[HISTORY: Adopted by the Mayor and Council of the Borough of Ridgefield 7-18-1983 by Ord. No. 1238.[1] Amendments noted where applicable.]
GENERAL REFERENCES
Housing Authority of Bergen County — See Ch. 47.
Multiple dwellings — See Ch. 271.
Rental units — See Ch. 319.
[1]
Editor's Note: This ordinance also superseded former Ch. 85, Rent Control, adopted 12-30-1977 by Ord. No. 1085, as amended.
[Amended 7-27-1992 by Ord. No. 1478]
As used in this chapter, the following terms shall have the meanings indicated:
ANNIVERSARY DATE
The date that falls 12 calendar months from the date of a tenant’s initial tenancy, and thereafter on the same date in successive twelve-month periods.
[Added 10-15-2013 by Ord. No. 2240]
BASE RENT
The legal allowable rent that a landlord may charge a tenant, upon which allowable increases may be computed. The base rent shall not include any surcharges permitted under this chapter.
[Amended 6-13-2005 by Ord. No. 1933]
DWELLING
Any building, structure, trailer or land used as a trailer park rented or offered for rent for residential purposes, excluding owner-occupied one- and two-family dwellings.
[Amended 8-17-2020 by Ord. No. 2389]
EQUITY
The fair market value less outstanding debt service.
HOMEOWNER
A person who owns and occupies a residential dwelling in the Borough of Ridgefield as a primary residence.
HOUSING SPACE
Includes that portion of a dwelling rented or offered for rent for living or dwelling purposes to one individual or family unit, together with all privileges, services, furnishings, furniture, equipment, facilities and improvements connected with the use or occupancy of such portion of the property. Whenever, in conjunction with the rental of housing space, a landlord also rents to a tenant a garage space or spaces, and a parking space or spaces, then said garage space or parking space shall form a part of housing space and be subject to rent regulation in conformity with the provisions of this chapter.
[Amended 10-4-2002 by Ord. No. 1793]
LANDLORD
The person who owns, purports to own or exercises control of any dwelling, his agents, servants and employees.
NOTICE
Written notice to a tenant or landlord which is mailed to the tenant's residence or the landlord's address as set forth in the registration form by certified mail, return receipt requested, or registered mail. In the event that no signed receipt is obtained, then certification by affidavit shall be made that notice to the tenant or landlord was mailed. The affidavit and the receipt for certified or registered mail shall be retained in the records of the tenant and the records of the landlord or his representative.
PERIODIC TENANT
Any month-to-month tenant or any tenant at will or sufferance or any tenant having a lease for a term of less than one year.
[1]
RENT
The consideration, including any bonus, benefits or gratuity, demanded or received for or in connection with the use or occupancy of housing space or the transfer of a lease of housing space, including but not limited to moneys demanded or paid for tax surcharge, parking, pets, the use of furniture, air conditioners, swimming pools or other recreational facilities, improvements or amenities connected with the use of the housing space, whether mandatory or voluntary.
ROOM
The provisions of this chapter shall exclude bathrooms, closets and other supplementary enclosures.
SERVICE
The provision of light, heat, hot water, maintenance, painting, elevator service, air conditioning, storm windows, screens, superintendent service and any other benefit, privilege or facility connected with the use or occupancy of any dwelling or housing space.
TENANT
Lessee(s) or any other person(s) entitled under the terms of a lawful lease agreement to the use or occupancy of any housing space, including a month-to-month tenant.
[Amended 10-15-2013 by Ord. No. 2240]
TENANT'S ANNUAL HOUSEHOLD INCOME
The total income from all sources received by the tenant and all members of the household who reside in the tenant's dwelling unit at the time the tenant applies for qualified senior citizen tenant status, during the last full calendar year, whether or not such income is subject to taxation by any taxing authority.
