthe

NewJerseyCondominiumAct (N.J.S.A. 46:8B-1,etseg.),thedifference between the taxes assessed to the unit in the year forwhichthesurchargeissoughtandthetaxesassessedtotheunit inthelater of; a) the year 1983 or b) the first full year that taxes wereassessedtotheunitasacondominium;or

b. forpropertythatisnotheldinthecondominiumformofownership

under the New Jersey Condominium Act (N.J.S.A. 46;8B-1, et seq.j. thedifference between the taxes for the property in the year for which thesurcharge is sought and the taxes for the property in the year 1983.Thattotaltaxsurchargeshallbedividedbythetotalnumberofsquarefeetofallrentalspaceinthebuilding, includinganynonresidentialspace,spacethatisvacantandspacethatisowneroccupied,toobtainthetax surcharge per square foot. The tax surcharge per square footmultipliedbythenumberofsquarefeetofhousingspaceoccupiedbythattenantshallbethetaxsurchargefortheapartment.

Notwithstanding the above formulas, no residential tenant shall be liable under thissectionforanyamountexceedingthelesserofthefollowing:

a. Thetaxsurchargeamountattributabletotheapartmentorunitasset

forthintheprecedingparagraph;orb. thesumofthetaxsurchargelawfullyimposeduponsuchapartment

or unit in the year immediately preceding the year for which thecurrenttaxsurchargeissought,plustwopercent(2%)ofthelawfulbaserent in effect at the time the notice for such tax surcharge is serveduponthetenantofthatunitorapartment.

Nonoticefortheimpositionofanytaxsurchargeallowedunderanypriorordinanceshallbe valid unless lawfully imposed upon a tenant prior to September 24, 1984. Thissectionisintendedtoestablishanewbaseyearforrealestatetaxsurchargesof1983,or the first full year that taxes were assessed to the individual units in a buildingconvertedtocondominiumssubsequentto1983,andtoprovidethatanytaxincreasespriorthereto,whetherornotpreviouslypaidinwholeorinpartbyanytenants,willbeconsideredbytheBoardasanoperatingexpenseofthelandlordinconnectionwithanyhardship application the landlord may file. However, this Chapter is not to affect anyrightsofanylandlordtoataxsurchargethatwasvestedasofSeptember24,1984.In theevent that thepropertydoesnot containanynon-residential spaceand therooms inallunitsareofsimilarsize,a landlordmaysubstitutethenumberof rooms inplace of square foot calculations. The appropriateness of such substitutionswill restwithinthediscretionoftheBoard.Inordertoqualifyforthetaxsurchargementionedinthissection,thelandlordshallhavepaid any and all taxes that are due on the property at the time the surcharge isimposed.

Section2.SeparateViolations.EachviolationofanyoftheprovisionsofthisOrdinance

shallbedeemedandtakentobeaseparateanddistinctoffense.

Section3. Inconsistent Ordinances Repealed. All other ordinances or parts ofordinances inconsistent with this ordinance are hereby repealed, to the extent of suchinconsistency.

Section4,Severability.Ifanyportionofthisordinanceortheapplicationthereoftoany

personorcircumstanceshallforanyreasonbeadjudgedbyacourtofcompetentjurisdictiontobe invalidorunenforceable, thatportion shall bedeemed severed from,and shall not impair thevalidityorenforceabilityof,thebalanceofthisordinance.

Section5.GenderandNumber.Asusedinthisordinance,wherevernecessaryor

appropriate,onegendershallbedeemedtoincludeandmeaneitheroftheothertwo,andthesingularnumbershallincludethepluralandviceversa.

Section6.ParagraphHeadings.Theparagraphheadingsappearinginthisordinanceare

insertedonlyasamatterofconvenienceandareneitherapartofthesubstantiveprovisions,norinanywaydefine,limitordescribethescopeorintentofthisordinance.

Section7.EffectiveDate.Thisordinanceshall takeeffectuponfinaladoptionandpublicationaccordingtolaw.

TOWNSHIPOFWEEHAWKENHUDSONCOUNTY,NEWJERSEY

ANORDINANCEAMENDINGORDINANCE#1-1989,CHAPTER12,OFTHEREVISEDGENERALORDINANCESOFTHETOWNSHIPOFWEEHAWKEN,1987

ORDINANCE # 09-2009

WHEREAS, the Township Council finds and determines that there is a need to amend

certainprovisionsrelatingtotheallowabletaxsurchargesandannual“costof living” increasesthatmaybeimposeduponatenantundertheTownshipRentLevelingOrdinance;and

WHEREAS, the Council hereby finds and determines that the within amendments arenecessarytofurtherthepurposesandtoaddresstheneedsforwhichrentcontrolsremainineffectintheTownshipandareinthebestinterestsofthemunicipalityandthehealthandwelfareofitsresidents,

NOW,THEREFORE,BEITORDAINEDbytheTownshipCounciloftheTownshipof

Weehawken,CountyofHudsonandStateofNewJersey,asfollows:

Section1.ChapterXII,Section3.1oftheRevisedGeneralOrdinancesoftheTownshipofWeehawken,1987,isherebyamendedtoreadasfollows:

