Njar 125 7 12 PDF Template

Njar 125 7 12 PDF Template

The Njar 125 7 12 form is a standard residential lease agreement used in New Jersey. This legally binding document outlines the terms and conditions between a landlord and tenant, including details about rent, security deposits, and tenant responsibilities. It is important to understand this form fully before signing, as it becomes effective within three business days.

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Article Guide

The Njar 125 7 12 form is a standard residential lease agreement utilized in New Jersey, crafted by the New Jersey Association of Realtors. This legally binding document outlines the terms and conditions under which a landlord rents a property to a tenant. Key components of the form include provisions related to the rental property, the duration of the lease, and the payment structure for rent. It also addresses the security deposit requirements, late payment penalties, and the responsibilities of both landlords and tenants concerning maintenance and repairs. Notably, the form includes an attorney review clause, allowing either party to consult with legal counsel within a specified timeframe before the lease becomes final. Additional sections cover topics such as the prohibition of alterations without consent, rules regarding pets, and the process for renewing the lease. By detailing these aspects, the Njar 125 7 12 form aims to protect the rights of both parties while fostering a clear understanding of their obligations throughout the rental period.

Njar 125 7 12 Preview

NJAR® Form-125-7/12 Page 1 of 8
Tenant's
Initials: __________
Landlord's
Initials: __________
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2. PROPERTY: The Tenant agrees to lease from the Landlord and the Landlord agrees to lease to the Tenant (the single family home)
(apartment # ______) (condominium unit #______) (townhouse unit #______) having a street address of _________________________
_______________________________________________________________________ located in _____________________________
_____________________, New Jersey (referred to as the “Property”).
TABLE OF CONTENTS
THIS IS A LEGALLY BINDING LEASE THAT WILL BECOME FINAL WITHIN THREE BUSINESS DAYS.
DURING THIS PERIOD YOU MAY CHOOSE TO CONSULT AN ATTORNEY WHO CAN REVIEW AND CANCEL
THE LEASE. SEE SECTION ON ATTORNEY REVIEW FOR DETAILS.
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NEW JERSEY ASSOCIATION OF REALTORS® STANDARD FORM OF
RESIDENTIAL LEASE
©2001 NEW JERSEY ASSOCIATION OF REALTORS®, INC.
1. CONDO/CO-OP RIGHT OF TERMINATION
5. INITIAL DEPOSIT
6. SECURITY DEPOSIT
7. LATE PAYMENT PENALTY
8. ADDITIONAL RENT
9. POSSESSION AND USE
11. NO ASSIGNMENT OR SUBLETTING
12. VIOLATION, EVICTION & RE-ENTRY
14. QUIET ENJOYMENT
15. TENANT'S REPAIRS AND MAINTENANCE
16. LANDLORD REPAIRS
17. ACCESS TO THE PROPERTY
18. NO ALTERATIONS OR INSTALLATION OF EQUIPMENT
19. INSPECTION
20. INSURANCE
21. FIRE AND OTHER CASUALTY
22. LIABILITY OF LANDLORD & TENANT
23. PETS
24. NOTICES
25. NO WAIVER
26. SEVERABILITY
27. RENEWAL OF LEASE
28. FURNITURE
29. END OF TERM
30. ASSOCIATION BYLAWS, RULES & REGULATIONS
31. BINDING
32. ENTIRE AGREEMENT
33. ATTORNEY REVIEW CLAUSE
34. BROKER'S COMMISSION
35. LEAD-BASED PAINT DOCUMENT ACKNOWLEDGMENT
36. WINDOW GUARD NOTIFICATION
37. MEGAN'S LAW STATEMENT
38. CONSUMER INFORMATION STATEMENT
ACKNOWLEDGMENT
39. DECLARATION OF LICENSEE BUSINESS RELATIONSHIP
40. ACKNOWLEDGMENT OF TRUTH IN RENTING
STATEMENT
41. SMOKE DETECTORS, CARBON MONOXIDE ALARM AND
PORTABLE FIRE EXTINGUISHER COMPLIANCE
42. PRIVATE WELL TESTING
43. MEGAN'S LAW REGISTRY
44. OTHER LEASE PROVISIONS
RESIDENTIAL LEASE AGREEMENT
BETWEEN LANDLORD: ______________________________________________________________________________________
whose address is ______________________________________________________________________________________________
_____________________________________________________________________________________________________________
AND TENANT: ______________________________________________________________________________________________
whose address is ______________________________________________________________________________________________
_____________________________________________________________________________________________________________
The word “Landlord” as used in this Lease means all of the landlords above listed. In all instances in which the Landlord may
exercise rights or perform obligations under this Lease, it may do so through its authorized agents or representatives.
The word "Tenant" as used in this Lease means all of the tenants above listed.
1. CONDOMINIUM/CO-OPERATIVE RIGHT OF TERMINATION: (The following statement generally, as
required by law,
must be included in a lease for a condominium or cooperative unit.) THIS BUILDING IS BEING CONVERTED TO OR IS A CON-
DOMINIUM OR COOPERATIVE. YOUR TENANCY CAN BE TERMINATED UPON 60 DAYS NOTICE IF YOUR APARTMENT
IS SOLD TO A BUYER WHO SEEKS TO PERSONALLY OCCUPY IT. IF YOU MOVE OUT AS A RESULT OF RECEIVING SUCH
A NOTICE, AND THE LANDLORD ARBITRARILY FAILS TO COMPLETE THE SALE, THE LANDL
ORD SHALL BE LIABLE
FOR TREBLE DAMAGES AND COURT COSTS.
3. TERM: The Term of this Lease is for _________________________________________________ (months) (years) starting on
_____________________________________ and ending on __________________________________________. This is referred to as
the “Term”. If the Landlord is unable to give possession of the Property to the Tenant on the first day of the Term, the Landlord shall not
have any liability to the Tenant. However, the Tenant shall not be liable for the payment of rent until the Landlord gives posse
ssion of the
13. DAMAGES
10. UTILITIES
2. PROPERTY
3. TERM
4. RENT
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(NAME AND ADDRESS)
Property to the Tenant. If the Landlord fails to give possession of the Property within 30 days of the start date set forth above, then the
Tenant may terminate this Lease by giving notice to Landlord. If the first day of the Term is delayed, then the last day of the Term shall
