POA Management Guide

The Handbook for Owners of New Jersey Real Estate

The POA Management Guide is a guide for property managers and landlords in New Jersey. It contains forms, legal requirements, methods, and stories from successful multi-unit owners/managers in New Jersey.

Access to The POA Management Guide is restricted to members in good standing with the Property Owners Association of New Jersey. If you are not a member we have provided the table of contents so that you can get an idea of what we offer. If you would like to join the POA and gain access to The Management Guide and our meetings please click here.

If you are a member, we have broken The Management Guide up into 13 PDF files to shorten the download time. You can download the guide a chapter at a time below. You will need your login and password provided by the POA.

Note: You will need Adobe Acrobat ® available here.

Table of Contents

INTRODUCTIONS & TABLE OF CONTENTS     View (PDF 322K)	i
POA MISSION STATEMENT	iii
LICENSE AGREEMENT	iv
INTRODUCTION	vi
GETTING STARTED—BUYING & SELLING    View (PDF 165K)	1
WHY HIRE A BROKER?	1
DO YOU NEED A REAL ESTATE LICENSE?	4
THE LANDLORD REGISTRATION ACT	6
RENTING APARTMENTS    View (PDF 246K)	8
ADVERTISING DO'S AND DON'TS	8
SHOWING VACANCIES	11
BASIC LEASING	12
THE RENTAL APPLICATION	13
SCREENING AND EVICTION FOR DRUG ABUSE AND OTHER CRIMINAL ACTIVITY—FINAL RULE	16
RENTAL POLICY	21
GOVERNMENT COMPLIANCE     View (PDF 227K)	22
LEGAL ASPECTS OF FAIR HOUSING—COURT EXAMINES THE MEANING OF CREDITWORTHINESS	22
LAW AGAINST DISCRIMINATION IS AMENDED TO INCLUDE SOURCE OF LAWFUL INCOME FOR RENTAL PAYMENTS	23
RESIDENT RIGHTS AND THE MILITARY	24
STATE CRIMINAL HISTORY BACKGROUND CHECKS—THE FINAL WORD	25
BACKGROUND INFORMATION	26
OBTAINING YOUR OWN CRIMINAL HISTORY RECORD	27
THE AMERICANS WITH DISABILITIES ACT	29
ADA LEASEHOLD ISSUES—ALLOCATION OF RESPONSIBILITIES	31
DISCRIMINATION	32
"WHAT'S ON YOUR MIND?"—DISCRIMINATION	34
MOVING IN    View (PDF 710K)	37
PREPARING FOR MOVE-IN	37
SECURITY DEPOSITS	38
A SUMMARY OF THE CHANGES TO THE SECURITY DEPOSIT LAW THAT TOOK EFFECT ON JANUARY 1, 2004…	39
OWNERS AND PROPERTY MANAGERS SHOULD RETHINK THEIR MARKETING STRATEGIES, EXCHANGE CONCESSIONS FOR NON-CONCESSION CONCESSIONS FOR LONG-TERM FINANCIAL HEALTH	40
LEASING – COMPLIANCE & MDRR	42
NJ DIVISION ON CIVIL RIGHTS – MULTIPLE DWELLING REPORTING FORM	45
INSTRUCTIONS FOR COMPLETING THE MDRR REPORTING FORM	46
MULTIPLE DWELLING REPORTING RULE TENANT/APPLICANT INQUIRY	47
APARTMENT LEASE AGREEMENT	49
LEAD PAINT DISCLOSURE STATEMENT RIDER	57
PET LEASE RIDER	58
CO-SIGNER AGREEMENT (ADDENDUM TO RENTAL AGREEMENT	60
PARKING LEASE AGREEMENT	61
RENEWING THE LEASE AND RENT INCREASES     View (PDF 178K)	64
LEASE RENEWALS	64
NOTICE TO QUIT OR PAY RENT INCREASE	65
ADDITIONAL SECURITY DEPOSIT REQUEST	66
RENT COLLECTION AND EVICTIONS    View (PDF 330K)	67
RENT COLLECTION NOTICES	67
INTRO TO EVICTIONS	71
STATUTORY (LEGAL) GROUNDS FOR EVICTION	72
SUMMARY DISPOSSES ACT	77
NOTICE REQUIREMENTS FOR EVICTIONS	78
NON-PAYMENT OF RENT	82
SUMMONS AND COMPLAINT FORM	83
NOTICE TO CEASE	86
SAMPLE NOTICE TO CEASE FORM	87
CERTIFICATION OF SERVICE	88
NOTICE TO QUIT	89
SAMPLE NOTICE TO QUIT FORM	90
PREPARING TO GO TO COURT/REQUIREMENTS FOR AN ATTORNEY	91
AT AN EVICTION TRIAL	93
WHAT TO BRING TO COURT ON THE DAY OF AN EVICTION	94
SETTLING YOUR CASE IN COURT	95
THE CONTESTED EVICTION CASE	96
NJ COURT FORMS: APPENDIX XI-T – CERTIFICATION BY LANDLORD	98
APPENDIX XI-U – CERT. BY LANDLORD'S ATTORNEY	99
APPENDIX XI-V – CONSENT TO ENTER JUDGMENT (TENANT REMAINS)	100
APPENDIX XI-W – CONSENT TO ENTER JUDGMENT FOR POSSESSION (TENANT VACATES)	101
COMMON DEFENSES TO EVICTION	102
AFTER AN EVICTION TRIAL	106
VACATING A JUDGMENT	108
MOVING OUT    View (PDF 193K)	109
NOTICE OF MOVE OUT/LOST KEY	109
MANAGEMENT INSPECTION AFTER MOVE OUT	110
SECURITY DISPOSITION LETTER	112
DISPOSING OF TENANT'S PERSONAL PROPERTY	113
33 DAY LETTER PURSUANT TO ABANDONED PROPERTY STATUTE	118
SERVICE AND MAINTENANCE    View (PDF 189K)	120
ROUTINE APARTMENT UNIT INSPECTIONS	120
SERVICE—URGENT NOTICE	121
USING OUTSIDE CONTRACTORS? CONFIRM INSURANCE COVERAGE	122
INQUIRY LETTER TO TENANTS~ “IS THERE A PROBLEM?”	123
TEN GUIDELINES FOR INSTALLING A NEW BOILER	124
PEST CONTROL REMINDER LETTER TO TENANTS	126
OTHER INFORMATION     View (PDF 236K)	128
TAX APPEALS	128
THE U.S. DEPARTMENT OF HOUSING & URBAN DEVELOPMENT ~ HUD	132
SQUEEZING ADDITIONAL REVENUES FROM YOUR PROPERTIES	137
BIBLIOGRAPHY & FOR FURTHER RESEARCH	140