12-3.1ControlofRentalHousingSpaceandServices.a. [Unchanged]b. [Unchanged]

c. Attheexpirationofaleaseorattheterminationoftheleaseofaperiodictenant,nolandlordmayrequestorreceivepercentageincreasesinrentwithrespecttoanyhousingorparkingspacewhich isgreater than thePermittedAnnual Increasefixed by the Board for any twelve (12) month period, consistent with theprerequisites, conditions and limitations hereinafter provided. The Permitted AnnualIncreaseshallbesetannuallybytheBoardandshallbethepercentageannualincreaseintheConsumerPriceIndex,AllItems,forNewYork-NewJersey-LongIsland(NY-NJ-CT-PA1982-84=100),firsthalfyearaverage(HALF1),oritssuccessorindexpublishedby theUnitedStatesDepartmentof Labor;provided,however that innoevent shall thePermittedAnnual Increasebe less thanonepercent (1%)orgreater than four percent (4%). The Board shall determine and fix the PermittedAnnualIncreasepercentage,andnotifythepublic,followingpublicationoftheapplicableCPI data, but in no event later thanNovember 1 of the year prior to thecalendaryearforwhichthePermittedAnnualIncreasepercentagewiltbeeffective.d. [Unchanged]Section 2. Chapter XII, Section 3.4 of the Revised General Ordinances of the Township ofWeehawken,1987,isherebyamendedtoreadasfollows:

12-3.4 TaxSurcharge. A Landlord may seek a tax surcharge from a

tenantbecauseofanincreaseinmunicipalrealestatetaxes.Theamountofanysuchtaxsurchargeshallnotexceedthatauthorizedunderthissection.

Subject to the limitations set forth hereinafter, the total tax surcharge to beimposeduponthetenantsofanydwellingshallbe:

a. foranyunitheldinthecondominiumformofownershipundertheNew

JerseyCondominiumAct[N.J.S.A.46:8B-1,etseq.),thedifferencebetweenthetaxesassessedtotheunitintheyearforwhichthesurchargeissoughtandthetaxesassessedtotheunitinthelaterof:a)theyear1991orb)thefirstfullyearthattaxeswereassessedtotheunitasacondominium;or

b. forpropertythatisnotheldinthecondominiumformofownershipunder

theNewJerseyCondominiumAct{NJ.S.A.46:8B-1,etseq.)thedifferencebetweenthetaxesforthepropertyintheyearforwhichthesurchargeissoughtandthetaxesforthepropertyintheyear1991.Thattotaltaxsurchargeshallbedividedbythetotalnumberofsquarefeetofallrentalspaceinthebuilding,includinganynonresidentialspace,spacethatisvacantandspacethatisowneroccupied,toobtainthetaxsurchargepersquarefoot.Thetaxsurchargepersquarefootmultipliedbythenumberofsquarefeetofhousingspaceoccupiedbythattenantshallbethetaxsurchargefortheapartment.

Notwithstanding the above formulas, no residential tenant shall be liable under thissectionforanyamountexceedingthelesserofthefollowing:

a. Thetaxsurchargeamountattributabletotheapartmentorunitasset

forthintheprecedingparagraph;orb, thesumofthetaxsurchargelawfullyimposeduponsuchapartment

or unit in the year immediately preceding the year for which thecurrent tax surcharge is sought, plus two percent (2%) of the lawfulbase rent in effect at the time the notice for such tax surcharge isserveduponthetenantofthatunitorapartment.

Nonoticefortheimpositionofanytaxsurchargeallowedunderanypriorordinanceshallbe valid unless lawfully imposed upon a tenant prior to December 10, 2008. Thissectionisintendedtoestablishanewbaseyearforrealestatetaxsurchargesof1991,or the first full year that taxes were assessed to the individual units in a buildingconverted to condominiums subsequent to 1991, and to provide that any tax increasespriorthereto,whetherornotpreviouslypaidinwholeorinpartbyanytenants,willbeconsideredbytheBoardasanoperatingexpenseofthelandlordinconnectionwithanyhardshipapplicationthelandlordmayfile.However,thisChapterisnottoaffectanyrightsofanylandlordtoataxsurchargethatwasvestedasofDecember10,2008.

In theevent that thepropertydoesnot containanynon-residential spaceand theroomsinallunitsareofsimilarsize,a landlordmaysubstitutethenumberofrooms inplace of square foot calculations. The appropriateness of such substitutionswill restwithinthediscretionoftheBoard.Inordertoqualifyforthetaxsurchargementionedinthissection,thelandlordshallhavepaid any and all taxes that are due on the property at the time the surcharge isimposed.

Section3.SeparateViolations.Eachviolationofanyoftheprovisionsofthis

Ordinanceshallbedeemedandtakentobeaseparateanddistinctoffense.

Section4.InconsistentOrdinancesRepealed.Allotherordinancesorpartsofordinancesinconsistentwiththisordinanceareherebyrepealed,totheextentofsuchinconsistency.

Section 5. Severability. If any portion of this ordinance or the application

thereof to any person or circumstance shall for any reason be adjudged by a court ofcompetent jurisdiction to be invalid or unenforceable, that portion shall be deemedsevered from, and shall not impair the validity or enforceability of, the balance of thisordinance.

Section 6. Gender and Number. As used in this ordinance, wherever

necessary or appropriate, one gender shall be deemed to include andmeaneither oftheothertwo,andthesingularnumbershallincludethepluralandviceversa.

Section7.ParagraphHeadings.Theparagraphheadingsappearingin

hisordinanceareinsertedonlyasamatterofconvenienceandareneitherapartofthesubstantiveprovisions,norinanywaydefine, limitordescribethescopeorintentofthisordinance.Section8.EffectiveDate.Thisordinanceshalltakeeffectuponfinaladoptionandpublicationaccordingtolaw.