[Added  3-22-2004 by Ord. No. 1863]
[1]
Editor's Note: The former definition of "price index," which immediately followed, was repealed 10-23-2023 by Ord. No. 2470. The former definition of "protected tenant," which followed the definition of "price index," was repealed 10-15-2013 by Ord. No. 2240. The former definition of "qualified senior citizen tenant," as amended, which followed the definition of "protected tenant," was repealed 8-11-2008 by Ord. No. 2058.
[Added  3-12-1984 by Ord. No. 1255]
This chapter shall apply to all dwelling units as defined in § 322-1, except that the following shall be exempt:
A. 
Motels and hotels.
B. 
All apartments occupied by tenants whose rents are subsidized in whole or in part by federal funds, including Social Security ISSD, shall be exempt from the provisions of this chapter and any amendments hereto, while such tenants are so subsidized, provided that all of the following conditions are met:
(1) 
Landlords shall not subject tenant to economic coercion or harass tenant in any other manner whatsoever.
(2) 
Landlords shall provide the same standards of maintenance, service and amenities for apartments of subsidized tenants as for all other apartments in the complex as required by federal, state or municipal law, code or ruling.
(3) 
The apartments in question comply with the guidelines of the Bergen County Housing Authority or any other related federal or state guidelines.
(4) 
Immediately upon passage and publication of this amendment, and upon subsequent commencement of subsidy for any tenant, the landlord shall submit to the Rent Leveling Commission a certified rent roll of such subsidized apartments indicating thereon all of the following for each such subsidized apartment:
(a) 
Apartment number.
(b) 
Commencement date of subsidized occupancy.
(c) 
Termination date of subsidy contract.
(d) 
Previous rent of apartment and whether previous rent was subsidized or not.
(e) 
Landlord's certified statement confirming the following:
[1] 
Apartment conformed to all local building codes and rulings and was habitable when first occupied by subsidized tenant.
[2] 
Apartments occupied by subsidized tenant will receive the same standards of maintenance, service and amenities during occupancy by subsidized tenant as those apartments which are not subsidized.
(5) 
Upon the termination of any subsidy for any tenant, the rent for that apartment shall revert to that level at which it would have been at the time of such subsidy termination had the apartment been continuously occupied by a nonsubsidized tenant, and that apartment shall immediately become subject to all other provisions of this chapter.
[Added  4-8-1996 by Ord. No. 1553]
C. 
The purpose of this section is to require that there shall be no rent increases, including any surcharges otherwise permitted by this chapter, for those apartments occupied by tenants described in Subsection B above. This section shall not be interpreted so as to remove those apartments from this chapter in order to allow unlimited increases.
[Added  7-27-1987 by Ord. No. 1332; amended 6-13-2005 by Ord. No. 1933]
[Amended  8-15-1983 by Ord. No. 1243; 3-12-1984 by Ord. No. 1255;  2-11-1985 by Ord. No. 1275;  7-27-1987 by Ord. No. 1332;  7-27-1992 by Ord. No. 1478; 3-28-1994 by Ord. No. 1508;  9-26-1994 by Ord. No. 1515;  1-26-2004 by Ord. No. 1853; 1-29-2015 by Ord. No. 2267]
A. 
There is hereby created a Rent Leveling Board which shall consist of five members as follows:
(1) 
One person, a resident of the Borough of Ridgefield, who is neither a residential tenant nor a landlord.
(2) 
Two landlords owning property affected by this chapter within the Borough of Ridgefield, or their representatives.
(3) 
Two tenants who are residents within the Borough of Ridgefield.
(4) 
The Chairman and Vice Chairman of the Rent Leveling Board shall be elected by and from the regular voting members thereof.
B. 
Appointments to the Rent Leveling Board will be made by the Mayor, with the advice and consent of the Borough Council. In the event that the Mayor and Council is unable to secure the services of sufficient persons to bring the Rent Leveling Board to full membership from these categories, the Mayor, with the advice and consent of the Council, shall appoint sufficient people as may be necessary to bring the Rent Leveling Board to full membership, which appointment shall be made with regard for categories with membership representation.
C. 