be adjusted accordingly, so that the Term remains for the number of months or years above stated.
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4. RENT: The rent for the Term of this Lease is $ ________________, to be paid as follows: $______________ per month, which is
due on the ___________________________ day of each month. Rent shall be payable to: ____________________________________
____________________________________________________________________________________________________________.
5. INITIAL DEPOSIT: Tenant has paid an initial deposit of $ ________________ received on ____________________ that will
be credited towards ____________ the first month's rent or ____________ the Security Deposit. The balance shall be paid as fol-
lows: First month's rent $__________________ Due on _______________________________________________, Security Deposit
$_______________________ Due on ________________________________________________________.
6. SECURITY DEPOSIT: Tenant shall pay to the Landlord the sum of $ _____________ (the “Security Deposit” which cannot
exceed one and one-half month
s rent) to assure that Tenant performs all of Tenant's obligations under this Lease. Landlord shall comply
with the Rent Security Deposit Act (N.J.S.A. 46:8-19 et seq.; the “Act”). This includes depositing the Security Deposit into a banking
institution or investment company in New Jersey and notifying the Tenant in writing within 30 days of Landlord's receipt of the Secu-rity
Deposit of (i) the name
and address of the banking institution or investment company; (ii) the type of account in which the Security
Deposit is deposited or invested (for example, interest bearing or money market); (iii) the amount of the Security Deposit and (iv) the
current rate of interest for the account. The Act also requires payment in cash to Tenant of all interest earned on the Security Deposit
upon the anniversary
date of this Lease or the renewal of the term of this Lease. At such time, or at the time of a change in the type of
account or a change in the banking institution or investment company, Landlord shall again notify Tenant of (i) the name and address of
the banking institution or investment company; (ii) the type of account in which the Security Deposit is deposited or invested; (iii) the
amount of S
ecurity Deposit and (iv) the current rate of interest for the account. Such a notice shall also be given to Tenant within 30 days
after conveyance of the Property.
The Landlord may deduct from the Security Deposit any costs resulting from the Tenant's failure to comply with any of the terms of
this Lease. If the Landlord makes any such deductions, then upon demand, the Tenant shall promptly restore the Security Deposit to its
original amount. The Security Deposit may not be used by the Tenant for the payment of rent without the written consent of the Landlord.
The Landlord shall inspect the Property after the Tenant vacates at the end of the Term. Within 30 days of the termination of this Lease,
the Landlord shall return the Security Deposit plus the undistributed interest to the Tenant, less any charges expended by the Landlord
for damages to the Property resulting from the Tenant's occupancy. The interest and deductions shall be itemized in a statement
by the
Landlord, and shall be forwarded to the Tenant with the balance of the Security Deposit by personal delivery, registered or certified mail.
If the Landlord sells or transfers the Property during the Term of this Lease, the Landlord will transfer the Security Deposit plus the
undistributed interest to the new owner. Landlord shall notify the Tenant of the sale and transfer, as well as the name
and address of the
new owner. The notice shall be given by registered or certified mail within five days after conveyance of title. After acquisition of the
Property, the new owner shall have all responsibility regarding the Security Deposit, and the Landlord shall have no further responsibility.
7. LATE PAYMENT PENALTY: If the Tenant does not pay the rent by the ___________ day of the month, the Ten
ant shall pay a
late charge of _____________ until the rent is received by Landlord. The late charge shall be added to the rent, and shall be considered as
additional rent, which is defined in Section 8. In the event any rent check is returned unpaid due to insufficient funds, the Tenant agrees
to pay the Landlord a $__________________ processing charge. In such event, the Landlord reserves the right
to demand that future rent
payments be made in cash, bank or certified check.
8. ADDITIONAL RENT: Landlord may perform any obligations under this Lease which are Tenant's responsibility and which Tenant
fails to perform. The cost to Landlord for such performance may be charged to TENANT as "additional rent" which shall be due and
payable with the next installment of monthly rent. The additional rent
may include reasonable attorney's fees incurred by Landlord
because of Tenant's failure to perform under this Lease. Landlord has the same rights against Tenant for failure to pay additional rent as
Landlord has for Tenant's failure to pay monthly rent. This means that the Landlord may evict Tenant for failure to pay additional rent.
9. POSSESSION AND USE: The Landlord shall give possession of the Property to the Tenant for the Term of this Lease except as
otherwise provided in this Lease. The Tenant shall occupy the Property only as a private residence, and will not use the Property for any
business, trade or profession. The Tenant shall not store any flammable, dangerous or hazardous materials at the Property, other than
ordinary household cleaning materials. The Property shall not be allowed
to be vacant for any extended period of time.
10. UTILITIES: The Tenant shall arrange to have the utilities transferred into Tenant's name prior to occupancy, and shall be respon-
sible for paying the following utility services: Gas Electric Water Heat Sewer General Trash Disposal
(Other) ___________________________________________________________________.