TOWNSHIPOFWEEHAWKENHUDSONCOUNTY,NEWJERSEY

AN ORDINACE AMENDING ORDINANCE #1-1989,CHAPTER 12, RENT CONTROL, OF THE REVISED GENERALORDINANCESOFTHETOWNSHIPOFWEEHAWKEN,1987

ORDINANCE#12-2013

WHEREAS,theTownshipCouncilfindsanddeterminesthatthereisaneedtoamendand

clarify certain provisions relating to the registration of rents under the Township RentLevelingOrdinance;and

WHEREAS, the Council hereby finds and determines that the within amendments are

necessarytofurtherthepurposesandtoaddresstheneedsforwhichrentcontrolsremainineffectintheTownshipandareinthebestinterestsofthemunicipalityandthehealthandwelfareofitsresidents,

NOW,THEREFORE,BEITORDAINEDbytheTownshipCounciloftheTownshipofWeehawken,

CountyofHudsonandStateofNewJersey,asfollows:Section1Chapter12,Section2of theRevisedGeneralOrdinancesof theTownshipof

Weehawken,1987,isherebyamendedtoaddthefollowingdefinition:

12-2.DEFINITIONS.

Owner - shallmeanapersonor entitywho is vestedwith legal title to realproperty which vesting shall be documented bv a deed, or other legallyrecognized instrument, duly filed or recorded in the public record. The Boardmav.withinitsreasonablediscretion,considerafiduciaryorbeneficiary,duringthesettlementofanestate,asanowner.

Owner Occupied - shallmean a residential unit inwhich an owner,who is anatural person, resides as thatowner's primary residence. Theburden toprovethe owner's occupied status of a unit shall be on the owner and shall bedeterminedbvtheBoardaftersubmissionofproofssatisfactorytotheBoard.

Section 2 Chapter 12, Section 3 of the Revised General Ordinances of the Township of

Weehawken,1987,isherebyamendedtoaddthefollowingprovision:

12-3.1ControlofRentalHousingSpaceandServicese. Wheneveranoccupiedrentalunitinanowneroccupiedpropertythatisexempt

fromthecontrolsofthisChapter,becomessubjecttothecontrolsofthisChapterduetothecessationofanowner'soccupancy,thebaserentforthatoccupiedunitmaybe established bywritten agreement between the tenant and landlord, prior to. or

withinthirty(30)daysohtheunitbecomingsubjecttothecontrolsofthisChapter.Theagreementmayprovide for a "phase in"of any rent increase,but shall not exceedtwelve (12) months in duration unless approved by the Board. A sample form ofagreementmaybepromulgatedbytheBoard.

£ Wheneveravacantrentalunit inanowneroccupiedpropertythat isexemptfromthecontrolsofthisChapter,becomessubjecttothecontrolsofthisChapterduetothecessationofanowner'soccupancy,thebaserentforthatvacantunitshallbetheactualrentestablishedupontherentalofthatunit.Section 3 Chapter 12, Section 5 of the Revised General Ordinances of the Township of

Weehawken,1987,isherebyamendedtoreadasfollows:

12-5.4Violations.

Awillful violation of any provisions of this Chapter including but not limited to thewillful filingwiththeRentLevelingBoardofanymaterialmisstatementoffact,shallbeliabletoapenaltyasestablishedbyChapter1, Section1-5.A violationaffectingmore thanone (1) leaseholdshall be considered a separate violation as to each leasehold. A violation involving a requiredfilingshallbeconsideredaseparateviolationas toeach required filing, including theannualregistrationstatementSection 4 Chapter 12, Section 7 of the Revised General Ordinances of the Township of

Weehawken,1987,isherebyamendedtoaddthefollowing:ANNUALREGISTRATIONSTATEMENT.

a. SectionUnchanged.

b. LateFilingofAnnualRegistrationStatements.Thefollowingshallapplytotheacceptanceandfilingoflatestatements.

} Whereanewownerofapropertyfailstofileanannualregistrationstatementforaperiodofnotmorethanone(1)year,orwhereanownerwhohaspreviouslyfiledanannualrentregistrationstatementforaproperty,failstofileannualregistrationstatements)forthatpropertyforaperiodofnotmorethantwo(2)years,theBoardSecretarymayacceptthelatefilingofthestatements)andtheownershallpayalatefeeoffivedollars$5.00perunitinadditiontothenormalregistrationfees,foreachlatestatementfiled.

2) Whereanownernotcoveredbsubsection1)above, fails to fileannual registrationstatements) foraproperty, theBoardSecretarymayconditionallyaccept late statements)and the owner shall pay a late fee of fifteen dollars 15.00Perunit in addition to thenormalregistrationteestoreachlatestatementsubmitted.Thestatements)howevershallnotbedeemedfileduntiltheownercomplieswithsubsection3)below.

3) Whenrequiredbytheprovisionsofsubsection2)above,anowner'slatesubmissionwillnotbedeemedfiledunlesstheownerhassubmittedprooftoveritytheinformationcontainedintheregistrationstatements,inaformandmannersatisfactorytotheBoard.TheBoardshallnotifyeachresidentialtenantinthebuildingofthesubmittedlategjnsandadvisethatshouldthetenantdisputeanyinformationreportedtherein,thetenantmaynotifytheBoardwithinthirty(30)days.IfanyobjectionisraisedbyatenantothemattershallbereviewedbytheBoardatpublicmeeting;onnoticetoallparties.

c Upon receipt of a rent registration statement or any other documents submittedwith thatstatement the Board's staffmay review same for completeness and accuracy. If the registration isrejected,theBoardSecretaryshallnotifytheownerandprovidetheownerwiththirty(30)daysinwhichtomakethedocumentsconform.Shouldthedocumentsberesubmittedincompleteorwithpossible inaccuracies, thematter shall be referred to the Board for hearing at publicmeeting onnoticetoallparties.