Members of the Rent Leveling Board shall serve for a term of one year or until their replacements qualify.
D. 
Alternate members.
(1) 
There shall be appointed by the Mayor, with the advice and consent of the Borough Council, one alternate member for each designation under Subsection A(1), (2) and (3).
(2) 
The terms of office for alternate members shall be a period of one year or until their successor qualifies.
E. 
A quorum of the Rent Leveling Board shall be three members, at least one of which must be a tenant and one of which must be a landlord. In the event that a meeting cannot be held for lack of a quorum then, at the next scheduled meeting, a quorum shall consist of any three members, regardless of classification, but a preference shall be given to achieve representation by all of the above categories. If more than one tenant or landlord is present under these circumstances, then the first named in the appointing resolution to the Board shall be considered the voting member of that classification present for quorum and voting purposes. In the event that a meeting cannot be held for lack of a quorum where the requirement is four members or alternates, then, at the third scheduled meeting, a quorum shall consist of four members, regardless of classification, but a preference shall be given to achieve representation by all of the above categories.
F. 
The Rent Leveling Board shall have the authority to designate one of the alternate members as a regular member to replace a regular member whose attendance at meetings has been sporadic. The thus-substituted former regular member shall become the alternate member.
The Rent Leveling Board is hereby granted and shall have and exercise, in addition to other powers herein granted, all the powers necessary and appropriate to carry out and execute the purposes of this chapter, including but not limited to the power to:
A. 
Supply information and assistance to tenants and landlords to help them comply with the provisions of this chapter, including all necessary statistical information of the consumer price index in computation of proper rental increases.
B. 
Hold hearings and adjudicate applications from landlords for rental increases and increases based on tax surcharge, capital improvement and/or hardship.
C. 
Ensure and promulgate such rules and regulations as it deems necessary to implement the purposes of this chapter, including but not limited to the use of subpoenas, which rules and regulations shall have the force of law until repealed or amended from time to time by the Board in the exercise of its discretion, provided that such rules are approved by the Mayor and Council and are filed with the Borough Clerk.
D. 
Hold hearings and adjudicate applications from tenants for adjustment or reduced rental as hereinafter provided.
E. 
Review questioned exercises of vacancy equalization by landlords and to make recommendations for the Mayor and Council concerning any abuses regarding same.
[Amended  8-15-1983 by Ord. No. 1243]
F. 
Hold hearings at convenient times, dates and places after proper notice of the hearing and purposes thereof are given to all affected parties.
G. 
Require a landlord to produce for examination books, records, tax returns, balance sheets, profit and loss statements, and such other records as the Board may require in connection with any application hearing, proceeding or purpose.[1]
[1]
Editor's Note: Former Subsection H, regarding hearings and applications for qualified senior citizen status, added 3-22-2004 by Ord. No. 1863 and which immediately followed this subsection, was repealed 10-15-2013 by Ord. No. 2240.
A. 
All owners of property within the Town of Ridgefield whose rents are subject to this chapter shall register the property with the Borough Clerk. The registration form shall include the following:
(1) 
The address of each dwelling unit.
(2) 
The name, usual address and telephone number of the owner of the property.
(3) 
The name, usual address and telephone number of the owner or person who is authorized to act for and on behalf of the owner for the purpose of receiving service of process and for the purpose of receiving and receipting all notices and demands.
(4) 
The rent of each unit on January 1 of the current year dictating what utilities, services, etc., were included therein.
[Amended 7-27-1992 by Ord. No. 1478]
(5) 
The rent as of the date of registration indicating what utilities, services, etc., were included therein.
(6) 
The housing services provided for each unit or the occupants or tenants thereof, indicating which of these services are included in the rental figure.
B. 
The registration forms shall be provided by the Borough Clerk. A copy of this regulation shall be kept at the office of the Borough Clerk and shall be open for public inspection and copying.
[Amended 7-27-1992 by Ord. No. 1478]
C. 