The Land
lord shall provide and pay for the following utility services: Gas Electric Water Heat Sewer
NJAR® Form-125-7/12 Page 2 of 8
Tenant's
Initials: __________
Landlord's
Initials:
__________
NJAR® Form-125-7/12 Page 3 of 8
Tenant's Landlord's
Initials: __________ __________
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12. VIOLATION, EVICTION AND RE-ENTRY: The Landlord reserves the right of re-entry. This means that if the Tenant violates
the terms of this Lease, the Landlord may terminate this Lease and regain possession of the Property. This is done by a court proceed-
ing known as an eviction. A complaint is served upon the Tenant and the Tenant must appear in court. The Landlord may also evict the
Tenant for any other cause which is permitted by applicable law. When the eviction proceeding is concluded, the Landlord may regain
possession of the Property.
13. DAMAGES: The Tenant is liable for all Landlord's damages caused by Tenant's breach of this Lease. Such damages may include
loss of rent, the cost
of preparing the Property for re-renting, brokerage commission in finding a new tenant as a result of Tenant's eviction
or Tenant moves out prior to the end of the Term as well as reasonable attorney's fees and court costs.
14. QUIET ENJOYMENT: The Tenant may occupy the Property without interference, subject to Tenant's compliance with the
Terms of this Lease.
15. TENANT'S REPAIRS AND MAINTENANCE: The Tenant shall:
(a) Pay for all repairs, replacements and damages caused by the act or neglect of the Tenant, the Tenant's family, domestic employees,
guests or visitors, whic
h includes but is not limited to sewer and plumbing drainage problems caused by the Tenant.
(b) Keep and maintain the Property in a neat, clean, safe and sanitary condition.
(c) Cut the grass and maintain the shrubbery.
(d) Drive and park vehicles only in designated areas, if any.
(e) Take good care of the Property and all equipment, fixtures, carpeting and appliances located in it.
(f) Keep the furnace clean, and regularly change the furnace filters, if applicable.
(g) Keep nothing in the Property which is flammable, dangerous or which might increase the danger of fire or other casualty.
(h) Promptly notify the Landlord of any condition which requires repairs to be done.
(i) Use the electric, plumbing and other systems and facilities in a safe manner.
(j) Promptly remove all garbage and recyclables from the Property and place it at the curb (or other designated area) in the proper
containers in accordance with the prescribed pick-up schedule.
(k) Not engage in any activity which may cause a cancellation or an increase in the cost of the Landlord's insurance coverages.
(l) Use no more electricity than the receptacles, wiring or feeders to the Property can safely carry.
(m) Obey all instructions, written or otherwise, of the Landlord for the care and use of appliances, equipment and other personal prop-
erty.
(n) Do nothing to destroy, deface or damage any part of the Property.
(o) Promptly comply with all orders and rules of the Board of Health or any other governmental authority which are directed to the
Tenant.
(p) Do nothing which interferes with the use and enjoyment of neighboring properties.
(q) Do nothing to cause any damage to any trees or landscaping on the Property.
(r) Keep the walks and driveway free from dirt, debris, snow, ice and any hazardous objects.
(s) Comply with such rules and regulations that may be published from time to time by the Landlord.
16. LANDLORD REPAIRS: The Landlord shall make any necessary repairs and replacements to the vital facilities serving the
Property, such as the heating,
plumbing and electrical systems, within a reasonable time after notice by the Tenant. The Tenant may be
liable for the cost of such repairs and replacements pursuant to Section 15. The Landlord shall not be liable for interruption of services
or inconvenience resulting from delays in making repairs or replacements if due to circumstances beyond Landlord's reasonable control.
17. ACCESS TO THE PROPER
TY: The Landlord shall have access to the Property on reasonable notice to the Tenant in order to
(a) inspect the interior and exterior of the Property, (b) make necessary repairs, alterations, or improvements, (c) supply services, and (d)
show it to prospective buyers, appraisers, contractors or insurers. The Landlord may enter the Property without prior notice in the event
of an emergency or if the
Tenant is not home for more than seven consecutive days. If this Lease is not renewed as per Section 27 of this
Lease Agreement, Landlord shall then be allowed access to the Property at any time prior to the end of the Term for showing of Property
to prospective tenants.
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11. NO ASSIGNMENT OR SUBLETTING: The Tenant may not assign this Lease, sublet all or any part of the Property, or permit
any other person to use the Property without the prior written permission of the Landlord. The Landlord may withhold such permission
in Landlord's sole and absolute discretion.
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General Trash Disposal (Other) ______________________________________________________________. The Tenant agrees
not to waste or unreasonably use any utility or appliance that is provided by the Landlord. Landlord shall not be responsible for any dam-
age or loss caused to Tenant or Tenant's property because of an interruption in utility servic
es over which Landlord has no reasonable
means of control. Any such interruption shall not be grounds for Tenant to reduce or stop paying rent.
Initials:
NJAR® Form-125-7/12 Page 4 of 8
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When painting (whether interior or exterior), the Tenant must have the Landlord's permission regarding paint colors. All painting must be
done in a professional and workmanlike manner. The Tenant shall repair all walls and ceilings which had pictures or fixtures attached,
prior to vacating. Any and all changes, additions or improvements made without t