Section5SeparateViolations,EachviolationofanyoftheprovisionsofthisOrdinanceshall

bedeemedandtakentobeaseparateanddistinctoffense.Section 6 Inconsistent Ordinances Repealed. All other ordinances or parts of ordinances

inconsistentwiththisordinanceareherebyrepealed,totheextentofsuchinconsistency.Section 7 Severability, If any portion of this ordinance or the application thereof to any person or

circumstance shall for any reason be adjudged by a court of competent jurisdiction to be invalid orunenforceable,thatportionshallbedeemedseveredfrom,andshallnotimpairthevalidityorenforceabilityof,thebalanceofthisordinance.

Section8GenderandNumber.Asusedinthisordinance,wherevernecessaryorappropriate,one

gendershallbedeemedtoincludeandmeaneitheroftheothertwo,andthesingularnumbershallincludethepluralandviceversa.

Section9ParagraphHeadings.Theparagraphheadingsappearinginthisordinanceareinsertedonlyasamatterofconvenienceandareneitherapartofthesubstantiveprovisions,norinanywaydefine,limitordescribethescopeorintentofthisordinance.

Section10 EffectiveDate.This ordinance shall takeeffectupon final adoption andpublication

accordingtolaw.

TOWNSHIPOFWEEHAWKENHUDSONCOUNTY,NEWJERSEYANORDINANCEAMENDINGORDINANCE#1-1989,CHAPTER12,RENT CONTROL, OF THE REVISED GENERAL ORDINANCES OFTHETOWNSHIPOFWEEHAWKEN,1987

ORDINANCE#-2016

WHEREAS,theTownshipCouncilfindsanddeterminesthatthereisaneedtoamendandclarifycertainprovisionsrelatingtohardshipandcapitalimprovementsundertheTownshipRentLevelingOrdinanceand

WHEREAS,theTownshipCouncilfindsanddeterminesthatthereisaneedtoaddressclaimsoftenantharassment by property owners who seek to use certain methods of harassment to gain advantages overtenantsotherwiseprotectedbytheprovisionsoftheChapterortoforcesuchtenantstovacatethepremises;and

WHEREAS, the Council hereby finds and determines that the within amendments are necessary tofurtherthepurposesandtoaddresstheneedsforwhichrentcontrolsremainineffectintheTownshipandareinthebestinterestsofthemunicipalityandthehealthandwelfareofitsresidents,NOW, THEREFORE, BE IT ORDAINED by the Township Council of the Township of Weehawken, County ofHudsonandStateofNewJersey,asfollows:

Section 1 Chapter 12, Section 3.8(b) of the Revised General Ordinances of the Township ofWeehawken,1987,isherebyrepealedandreplacedwiththefollowing:

b. Inanyhardshiporcapitalimprovementincreaseapplicationundersubsection12-3.9the

landlordshall,consistentwiththefindingsoftheBoard,ensurethatsubstantialcompliancewiththeaforesaidcodesisachievedeitherpriortoorsubsequentto,theincreasebeingimplemented.TheBoardshallretainjurisdictiontomodify,limitorrevokeanyincreaseiftheBoardfindsthatalandlordhasfailedtoachievesubstantialcomplianceconsistentwiththeBoard’spriorfindings.TheBoardshallreviewlandlord’scomplianceuponthereasonablerequestofatenantoftheproperty,aBoardMember,theBoard’sstaff,theOfficeoftheConstructionOfficialoranyotherMunicipal,CountyorStateagencyhavingjurisdictionovertheproperty,apartmentortenancy.

Section2Chapter12,Section3.9oftheRevisedGeneralOrdinancesoftheTownshipofWeehawken,1987,isherebyrepealedandreplacedwiththefollowing:

12-3.9HardshipIncreasesandCapitalImprovementIncreases.

a. Intheeventthatthelandlordcannotmeethisoperatingexpenses,orcannotmakeafairreturnonhisinvestment,hemayapplytotheRentLevelingBoardforahardshipincreaseonformsprescribedbytheBoard.Inconsideringahardship,theRentLevelingBoardshallgivedueconsiderationtoanyandallrelevantfactors,includingbutnotlimitedtothefollowing:

1. CompliancewithlocalandStatehousingcodes;levelandqualityofservicerenderedbythelandlordinmaintainingandoperatingthebuilding.

2. Whetherthelandlordmadeareasonablyprudentinvestmentinpurchasingthepropertyandinarrangingfinancingoftheproperty.

3. Thepresenceorabsenceofreasonablyefficientandeconomicalmanagement;andwhethertheoperatingexpensesarereasonablyincurredandreasonablylikelytorecur.

4. SuchotherfactorsastheBoarddeemsrelevantorproperforasoundconsiderationoftheapplication.

5. TheBoardshallalsoconsiderandthelandlordshallprovidethefollowingdocumentsandanapplicationforhardshipshallnotbeconsideredasfileduntilsuchdatasetforthbelowissubmittedtotheBoard.

(a) Proofofownershipforaminimumoftwelve(12)monthspriortointroductionofthehardshipapplication.

(b) Detailedfinancialstatementsofcondition,profitandlossandcashflowstatements,incometaxreturnsforthree(3)yearsandrentrollsforathree(3)yearperiod.ProfitandLossStatementsshallincludeingrossincomeanyandallincomedirectorindirect.Expensesfromgrossincomehavetobeactual,documented,reasonable,usual,necessaryandunavoidable.

