Howell, NJ Residential Lease Agreement

Howell · Monmouth County, New Jersey

Howell municipal data verified: August 31, 2026

Page content reviewed: August 19, 2026

Download Howell lease (Word)Open to print or save as PDF

Free, no email required. The Word file is a blank you fill in; the print version opens in a new tab and saves as a PDF from your browser's print dialog. Both include Howell's municipal addendum.

What Howell requires before the tenant moves in

Rental Certificate (issued with Landlord Registration on a combined application).

When it applies. Annually, and at any change of ownership or tenancy. Each rental unit must be inspected annually as well as any time there is a change of ownership or tenancy.

Who handles it. Department of Community Development, Code Enforcement / Housing, Township of Howell, 4567 Route 9 North, Howell NJ 07731; 732-938-4500 ext. 2336 (housing) or ext. 2330 (code enforcement)

From the ordinance. Township Code Ch. 178 (Housing Code; Rental Property), Art. II, Secs. 178-18, 178-22 and 178-25, as amended by Ordinance O-24-24. Sec. 178-22B: 'Each rental unit shall be inspected annually as well as any time there is a change of ownership or tenancy.' Applies to all rental units including single-family dwellings; as of 2026 single-family rentals must obtain a Rental Certificate yearly with inspection, and a separate Certificate of Smoke and Carbon Monoxide compliance from the Howell Fire Bureau is also required. Fees: $150 Rental Certificate per unit plus $100 Landlord Registration ($250 combined). No exemption for owner-occupied or small properties was found. Verify the current fee schedule before relying on the amounts.

What that means for your lease start date

The lease start date in Section 2 of the template is the date the tenant is entitled to occupy the unit. In Howell that date should fall after the certificate or inspection above has been issued, not before it. Schedule the inspection first, then write the start date.

If the certificate slips, the tenant cannot lawfully take occupancy on the day the lease says they can, and you are holding a signed contract you cannot perform. The copy of the lease on this page carries Howell's requirement as a printed addendum so the person signing it can see the same thing.

Official sources

Verified 2026-08-31 against the sources above. Ordinances change; confirm with Department of Community Development, Code Enforcement / Housing, Township of Howell, 4567 Route 9 North, Howell NJ 07731; 732-938-4500 ext. 2336 (housing) or ext. 2330 (code enforcement) before the tenant moves in.

Required statewide, on top of Howell's rule

Register as a landlord (New Jersey Landlord Registration / Identity Law, N.J.S.A. 46:8-27 to 46:8-37). File within 30 days, or at creation of the first tenancy in a newly constructed/reconstructed building (46:8-28). Give each tenant a copy of the registration certificate at the start of a new tenancy (46:8-29). File an amended certificate within 20 days of any change to the form's information (46:8-28.2).

File with the right office. One-unit or two-unit non-owner-occupied: Municipal clerk of the town where the property is located (or the official the clerk designates). Three or more units: NJ DCA Bureau of Housing Inspection. Owners of tenant-occupied single-family and two-family properties must also file a registration with the DCA Bureau of Housing Inspection (46:8-28.5), with limited exceptions (e.g., certified lead-free or post-1978 owner-occupied two-family, seasonal rental under 6 months).

If you do not register. In an action for possession by a non-compliant landlord, no judgment for possession until registration; the court continues the case up to 90 days, then dismisses (46:8-33). Penalty up to $500 per offense (46:8-35); tenant rights cannot be waived (46:8-36).

Questions

Does Howell require a certificate of occupancy before a new tenant moves in?

Yes. Howell runs a Rental Certificate (issued with Landlord Registration on a combined application). Annually, and at any change of ownership or tenancy. Each rental unit must be inspected annually as well as any time there is a change of ownership or tenancy. Township Code Ch. 178 (Housing Code; Rental Property), Art. II, Secs. 178-18, 178-22 and 178-25, as amended by Ordinance O-24-24. Sec. 178-22B: 'Each rental unit shall be inspected annually as well as any time there is a change of ownership or tenancy.' Applies to all rental units including single-family dwellings; as of 2026 single-family rentals must obtain a Rental Certificate yearly with inspection, and a separate Certificate of Smoke and Carbon Monoxide compliance from the Howell Fire Bureau is also required. Fees: $150 Rental Certificate per unit plus $100 Landlord Registration ($250 combined). No exemption for owner-occupied or small properties was found. Verify the current fee schedule before relying on the amounts. Confirm current details with Department of Community Development, Code Enforcement / Housing, Township of Howell, 4567 Route 9 North, Howell NJ 07731; 732-938-4500 ext. 2336 (housing) or ext. 2330 (code enforcement) and the official sources on this page.

When can the lease start in Howell?

Set the start date after the certificate or inspection is issued, not before. Annually, and at any change of ownership or tenancy. Each rental unit must be inspected annually as well as any time there is a change of ownership or tenancy. If the certificate is late, the tenant cannot lawfully take occupancy on the date written in the lease, which is the problem this page exists to prevent.

Do I still have to register as a landlord in Howell?

Yes. Howell's municipal requirement is on top of, not instead of, New Jersey's statewide Landlord Registration / Identity Law (N.J.S.A. 46:8-27 to 46:8-37). Both apply.

Related

This content is for informational purposes only and does not constitute legal, financial, or tax advice. Consult a licensed attorney or real estate professional for advice specific to your situation.