he Landlord's written consent shall be removed by the
Tenant on demand by the Landlord. The Property shall be in substantially the same condition at the end of the Term as it was at the begin-
ning of the Term, reasonable wear and tear excepted.
All permitted changes, additions and improvements shall become the property of the Landlord when completed, shall be fully paid for
by the Tenant, and shall remain as part of the Property at the end of the Term of this Lease, unless the Landlord demands that the Tenant
remove them. The Tenant shall not allow any construction lien or other claim to be filed against the Property. If any such lien or claim is
filed against the Property, the Tenant shall have it promptly removed.
19. INSPECTION: If the municipality requires a continued use inspection or certificate of occupancy prior to occupancy, the Land-
lord shall be responsible for obtaining such inspections and certificates as well as making the necessary repairs.
20. INSURANCE: The Tenant shall be responsible for obtainin
g, at Tenant's own cost and expense, a tenant's insurance policy for the
Tenant's furniture, furnishings, clothing and other personal property. The Tenant's personal property shall not be the responsibility of the
Landlord, and will not be insured by the Landlord. The Tenant's insurance policy must also include liability coverage. Upon request, the
Tenant shall periodically furnish Landlord with evid
ence of Tenant's insurance policy.
21. FIRE AND OTHER CASUALTY: Immediate notice shall be given by the Tenant to Landlord of any fire or other casualty which
occurs at the Property. If the Property is uninhabitable, Tenant's obligation to pay rent shall cease until the time that the Property is re-
stored by the Landlord. If only a part of the Property is uninhabitable, then the rent shall be adjuste
d proportionately.
If only part of the Property is damaged, the Landlord shall repair the Property within a reasonable period of time. Landlord shall not be
obligated to repair or restore any improvements that Tenant has made to the Property.
Either party may cancel this Lease if the Property is so damaged by fire or other casualty that the property cannot be repaired within 90
days. The Landlord's d
etermination in such regard shall be final, conclusive and binding on both parties.
The Lease shall end if the Property is totally destroyed. The Tenant shall pay rent to the date of destruction.
If the fire or other casualty is caused by the act or neglect of the Tenant, the Tenant's family, domestic employees, guests or visitors, the
Tenant shall pay for all repairs and other damages.
22. LIABILITY
OF LANDLORD AND TENANT: The Landlord is not legally responsible for any loss, injury or damage to any
person or property unless such loss, injury or damage is directly caused by the Landlord's negligence. The Tenant is legally responsible
for loss, injury or damage to any person or property caused by the negligence of the Tenant, the Tenant's family members, domestic em-
ployees, guests or visitors.
23. PETS:
No dogs, cats or other pets shall be permitted on the Property without the prior written consent of the Landlord, which the
Landlord may withhold in the Landlord's sole and absolute discretion.
24. NOTICES: All notices given under this Lease must be in writing in order to be effective. Delivery of notices may not be refused. If
any notice is refused, it shall be considered to have been effectively given. Notices shall be given by (a) personal delivery, or (b) certified
mail, return receipt requested, unless applicable law requires a different means of notice. Notices to the Landlord shal
l be at the address
on the first page of this Lease, and to the Tenant at the Property.
25. NO WAIVER: The Landlord's failure to enforce any obligation of the Tenant contained in this Lease in any one instance shall not
prevent the Landlord from enforcing the obligation at a later time.
26. SEVERABILITY: If any term or condition of this Lease is contrary to law, the remainder of the Lease shall be unaffected and
shall continue to be binding upon the parties.
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(d) Install or change the electrical, plumbing, heating or air cooling system.
(c) Wallpaper, affix wall coverings or other permanent type decorations;
(b) Install any locks or chain guards;
(a) Install any improvement such as carpeting, paneling, floor tiles, or any other improvement which is nailed or tacked down, cemented
or glued in;
18. NO ALTERATIONS OR INSTALLATION OF EQUIPMENT: The Tenant may not alter or change the Property without first
obtaining Landlord's written consent. By way of example, the Tenant may not:
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Tenant's Landlord's
Initials: __________ __________Initials:
NJAR® Form-125-7/12 Page 5 of 8
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30. ASSOCIATION BYLAWS, RULES AND REGULATIONS: If Property is subject to any Association Bylaws
and Rules and Regulations, Tenant agrees to comply with such Association Bylaws and Rules and Regulations including
any amendments.
31. BINDING: This Lease is binding on the Landlord and the Tenant and all parties who lawfully succeed to their rights and respon-
sibilities.
32. ENTIRE AGREEMENT: This Lease contains the entire agreement of the Landlord and Tenant. No representations have been
made by the Landlord or its real estate broker or agents except as set forth in this Lease. This Lease can only be changed in writing by an
agreement signed by both the Landlord an
d the Tenant.
33. ATTORNEY REVIEW CLAUSE:
(1) Study by Attorney.
The Tenant or the Landlord may choose to have an attorney study this Lease. If an attorney is consulted, the attorney must complete
his or her review of the Lease within a three-day period. This Lease will be legally binding at the end of this three-day period unless an
attorney for the Tenant or the Landlord reviews or disapproves of the Lease.
(2) Counting the Time.
You count the three days from the date of delivery of the signed Lease to the Tenant and the Landlord. You do not count Saturdays,