(c) Operatingexpensesshallnotincludecapitalexpenditures,mortgageinterestoramortization,feesorinsuranceattributabletofinancingoranyotherexpensesrelatedtodebt,depreciationorincometax.Operatingexpensesmayalsonotincludeanyone-timeexpensewhichisnotlikelytorecuronanongoingbasis.TheBoardshallhavetheauthoritytoapportionthecostofallowablebutnonrecurringoperatingexpenses(i.e.)operatingexpenseswhicharenotmajorcapitalimprovements,accordingtothedurationoftheexpenseorperiodoftimetheexpensecovers.TheBoardshallalsohavetheauthoritytolimitthedurationofrentincreasesresultingfromsuchnonrecurringoperatingexpenses,tothelengthoftimenecessaryforthelandlordtorecoverthecostthereof.Thisprovisionincludes,butisnotlimitedto,suchitemsasballoonmortgages,andperiodicinspectionfees(suchasthefive(5)yearcyclicalmultipledwellinginspectionsoftheDepartmentofCommunityAffairs).

(d) Ayearlybankstatementonmortgagepayments,copiesofbills,invoicesandanyotherevidenceofpaymentofoperatingexpensesfortheyearinquestion.

(e) Purchaseagreement,deeds,mortgagedocumentsandanyotherpertinentdatarelatedtoownershipandfinancingofthebuilding.

(f) Disclosureofcurrentprofessionalandmanagementfeesandtherelation,ifany,betweenthelandlordandtherecipientsofsuchfees.

(g) Disclosureofpresentandpastratesofvacancyinthedwellingwithinathree(3)yearperiod.

6. TheBoardmayalsorequireinformationsubmittedtobecertifiedbyanindependentcertifiedpublicaccountant.

7. InterestonmortgagemaybeallowedasanadministrativeexpenseiftheBoardspecificallyfindsthatthelandlordmadeareasonablyprudentinvestmentin(a)purchasingtheproperty;(b)thelevelofcashinvestmentinthepropertyand(c)thetermsoffinancing,includingbutnotlimitedto,themortgageinterestrates.TheBoardmustalsofindthatthepropertywaspurchasedinanarm’slengthtransactionandthelevelofdebtisnotdisproportionatelyhighinrelationtothenetworthofthepurchaser.TheBoardmayconsideranyotherfactorwhichitdeemsrelevantindeterminingwhetherinterestonthemortgagewillbeallowedasanadministrativeexpense.Interestshallnotbeallowedonarefinance.WheretheproceedsofarefinanceareusedtomakecapitalimprovementstothepropertytheBoardmayconsidersuchimprovementsinarrivingatafairreturn.

b. Alandlordmayseekanincreaseformajorcapitalimprovementstothedwelling.

1. Allapplicationsforrentalincreasesduetomajorcapitalimprovementsshallbefiledpriortothecommencementofanyproposedcapitalimprovementprojectorwithinninety(90)daysfollowingemergentimprovements.AnemergentimprovementapplicationmayonlyproceedonafindingbytheBoardthattheimprovementswereemergentinnatureorotherwiseofsuchacharacterthatdelayinmakingtheimprovementswouldhavebeendetrimentaltothetenants.

2. AnylandlordseekingtoimposeanincreaseshallfilewiththeBoardanapplicationonaformprescribedbytheBoard.Thecapitalimprovementincreaseapplicationshallincludethetotalcostofthecompletedcapitalimprovement,thenumberofyearsofusefullifeoftheimprovementaspublishedbytheBoard,theaveragecostoftheimprovement,thetotalnumberofsquarefeetofallrentalspaceinthebuilding,includinganynon-residentialspace,spacewhichisvacantandspacewhichisowner-occupied[theTotalSquareFootage],thetotalnumberofsquarefeetoccupiedbyeachtenantandthecapitalimprovementincreasethelandlordisseekingfromeachtenant.ThelandlordshalldividethecostoftheimprovementbythenumberofyearsofusefullifeoftheimprovementaspublishedbytheBoard.ThisfigureshallbedividedbytheTotalSquareFootagetoobtainthecapitalimprovementincreasepersquarefoot.Thetenantsshallnotbeliableforacapitalimprovementincreaseexceedingtheincreasepersquarefootmultipliedbythenumberofsquarefeetofhousingspaceoccupiedbyeachtenant.Intheeventthatthepropertycontainsresidentialspaceonly,andtheroomsinallunitsareofsimilarsize,thelandlord

maysubstitutethenumberofroomsinplaceofsquarefootcalculations.TheappropriatenessofsuchsubstitutionwillrestwithinthediscretionoftheBoard.

3. TheBoardinconsideringacapitalimprovementapplicationmayconsiderthecostoftheimprovement,thenatureoftheimprovement,thenumberofyearsofusefullifeoftheimprovement,theconditionofthepremises,andwhatportionofthebuildingtheimprovementenhances.TheBoardmayconsideralltheforegoingcriteria,andanyrecommendationsintheConstructionOfficial’sreport,indeterminingwhetherthelandlordshallbeentitledtoimposetheentireimprovementuponthetenantsoraportionthereof.

c. Thefollowingshallbeapplicabletoallhardshipandcapitalimprovementapplications:

1. Uponfilingtheapplication,theLandlordshallalsofilearequestwiththeMunicipalConstructionOfficialforasubstantialcomplianceinspection.AssumingtheLandlordcooperateswithschedulinginspections,theConstructionOfficial,oradesignee,shalluseitsbesteffortsinspectthepremisesandprovideareporttotheBoardwithinthirty(30)days.Inthecaseofacapitalimprovementapplicationthereportshallcontainpre-improvementphotos.TheBoardmayconsideranyrecommendationsinthereport,andmay,initsdiscretion,makeallorpartofanyincreasegivenconditionedonsatisfyingsomeoralloftherecommendationsoftheConstructionOfficial’soffice,eitherpriororsubsequenttotheeffectivedateoftheincrease.Inthelattercase,theBoardshallretainjurisdictiontoassurethatanyrequiredpost-increaseconditionsaresatisfied.Inthecaseofnon-emergentcapitalimprovementapplications,alandlordmay,atitsownrisk,commenceproposedcapitalimprovementsonlyafterthecompletionofthesubstantialcomplianceinspectionbytheConstructionOfficial’sOffice.

