Orange, NJ Residential Lease Agreement

Orange · Essex County, New Jersey

Orange municipal data verified: August 24, 2026

Page content reviewed: August 19, 2026

Download Orange 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 Orange's municipal addendum.

What Orange requires before the tenant moves in

Certificate of Habitability (rental).

When it applies. Unlawful to rent, lease, or deliver up any dwelling unit for residential occupancy until a Certificate of Habitability is issued after inspection; required prior to each rental/occupancy AND annually thereafter. Application due at least 5 business days before a new tenant occupies (annual renewals due by the anniversary date).

Who handles it. Division of Code Enforcement (Dept. of Planning & Economic Development), 29 North Day Street, Orange NJ; Chief Code Enforcement Inspector 973-952-6075; City Hall main 973-952-6100

From the ordinance. City of Orange Township Code Ch. 156 (Property Maintenance), Sec. 156-23 (Ord. 105-72; amended Ord. 6-2009, 32-2010). Fees set in Ch. 88 (Fees), per dwelling unit, nonrefundable; exact rental-COH amount not itemized in the code text - confirm with Code Enforcement. Owners of premises with 2+ rental units must also file owner/tenant statements and notify the Public Officer 15 days before a unit vacancy to request inspection. Temporary COH available with a 30-day cure. Separate instruments: Art. VII Sec. 156-41 is a sale/transfer COH (do not conflate) and Art. VIIA adds radon testing on transfers. (City of Orange Township, Essex County - distinct from East Orange and South Orange.)

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 Orange 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 Orange's requirement as a printed addendum so the person signing it can see the same thing.

Official sources

Verified 2026-08-24 against the sources above. Ordinances change; confirm with Division of Code Enforcement (Dept. of Planning & Economic Development), 29 North Day Street, Orange NJ; Chief Code Enforcement Inspector 973-952-6075; City Hall main 973-952-6100 before the tenant moves in.

Required statewide, on top of Orange'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 Orange require a certificate of occupancy before a new tenant moves in?

Yes. Orange runs a Certificate of Habitability (rental). Unlawful to rent, lease, or deliver up any dwelling unit for residential occupancy until a Certificate of Habitability is issued after inspection; required prior to each rental/occupancy AND annually thereafter. Application due at least 5 business days before a new tenant occupies (annual renewals due by the anniversary date). City of Orange Township Code Ch. 156 (Property Maintenance), Sec. 156-23 (Ord. 105-72; amended Ord. 6-2009, 32-2010). Fees set in Ch. 88 (Fees), per dwelling unit, nonrefundable; exact rental-COH amount not itemized in the code text - confirm with Code Enforcement. Owners of premises with 2+ rental units must also file owner/tenant statements and notify the Public Officer 15 days before a unit vacancy to request inspection. Temporary COH available with a 30-day cure. Separate instruments: Art. VII Sec. 156-41 is a sale/transfer COH (do not conflate) and Art. VIIA adds radon testing on transfers. (City of Orange Township, Essex County - distinct from East Orange and South Orange.) Confirm current details with Division of Code Enforcement (Dept. of Planning & Economic Development), 29 North Day Street, Orange NJ; Chief Code Enforcement Inspector 973-952-6075; City Hall main 973-952-6100 and the official sources on this page.

When can the lease start in Orange?

Set the start date after the certificate or inspection is issued, not before. Unlawful to rent, lease, or deliver up any dwelling unit for residential occupancy until a Certificate of Habitability is issued after inspection; required prior to each rental/occupancy AND annually thereafter. Application due at least 5 business days before a new tenant occupies (annual renewals due by the anniversary date). 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 Orange?

Yes. Orange'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.