Sundays or legal holidays. The Tenant and the Landlord may agree in writing to extend the three-day period for attorney review.
(3) Notice of Disapproval.
If an attorney for the Tenant or the Landlord reviews and disapproves of this Lease, the attorney must notify the Broker(s) and the other
party named in this Lease within the three-day period. Otherwise this Lease will be legally binding as written. The attorney must send the
notice of disapproval to the Bro
ker(s) by certified mail, by telegram, or by delivering it personally. The telegram or certified letter will be
effective upon sending. The personal delivery will be effective upon delivery to the Broker's office. The attorney may also, but need not,
inform the Broker(s) of any suggested revision(s) in the Lease that would make it satisfactory.
34. BROKER'S COMMISSION: The Broker's Commission is earned, due and payable upon signing of a fully executed Lease
Agreement and satisfaction of the Attorney Review Period set forth in Section 33 of this Lease. The Commission shall be paid by the
Landlord in accord with previously executed Listing Agreement.
Tenant and shall be payable as follows: ________________________________________________________________________
___________________________________________________________________________________________________________
__________________________________________________________________________________________________________
Listing Broker
Address Telephone #
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27. RENEWAL OF LEASE: The Tenant must be offered a renewal of this Lease by the Landlord, unless the Landlord has good
cause not to do so under applicable law. Reasonable changes may be included in the renewal Lease. Not less than ___________ days
before the expiration of the Term of this Lease, the Landlord shall notify the Tenant of the proposed terms for the renewal Lease. Within
_____
______ days after the Tenant receives the Landlord's renewal notice, Tenant shall notify Landlord whether Tenant accepts or rejects
the proposed renewal Lease. If the Tenant does not notify the Landlord of Tenant's acceptance, then the Landlord's proposal shall be con-
sidered to have been rejected. If the Tenant does not accept the renewal Lease, the Tenant must vacate the Property at the end of th
e Term.
28. FURNITURE: If the Property is leased in furnished condition, or if the Landlord leaves personal property to be used by the Ten-
ant, the Tenant shall maintain the furniture and furnishings in good condition and repair. A list of such items shall be attached to this Lease
and signed by the Landlord and the Tenant.
29. END OF TERM: At the end of the Term, the Tenant shall (a) leave the Prope
rty clean, (b) remove all of the Tenant's property,
(c) repair any damage including that caused by moving, (d) make arrangements for final utility readings and pay all final utility bills and
(e) vacate the Property and return it with all keys to the Landlord in the same condition as it was at the beginning of the Term, except for
normal wear and tear.
_______________________________________________________________ ______________________________________
Tenant's Landlord's
Initials: __________ __________Initials:
NJAR® Form-125-7/12 Page 6 of 8
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41. SMOKE DETECTORS, CARBON MONOXIDE ALARM AND PORTABLE FIRE EXTINGUISHER COMPLIANCE:
The Certificate of smoke detectors, carbon monoxide alarm and portable fire extinguisher compliance (CSDCMAPFEC), as required by
law, shall be the responsibility of the Landlord. If such alarms are battery operated, the Tenant shall be responsible for their maintenance.
38.
CONSUMER INFORMATION STATEMENT ACKNOWLEDGMENT: By signing below, the Landlord and Tenant acknowl-
edge they received the Consumer Information Statement on New Jersey Real Estate Relationships from the brokerage firms involved in
this transaction prior to the first showing of the Property.
39. DECLARATION OF LICENSEE BUSINESS RELATIONSHIP(S):
A. ________________________________________________________________________________________, (name of firm)
AND _________________________________________________________________________________ (name(s) of licensee(s))
AS ITS AUTHORIZED REPRESENTATIVE(S) ARE WORKING IN THIS TRANSACTION AS (choose one)
LANDLORD'S AGENTS TENANT'S AGENTS DISCLOSED DUAL AGENTS TRANSACTION BROKERS.
B. INFORMATION SUPPLIED BY _________________________________________________________(name of other firm)
HAS INDICATED THAT IT IS OPERATING IN THIS TRANSACTION AS A (choose one)
LANDLORD'S AGENT ONLY TENANT'S AGENT ONLY DISCLOSED DUAL AGENT TRANSACTION
BROKER.
40. ACKNOWLEDGMENT OF TRUTH IN RENTING STATEMENT: (Applies to all Tenants with a rental term of at least
one month living in residences with more than two dwelling units or more than three if the Landlord occupies one.) By signing
below, Tenant acknowledges receipt of the booklet, “Truth In Renting - A guide to the rights and responsibilities of residential tenants
and landlords in New Jersey”.
37. MEGAN'S LAW STATEMENT:
UNDER NEW JERSEY LAW, THE COUNTY PROSECUTOR DETERMINES WHETHER AND HOW TO PROVIDE NO-
TICE OF THE PRESENCE OF CONVICTED SEX OFFENDERS IN AN AREA. IN THEIR PROFESSIONAL CAPACITY,
REAL ESTATE LICENSEES ARE NOT ENTITLED TO NOTIFICATION BY THE COUNTY PROSECUTOR UNDER ME-
GAN'S LAW AND ARE UNABLE TO OBTAIN SUCH INFORMATION FOR YOU. UPON
CLOSING, THE COUNTY PROS-
ECUTOR MAY BE CONTACTED FOR SUCH FURTHER INFORMATION AS MAY BE DISCLOSABLE TO YOU.
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Participating Broker Commission
Address Telephone #
35. LEAD-BASED PAINT DOCUMENT ACKNOWLEDGMENT: (Applies to dwellings built before 1978)
The Tenant acknowledges receipt of the EPA pamphlet, “Protect Your Family From Lead In Your Home”. Moreover, a copy of the
document entitled, “Disclosure of Information on Lead-Based Paint and Lead-Based Paint Hazards” has been fully completed, signed
by Tenant, Landlord and Broker(s) and is appended to and made a part of this Agreement.