2. UponreceiptofthereportfromtheConstructionOfficial’soffice,theBoardshallscheduleameetingbetweenthelandlordandtheCapitalImprovementandHardshipSubcommittee.Theattendanceatthescheduledmeetingbythelandlordoritsagentwillbemandatory,howeverattendanceatanysubsequentor“followup”meetingwillbeatthediscretionoftheSubcommittee.OncetheSubcommitteeissatisfiedthatallrequiredinformationanddocumentationhasbeenprovidedbythelandlord,andthatallissuesregardingsubstantialcompliancehavebeenorwillbeaddressed,theSubcommitteeshallrefertheapplication,withtheSubcommittee’srecommendations,totheBoardforhearing.TheBoardwilladvisethelandlordofthedateonwhichtheapplicationwillbeheard,whichdateshallnotbesoonerthanforty-five(45)days.

3. Notlessthanthirty(30)dayspriortothescheduledhearing,Landlordshallserveanotification,inaformprescribedbytheBoard,oneachtenantbycertifiedmail,regularmailandbypostingacopyofthenotificationinthelobbyorotherconspicuouscommonareaofthebuilding.Thenoticeshalladvisethescheduleddateandtimeofthehearing,providethatthetenantsmayinspectafullcopyoftheapplication,anyamendments,exhibitsandexpertreportsattheofficeoftheRentLevelingBoardduringbusinesshours,andthatthetenantshavetherighttoobjecttotheapplicationinpersonatthehearingorinwritingnolaterthanfive(5)dayspriortothehearing.Inthecaseofacapitalimprovementapplication,thenotificationshallalsoincludeataminimum,adescriptionoftheproposedcapitalimprovement,thetotalcostoftheproposedcapitalimprovement,thetotal

squarefootageornumberofroomsintheproperty,thesquarefootageornumberofroomsforeachapartment,andtheamountoftheproposedmonthlyincreaseforeachunit.

4. Notlessthanten(10)dayspriortothehearing,landlordshallfilewiththeBoardaCertificationofProofofServiceandPosting,withstampedcertifiedmailreceiptsattached.NohearingwillbehelduntilsatisfactoryproofoftimelymailingandpostingispresentedtotheBoard.Shouldanyhearingbepostponed,theBoardmay,initsdiscretion,requirere-notificationbytheLandlord.

5.Intheeventthatacapitalimprovementincreaseisbeingrequestedforrenovationstobemadetoanindividualdwellingunitwhichis,orwillbe,vacantatthetimeoftherenovations,thenoticerequirementswillbewaivedandthehearingmaybescheduledsoonerthanforty-fivedaysafternoticetothelandlord.Iftherequestedmonthlyrentincreaseisnotmorethanten(10%)ofthecurrentmonthlybaserent,thelandlord’smandatoryattendanceataSubcommitteemeetingmaybewaivedbytheSubcommittee.

6. Intheeventalandlordshallbeentitledtoacapitalimprovementincreaseforanoccupiedunitunderparagraphbaboveinexcessofsixpercent(6%)ofthemonthlybaserentalineffectatthetimeoftheimpositionoftheincrease,theincreasewillbelimitedeachyeartosixpercent(6%)ofthemonthlybaserentalineffecteachyear,untilthefullincreasehasbeenphasedinortheoccupanthasvacatedtheunit.

7. TheBoardmaynotacceptmorethanone(1)hardshiporcapitalimprovementincreaseapplicationinanytwelve(12)monthperiodforanybuilding,withtheexceptionofapplicationsforemergentimprovementsorvacantunitrenovationsunderparagraph5above.

Section3. Chapter12,Section4.oftheRevisedGeneralOrdinancesoftheTownshipofWeehawken,1987,shallbeamendedbytheadditionofthefollowingsection:

12-4.4CapitalImprovementandHardshipSubcommittee

ThereshallbeformedfromtimetotimeasneededaCapitalImprovementandHardshipSubcommitteeoftheRentLevelingBoard.TheSubcommitteeshallconsistoftheBoardChairman,atleastoneotherMemberorAlternateMemberoftheBoard,theBoardSecretary,theBoardAttorney,arepresentativeoftheConstructionOfficial’soffice,andtheBoard’saccountingexpert,ifrequiredbytheBoard’sChairman.AnymeetingoftheSubcommitteeinwhichatleastthree(3)membersarepresentmayconductbusiness.TheSubcommitteeshallreviewapplicationsforcapitalimprovementincreasesandhardshipincreases,andmakerecommendationstotheBoardoncetheSubcommitteeissatisfiedthattheapplicationiscompleteandallrequestedsupplementaldocumentationhasbeenreceived.

Section 4. Chapter 12, Section 4-6.1a. of the Revised General Ordinances of the Township ofWeehawken,1987, shallbeamendedconcerning fees forhardshipandcapital improvementapplicationsandsubstantialcomplianceinspectionsasfollows:

Landlordapplicationforincreasedrentduetohardshiporcapitalimprovement:

Basefeeforallbuildings $100.00Additionalfeeforunitsten(10)-throughtwentyfive(25)$5.00perunit

Additionalfeeforunitstwenty-six(26)+ $4.00perunit

InspectionandissuanceofareportorcertificateofsubstantialcompliancebytheOfficeofConstructionOfficial:

Feeforallbuildinginspections $50.00.Additionalfeeforcapitalimprovementincreaseapplicationinspections $5.00perunit.

Section5.Chapter12,oftheRevisedGeneralOrdinancesoftheTownshipofWeehawken,1987,shallbeamendedbytheadditionofthefollowingsection:

12-13HarassmentofTenants.

12-13.1ProhibitionagainstHarassment.

Nolandlord,noranyagent,employee,manager,contractor,subcontractororotherpersonactingonbehalfofthelandlord,shallharassanytenant,willfully,orbysuchnegligentactsoromissionsofsuchsignificanceorfrequencyastosubstantiallyinterferewithordisturbthecomfort,safetyandquietenjoymentofanypersonlawfullyentitledtooccupancyofadwellingunit,andwhichareintendedorlikelytocausesuchtenanttovacatethedwellingunitortosurrenderorwaiveanylegalrightsrelatingthereto.Specificallyprohibitedactsandomissionsinclude,butarenotlimitedto:

HabitualInterruption,terminationorfailuretoprovidehousingservices(suchaselectric,water,heat,hotwater,andsecurity),ormaintenanceandrepairsrequiredbycontractorbystateorlocalhousing,healthorsafetylawsandregulations,orfailuretoexerciseduediligenceinmakingandcompletingrepairsandmaintenanceonceundertaken;

Repeatedlyenteringintoadwellingunitundertheguiseofconductingemergencymaintenanceandrepairs,orotherwiserepeatedlyfailingtogivethetenantadequatenoticepriortoenteringthedwellingunittoconductroutinemaintenanceandrepairs,orforshowingtheunittopotentialrentersorpurchasersofthepropertywithoutadequatepriornotice,orotherwiseinterferewithatenant’srighttoprivacy;

Influencingorattemptingtoinfluenceatenanttovacateadwellingunitthroughfraud,intimidationorcoercionincludingbothersometelephonecalls,lettersornotices;

Threateningatenantortenant’shouseholdmembers,bywordorgesture,withphysicalharmortakingsuchotheractionsthatwouldcauseatenantortenant’shouseholdmembers,visitorsorgueststofearfortheirsafetyorproperty;

Excessivelyofferingatenantmonetarypaymentstovacate,ortomakinganysuchofferaccompaniedbythreatsorotherformsofintimidation;

Purposelyviolatinganylawwhichprohibitsdiscriminationbasedonactualorperceivedrace,gender,sexualorientation,religion,age,disability,maritalstatusoroccupancybyaminorchild;

Repeatedlyrefusingtoacceptoracknowledgereceiptofatenant’slawfulrentpayment(s),servingfrivolousrentincreasenotices,evictionnoticesorfilingfrivolousevictionactionsorotherlegalproceedings;

12-13.2ExclusionforLawfulActions

Nothinghereinshallbeconstruedtopreventalandlordfromgivinglawfulcommunications,noticestoceaseandnoticestoquit,orfilinglawfulevictionactionsagainstatenant,wherelegalgroundsforsamearereasonablybelievedtoexistbythelandlord.

12-13.3JurisdictionoftheRentLevelingBoard

ViolationofthisSection,inadditiontoanyotherpenaltiesprovidedforinthisChapterorelsewhere,isherebydeterminedbytheTownshiptobeasubstantialandsignificantfailureoflandlordtomaintainservicesasdefinedinSection12-5.1ofthisChapter.AtenantclaimingtobeavictimofsuchharassmentmayfileacomplaintwiththeRentBoardforareductioninrentinthesamemannerasanyotherdiminishmentofservicescomplaint.TheBoardshallhearallsuchcomplaintsatapublichearingonnotlessthanfifteen(15)days’noticetothetenantandlandlord,andwithbothpartieshavingtheopportunitytoberepresentedbylegalcounsel.ShouldtheBoarddeterminethatalandlordhasviolatedtheprovisionsofthisSection,theBoardmay,initsdiscretion,orderanabatementofrentinanamountcommensuratewiththeseverityoftheviolation,andmay,uponafindingofacontinuingviolation,orderacontinuingrentreductionuntilsuchtimeasthecontinuingviolationhasceased.

12-13.4Violations

Nothinghereinshalllimittheabilityofacourtofcompetentjurisdictionfromenforcingtheprovisionofthissectioninthesamemannerasanyotherviolationofthischapterprovidedforundersection12-5.4.NothinghereinshalllimittheBoard’sauthoritytoreferanysuchmatterstotheMunicipalCourtorProsecutor’soffice,withoutregardtowhethertheBoardtakesactionormakesanyfindingsundersection12-13.3.