36. WINDOW GUARD NOTIFICATION:
THE OWNER (LANDLORD) IS REQUIRED BY LAW TO PROVIDE, INSTALL AND MAINTAIN WINDOW GUARDS IN
THE APARTMENT IF A CHILD OR CHILDREN 10 YEARS OF AGE OR YOUNGER IS, OR WILL BE, LIVING IN THE
APARTMENT OR IS, OR WILL BE, REGULARLY PRESENT THERE FOR A SUBSTANTIAL PERIOD OF TIME IF THE
TENANT GIVES THE OWNER (LANDLORD) A WRITTEN REQUEST THAT THE WINDOW
GUARDS BE INSTALLED.
THE OWNER (LANDLORD) IS ALSO REQUIRED, UPON THE WRITTEN REQUEST OF THE TENANT, TO PROVIDE,
INSTALL AND MAINTAIN WINDOW GUARDS IN THE HALLWAYS TO WHICH PERSONS IN THE TENANT'S UNIT
HAVE ACCESS WITHOUT HAVING TO GO OUT OF THE BUILDING. IF THE BUILDING IS A CONDOMINIUM, COOP-
ERATIVE OR MUTUAL HOUSING BUILDING, THE OWNER (LANDLORD) OF THE APARTMENT IS RESPONSIBLE
FOR INSTALLING AND M
AINTAINING WINDOW GUARDS IN THE APARTMENT AND THE ASSOCIATION IS RE-
SPONSIBLE FOR INSTALLING AND MAINTAINING WINDOW GUARDS IN HALLWAY WINDOWS. WINDOW GUARDS
ARE ONLY REQUIRED TO BE PROVIDED IN FIRST FLOOR WINDOWS WHERE THE WINDOW SILL IS MORE THAN
SIX FEET ABOVE GRADE OR THERE ARE OTHER HAZARDOUS CONDITIONS THAT MAKE INSTALLATION OF
WINDOW GUARDS NECESSARY TO PROTECT THE SAFETY OF CHILDREN.
_______________________________________________________________ ______________________________________
_______________________________________________________________ ______________________________________
Tenant's Landlord's
Initials: __________ __________
Initials:
42. PRIVATE WELL TESTING: (This section is applicable if the Property's potable water supply is provided by a private
well for which testing of the water is not required by any State law other than the Private Well Testing Act (the “Act” - N.J.S.A.
58:12A-26 to 37). By March 14, 2004, and at least once every five years thereafter, the Landlord is required to test the potable water
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44. OTHER LEASE PROVISIONS, IF ANY:
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43. MEGAN'S LAW REGISTRY: Buyer is notified that New Jersey law establishes an Internet Registry of Sex Offenders that may
be accessed at www.njsp.org.
supply for the Property in accordance with the Act. Within thirty (30) days after receiving the test results, the Landlord shall provide a
written copy thereof to the Tenant. Also, the Landlord is required to provide a written copy of the most recent test results to any new
tenant at the Property. If the Property is for “seasonal use or rental,” the Landlord shall either post the tests results in a readily visible
location inside of the Property or provide a written copy thereof to the tenant. A “seasonal use or rental” means use or rental for a term
of not more than 125 consecutive days for residential purposes by a person having a permanent place of residence elsewhere. By signing
below, Tenant acknowledges receipt of a written copy of the test results, or in the case of a seasonal rental, if it has not received the test
results, acknowledges the posting thereof inside of the Property in accordance with the Act.
NJAR® Form-125-7/12 Page 7 of 8
Tenant's Landlord's
Initials: __________ __________Initials:
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WITNESS:
NJAR® Form-125-7/12 Page 8 of 8
Tenant's Landlord's
Initials: __________ __________Initials:
Landlord
Landlord
Tenant
Tenant
Date
Date
Date
Date
_____________________________________________ _____________________________________________________________
_____________________________________________ _____________________________________________ ________________
_____________________________________________ ________________
_____________________________________________ ________________
THIS PAGE SHOULD BE KEPT SEPARATE FROM THE LEASE
VERIFICATION OF VERBAL WINDOW GUARD NOTIFICATION
This will verify that the below window guard notification was provided verbally at the time of lease signing to the undersigned tenant by
the owner, lessor, agent, or other person who manages or controls the unit (“owner/representative”) and that the tenant was made aware of
his/her right to request installation of window guards and understands this notification.
WINDOW GUARD NOTIFICATION:
THE OWNER (
LANDLORD) IS REQUIRED BY LAW TO PROVIDE, INSTALL AND MAINTAIN WINDOW GUARDS IN
THE APARTMENT IF A CHILD OR CHILDREN 10 YEARS OF AGE OR YOUNGER IS, OR WILL BE, LIVING IN THE
APARTMENT OR IS, OR WILL BE, REGULARLY PRESENT THERE FOR A SUBSTANTIAL PERIOD OF TIME IF THE
TENANT GIVES THE OWNER (LANDLORD) A WRITTEN REQUEST THAT THE WINDOW GUARDS BE INSTALLED.
THE OWNER (LANDLORD) IS ALSO REQUIRED, UPON THE W
RITTEN REQUEST OF THE TENANT, TO PROVIDE,
INSTALL AND MAINTAIN WINDOW GUARDS IN THE HALLWAYS TO WHICH PERSONS IN THE TENANT'S UNIT HAVE
ACCESS WITHOUT HAVING TO GO OUT OF THE BUILDING. IF THE BUILDING IS A CONDOMINIUM, COOPERATIVE
OR MUTUAL HOUSING BUILDING, THE OWNER (LANDLORD) OF THE APARTMENT IS RESPONSIBLE FOR
INSTALLING AND MAINTAINING WINDOW GUARDS IN THE APARTMENT AND THE ASSOCIATIO
N IS RESPONSIBLE
FOR INSTALLING AND MAINTAINING WINDOW GUARDS IN HALLWAY WINDOWS. WINDOW GUARDS ARE ONLY
REQUIRED TO BE PROVIDED IN FIRST FLOOR WINDOWS WHERE THE WINDOW SILL IS MORE THAN SIX FEET
ABOVE GRADE OR THERE ARE OTHER HAZARDOUS CONDITIONS THAT MAKE INSTALLATION OF WINDOW
GUARDS NECESSARY TO PROTECT THE SAFETY OF CHILDREN.
DATED : ______________
__________________________________________
_________________________
TENANT (SIGNATURE)
___________________________________________________________________
TENANT (PRINT NAME)
DATED : ______________
___________________________________________________________________
TENANT (SIGNATURE)
___________________________________________________________________
TENANT (PRINT NAME)
DATED : ______________
___________________________________________________________________
OWNER/REPRESENTATIVE (SIGNATURE)
___________________________________________________________________
OWNER/REPRESENTATIVE (PRINT NAME )
NJAR
®
Veification Verbal- 7/12 copyright ©2012, New Jersey Association of REALTORS
®
, INC.
↓ Njar 125 7 12

File Properties

Fact Name Fact Details
Form Title New Jersey Association of Realtors® Standard Form of Residential Lease
Governing Law New Jersey Residential Lease Law
Legally Binding This lease becomes final within three business days unless canceled by an attorney's review.
Attorney Review Clause Consultation with an attorney is allowed within three days to review and cancel the lease.
Security Deposit Limit The security deposit cannot exceed one and one-half months' rent.
Late Payment Penalty A late charge is applied if rent is not paid by a specified day of the month.
Tenant Responsibilities Tenants must maintain the property and report any needed repairs promptly.
Landlord's Repairs The landlord is responsible for necessary repairs within a reasonable time after notification.
Pets Policy No pets are allowed without the landlord's prior written consent.

Instructions on Utilizing Njar 125 7 12

Filling out the NJAR 125 7 12 form is a straightforward process, but it requires attention to detail. This residential lease agreement must be completed accurately to ensure that both the landlord and tenant understand their rights and responsibilities. After filling out the form, both parties will need to review it carefully before signing. This is important as the lease becomes legally binding once signed and the attorney review period has elapsed.

  1. Identify the Parties: Fill in the names and addresses of both the landlord and tenant at the top of the form.
  2. Property Description: Specify the type of property being leased (e.g., single-family home, apartment, condominium) and provide the complete street address.
  3. Lease Term: Indicate the length of the lease in months or years, along with the start and end dates.
  4. Rent Amount: State the total rent amount for the lease term and detail the monthly rent due date.
  5. Initial Deposit: Record the amount of the initial deposit and the date it was received, indicating if it goes towards the first month’s rent or the security deposit.
  6. Security Deposit: Enter the amount of the security deposit, ensuring it does not exceed one and a half months' rent.
  7. Late Payment Penalty: Specify the late payment due date and the penalty amount for late rent.
  8. Utilities: List the utilities for which the tenant will be responsible and those covered by the landlord.
  9. Additional Provisions: Fill in any additional terms, such as pet policies, maintenance responsibilities, and rules for alterations to the property.
  10. Signatures: Ensure both the landlord and tenant sign the form, including the date of signing.

Important Facts about Njar 125 7 12

What is the NJAR 125 7 12 form?

The NJAR 125 7 12 form is a standard residential lease agreement used in New Jersey. This legally binding document outlines the terms and conditions under which a landlord leases a property to a tenant. It includes details such as the rental amount, lease duration, security deposit requirements, and the rights and responsibilities of both parties. It is important for both landlords and tenants to understand the stipulations in this form before signing.

What happens during the attorney review period?

Once the NJAR 125 7 12 form is signed, there is a three-business-day attorney review period. During this time, either party may consult with an attorney to review the lease. If an attorney disapproves of the lease within this period, they must notify the other party and the broker. If no disapproval is communicated, the lease becomes legally binding after the three days. This period allows both parties to ensure their interests are protected before committing.

What is included in the security deposit section?

The security deposit section of the NJAR 125 7 12 form specifies the amount to be paid, which cannot exceed one and a half months' rent. It outlines the landlord's obligations regarding the deposit, including where it will be held and how interest will be handled. The landlord must notify the tenant about the deposit's details within 30 days of receipt. Additionally, the form indicates that the deposit cannot be used as rent without written consent from the landlord.

Can a tenant make alterations to the property?

According to the NJAR 125 7 12 form, tenants are not allowed to make alterations or install equipment in the property without the landlord's written consent. This includes changes such as painting, installing locks, or making structural modifications. Any unauthorized changes may need to be reversed at the tenant's expense, and the property should be returned in its original condition, barring normal wear and tear.

What are the consequences of late rent payment?

If a tenant fails to pay rent by the specified due date, they will incur a late fee as outlined in the lease. This fee will be added to the rent amount and treated as additional rent. Furthermore, if a rent check bounces due to insufficient funds, a processing charge will apply. The landlord has the right to demand future payments in cash or certified checks if issues persist.

What is the process for renewing the lease?

The NJAR 125 7 12 form requires landlords to offer tenants a renewal of the lease unless there is a valid reason not to do so. The landlord must notify the tenant of the proposed renewal terms a specified number of days before the lease expires. The tenant then has a set period to accept or reject the renewal. If the tenant does not respond, the proposal is considered rejected, and they must vacate the property at the end of the term.

Are pets allowed in the rental property?

Pets are generally not permitted on the property without the landlord's prior written consent. The landlord retains the right to approve or deny any pet requests at their discretion. This clause helps maintain the property and ensures that all tenants comply with the rules set forth in the lease agreement.

Common mistakes

Filling out the NJAR 125 7 12 form can be a straightforward process, but many people make common mistakes that can lead to complications later on. One significant error is failing to provide complete and accurate information about the property. Incomplete details about the property address or unit number can create confusion and potential legal issues. Ensuring that all sections are filled out correctly is essential for clarity.

Another frequent mistake involves misunderstanding the terms of the lease. Many individuals overlook crucial sections, such as the duration of the lease or the rent amount. This oversight can lead to disputes between landlords and tenants. It is vital to double-check these details to avoid any misunderstandings about obligations and rights.

Additionally, tenants often neglect to specify the initial deposit and how it will be applied. This can result in confusion about whether the deposit goes towards the first month’s rent or the security deposit. Clear communication about these financial aspects is crucial to prevent future disagreements.

Many people also fail to read the attorney review clause carefully. This clause allows for a three-day period in which either party can consult an attorney. Ignoring this provision can lead to a legally binding agreement without proper legal advice. Taking advantage of this review period can safeguard against potential pitfalls.

Another common error is not understanding the implications of the security deposit section. Tenants may not be aware of their rights regarding the return of the security deposit and the conditions under which deductions can be made. Being informed about these terms can help tenants protect their interests when the lease ends.

Some individuals also overlook the importance of the late payment penalty clause. Not understanding the consequences of late rent payments can lead to unexpected financial burdens. It is essential to be aware of the timeline for rent payments and any associated penalties to avoid unnecessary fees.

Lastly, many people fail to keep a copy of the completed form. Having a record of the signed lease is critical for both parties. This document serves as a reference point for any disputes that may arise in the future. Always ensure that both the landlord and tenant have copies of the finalized lease agreement for their records.