Section6.Chapter12,Section3.5.oftheRevisedGeneralOrdinancesoftheTownshipofWeehawken,1987,isherebyrepealedandreplacedwiththefollowing:

12-3.5 LandlordRequiredtoNotifyTenantsandBoardofTaxSurcharge.AnylandlordseekingtoimposeataxsurchargeshallnotifythetenantofsameinaccordancewiththelawsoftheStateofNewJerseyapplicabletotheimpositionofrentincreasesandthenoticeshallincorporatetheformofcalculatingthesurchargeasprescribedbytheBoard.Allsuchnoticesaretobeservedbycertifiedmailwithreturnreceiptandbyregularmail.Withinseven(7)daysofservingthenoticesonthetenants,thelandlordshallalsofilewiththeRentLevelingBoarda“NoticeofAnnualTaxSurcharges”,onaformprescribedbytheBoard,foreachbuildinginwhichataxsurchargewillbeimposed.Copiesofalltaxsurchargenoticesservedonthetenantsandacopyofthecertifiedmailreceipts,shallbeattachedtoandfiledwiththeNoticeofAnnualTaxSurcharges.Anylandlordfailingtoservetimelynoticesonthetenants,orfileaNoticeofAnnualTaxSurcharges,withinthetimeperiodsrequiredhereinorbythisChaptergenerally,shallnotbeentitledtocollectanytaxsurchargefortheyearinquestion.

Section7. InconsistentOrdinancesRepealed. Allotherordinancesorpartsofordinances inconsistentwiththisordinanceareherebyrepealed,totheextentofsuchinconsistency. Section 8. Severability. If any portion of this ordinance or the application thereof to any person orcircumstance shall for any reason be adjudged by a court of competent jurisdiction to be invalid orunenforceable,thatportionshallbedeemedseveredfrom,andshallnotimpairthevalidityorenforceabilityof,thebalanceofthisordinance. Section9. Gender andNumber. As used in this ordinance,wherevernecessaryor appropriate, onegendershallbedeemedtoincludeandmeaneitheroftheothertwo,andthesingularnumbershallincludethepluralandviceversa. Section10.ParagraphHeadings.Theparagraphheadingsappearinginthisordinanceareinsertedonlyasamatterofconvenienceandareneitherapartofthesubstantiveprovisions,norinanywaydefine,limitordescribethescopeorintentofthisordinance. Section 11.Effective Date. This ordinance shall take effect upon final adoption and publicationaccordingtolaw.TOWNSHIP OF WEEHAWKEN HUDSON COUNTY, NEW JERSEY

AN ORDINANCE AMENDING ORDINANCE #1-1989, CHAPTER 12, RENT CONTROL, OF THE REVISED GENERAL ORDINANCES OF THE TOWNSHIP OF WEEHAWKEN, 1987, IN ORDER TO SUSPEND, IMMEDIATELY AND INDEFINITELY, THE RIGHT OF A LANDLORD TO IMPOSE ANY TAX SURCHARGE UPON A TENANT BASED UPON TAXES ASSESSED FOR THE YEAR 2017 AND THEREAFTER

ORDINANCE #13-2017

WHEREAS, the Township Council finds and determines that, over the years, rent

increases have generally outpaced the rate of inflation without evidence of a commensurate reinvestment in or upgrading of properties subject to the provisions of the Township’s Rent Control laws: and

WHEREAS, the Township Council therefore finds and determines that there is a need to

amend certain provisions relating to the landlords’ real estate tax expense pass-through presently allowed to be imposed on tenants covered by the Township’s Rent Control ordinance; and

WHEREAS, the Council hereby finds and determines that the within amendments are necessary to further the purposes of and to address the needs for which rent controls remain in effect in the Township, that these amendments are in the best interests of the municipality and the health, safety and welfare of its residents and that an emergency situation exists with respect thereto, since the final tax bills for the current year, upon which tax surcharge notices are based, have already been mailed to property owners and landlords either are preparing and mailing such notices to their tenants or they may already have done so and, therefore, the following action needs to be made effective immediately upon final adoption

hereof, NOW, THEREFORE, BE IT ORDAINED by the Township Council of the Township

of Weehawken, County of Hudson and State of New Jersey, as follows: Section 1. Chapter 12, Section 3-4 (Tax Surcharge) of the Revised General

Ordinances of the Township of Weehawken, 1987, is hereby amended by suspending the provisions thereof immediately and indefinitely. Therefore, the right of a landlord to impose any Tax Surcharge pursuant to this section, unless it is already in effect and based upon taxes assessed for the year 2016, is hereby suspended, immediately and indefinitely, and unless and until further action by the Township Council. As a result, a landlord shall have no right to impose a Tax Surcharge upon a tenant pursuant to Section 12-3.4 based upon taxes assessed for the year 2017 or thereafter, unless and until the Township Council shall take further action to re authorize any Tax Surcharge provision, in its discretion. Therefore, the provisions of Section 12-3.4 and any related provisions of Chapter 12 shall be and shall remain, inoperative until further notice.

Section 2. Separate Violations. Each violation of any of the provisions of

this Ordinance shall be deemed and taken to be a separate and distinct offense. Section 3. Inconsistent Ordinances Repealed. All other ordinances or parts

of ordinances inconsistent with this ordinance are hereby repealed, to the extent of such inconsistency.

Section 4. Severability. If any portion of this ordinance or the application thereof to any person or circumstance shall for any reason be adjudged by a court of competent jurisdiction to be invalid or unenforceable, that portion shall be deemed severed from, and shall not impair the validity or enforceability of, the balance of this ordinance.

Section 5. Gender and Number. As used in this ordinance, wherever necessary or appropriate, one gender shall be deemed to include and mean either of the other two, and the singular number shall include the plural and vice versa.

Section 6. Paragraph Headings. The paragraph headings appearing in this ordinance are inserted only as a matter of convenience and are neither a part of the substantive provisions, nor in any way define, limit or describe the scope or intent of this ordinance.

Section 7. Effective Date. This Council, having found and determined that an emergency situation exists affecting the public health, safety and welfare, this Ordinance shall take effect immediately upon final adoption hereof, as allowed by law.

Introduced: August 15, 2017 Adopted: September 13th 2017