Documents used along the form

The NJAR 125 7 12 form is a standard residential lease agreement used in New Jersey, and it often comes with several other important documents and forms. Each of these documents serves a specific purpose and helps clarify the rights and responsibilities of both landlords and tenants. Below is a list of related forms that are commonly used alongside the NJAR 125 7 12 form.

  • Security Deposit Receipt: This document acknowledges the receipt of the security deposit from the tenant. It outlines the amount received, the purpose of the deposit, and the conditions under which it may be withheld at the end of the lease.
  • Lead-Based Paint Disclosure: Required for properties built before 1978, this form informs tenants about the potential hazards of lead-based paint. It must be provided before the lease is signed to ensure tenant awareness.
  • Tenant Insurance Requirement: This document outlines the necessity for tenants to obtain renter’s insurance. It details the types of coverage required and may include liability coverage to protect against damages.
  • Move-In/Move-Out Checklist: This checklist is used to document the condition of the property at the time of move-in and move-out. It helps prevent disputes over damages and ensures both parties agree on the state of the property.
  • Pet Agreement: If pets are allowed, this document specifies the rules and regulations regarding pet ownership within the rental property. It may include pet deposits and responsibilities for pet-related damages.
  • Notice of Entry: This form notifies tenants of the landlord’s right to enter the property for inspections or repairs. It typically outlines the notice period required before entry and the reasons for access.
  • Renewal Lease Agreement: When the lease term is coming to an end, this document outlines the terms for renewing the lease. It may include changes to rent or conditions and must be agreed upon by both parties.

Each of these documents plays a crucial role in the leasing process, ensuring transparency and protecting the interests of both landlords and tenants. Understanding these forms can help create a smoother rental experience and prevent misunderstandings down the line.

Similar forms

  • Residential Lease Agreement: Similar to the Njar 125 7 12 form, a Residential Lease Agreement outlines the terms and conditions of renting a residential property, including rent amount, duration, and responsibilities of both landlord and tenant.
  • Rental Application: A Rental Application is often required before signing a lease. It collects personal information about the tenant, including employment history and references, which helps the landlord assess the tenant's suitability.
  • Lease Renewal Agreement: This document is used to extend the original lease. Like the Njar form, it outlines the terms for the renewal period, including any changes in rent or conditions.
  • Security Deposit Agreement: This agreement specifies the amount of the security deposit, conditions for its return, and deductions that may be made. It shares similarities with the Njar form in detailing the landlord's obligations regarding the deposit.
  • Move-In/Move-Out Checklist: This checklist is used to document the condition of the property at the beginning and end of the lease. It serves to protect both parties, similar to the condition clauses in the Njar form.
  • Pet Agreement: If pets are allowed, this document outlines the rules and responsibilities associated with having pets in the rental property. It is akin to the pet acknowledgment section in the Njar form.

Dos and Don'ts

When filling out the NJAR 125 7 12 form, here are seven important dos and don'ts to keep in mind:

  • Do read the entire form carefully before filling it out.
  • Do provide accurate and complete information in all sections.
  • Do consult an attorney if you have questions or concerns about the lease.
  • Do ensure that both the landlord and tenant sign the form.
  • Don't leave any sections blank; fill in all required fields.
  • Don't make any alterations to the form without written consent from the landlord.
  • Don't ignore deadlines for notices or payments outlined in the lease.

Misconceptions

Misconceptions about the Njar 125 7 12 form can lead to confusion for both landlords and tenants. Here are five common misunderstandings:

  • This form is not legally binding until signed. Many believe that the lease only becomes binding once both parties sign it. In fact, it becomes legally binding within three business days after signing, unless an attorney reviews and disapproves it during that period.
  • Tenants can use the security deposit for rent. A common misconception is that tenants can apply their security deposit to cover rent payments. However, the lease specifies that the security deposit cannot be used for rent without the landlord's written consent.
  • Landlords can enter the property at any time. Some tenants think landlords have unrestricted access to the property. In reality, landlords must provide reasonable notice before entering, except in emergencies.
  • All repairs are the landlord's responsibility. Tenants often assume that landlords must handle all repairs. However, tenants are responsible for damages caused by their actions or neglect, and they must maintain the property in good condition.
  • The lease automatically renews. Many tenants believe that their lease will automatically renew at the end of the term. In fact, the landlord must offer a renewal, and the tenant must accept or reject it within a specified timeframe.

Key takeaways

When filling out and using the NJAR 125 7 12 form, there are several important points to keep in mind. Understanding these key takeaways can help ensure a smoother leasing experience for both landlords and tenants.

  • Consult an Attorney: You have three business days after signing the lease to consult an attorney. This is a critical period during which you can review the lease and potentially cancel it if necessary.
  • Initial Deposit: An initial deposit must be specified and credited toward either the first month's rent or the security deposit. Make sure to document this clearly.
  • Security Deposit Regulations: The security deposit cannot exceed one and a half months' rent. The landlord must provide details about where the deposit is held and any interest earned on it.
  • Late Payment Penalties: If rent is not paid by a specified date, a late fee will apply. It's essential to understand these fees to avoid unexpected costs.
  • Tenant Responsibilities: Tenants are responsible for maintaining the property in good condition and promptly reporting any repair needs. This includes keeping utilities in check.
  • Landlord Access: Landlords have the right to access the property with reasonable notice for inspections or repairs, but they must respect the tenant's privacy.
  • No Alterations: Tenants cannot make changes to the property without written consent from the landlord. This includes installing fixtures or making significant modifications.
  • Insurance Requirements: Tenants should obtain renter's insurance to cover personal belongings, as the landlord is not responsible for tenant property damage.
  • Renewal Terms: The landlord must offer a renewal of the lease unless there is a valid reason not to. Tenants should be aware of the timeline for responding to renewal offers.

By keeping these takeaways in mind, both landlords and tenants can navigate the leasing process more effectively, ensuring that their rights and responsibilities are clear and understood.