If there is a change in any of the foregoing registration information, the owner of the property shall execute a new registration form to be filed with the Borough Clerk, and the Borough Clerk shall amend the existing registration form.
D. 
The Rent Leveling Board may deny a rent increase if the landlord fails to register all dwellings as provided by the terms of this section.
A. 
Establishments of rent between a landlord and a tenant to whom this chapter is applicable shall be determined by the provisions of this chapter.
B. 
No landlord may request or receive an increase of rent in excess of the increases permitted by this chapter. Landlords may receive only one increase in any twelve-month period prior to the later of the tenant’s anniversary date, the date of the last rental increase to the tenant or such later date as the landlord may choose. Garage spaces or parking spaces that meet the definition of “a housing space” as defined herein should be subject to rent increases not to exceed 3.5% except as provided in Subsection J hereof.
[Amended 7-27-1992 by Ord. No. 1478; 10-4-2002 by Ord. No. 17933-22-2004 by Ord. No. 1863; 6-13-2005 by Ord. No. 1933; 10-15-2013 by Ord. No. 2240]
C. 
If an occupancy has been less than one year, no increase will be granted until the anniversary date of the lease.
D. 
[1]A landlord who has not increased any rent at the time of such expiration of lease or termination of the term of a periodic tenant shall be entitled, at the time of a subsequent expiration or termination as is stated aforesaid, to a maximum allowable increase in accordance with the provisions of § 322-6B.
[Amended 7-27-1992 by Ord. No. 1478; 6-13-2005 by Ord. No. 1933]
[1]
Editor's Note: Former Subsection D, pertaining to the voiding of rental increases at times other than at the lease expiration anniversary date or in excess of those authorized, was repealed 10-15-2013 by Ord. No. 2240. Said ordinance also redesignated former Subsections E through K as Subsections D through J, respectively.
E. 
Where a landlord, because of unusual circumstances, is agreeable to forgo the maximum allowable rent, he shall apply to the Rent Leveling Board setting forth the reasons therefor in order to protect the base rent so that the higher rent is not waived as the base for a future tenant.
F. 
Where a tenant requests a personalized service for furnishings, furniture, equipment, facilities, alteration or improvement to his housing space which is unique and the tenant has negotiated a mutually satisfactory agreement with the landlord as to a price and terms of payment therefor, such agreement shall not be deemed as part of the rent and shall require prior approval of the Rent Leveling Board.
G. 
Any landlord seeking an increase in rent shall notify the tenant and the Rent Leveling Board of the calculations involved in computing the increase. Said rental increase notice shall be sent to the tenant and to the Rent Leveling Board in writing by regular mail or may be left at the premises of the tenant within a minimum of 30 days prior to the effective date of the increase. In the event of rental increase notice being left by the landlord or landlord's agent, a list verifying the same shall be maintained, said list to include the tenant's name and date of delivery, and shall be acceptable to the Rent Leveling Board as proof of delivery.
[Amended 7-27-1992 by Ord. No. 1478]
H. 
A tenant may appeal to the Rent Leveling Board any increase in rental contrary to the provisions of this chapter within six months after imposition of the rental or after receipt of the information contained in Subsection H of this section, whichever is later.
I. 
(Reserved)[2]
[2]
Editor's Note: Former Subsection J, regarding application for qualified senior citizen status, as amended, was repealed 8-11-2008 by Ord. No. 2058.
J. 
Calculation of the rental increases permitted to the landlord pursuant to § 322-6B, above, shall be as follows:
[Added 6-13-2005 by Ord. No. 1933; amended 7-25-2005 by Ord. No. 1940; 10-15-2013 by Ord. No. 2240]
(1) 
In those rental units in which the tenant supplies and pays for the tenant's heat, the permitted increase shall be 2 ½%.
[Amended 8-8-2022 by Ord. No. 2439]
(2) 
In those rental units in which the landlord supplies and pays for the tenant's heat, the permitted increase shall be 3%.[3]
[Amended 8-8-2022 by Ord. No. 2439]
[3]
Editor's Note: Former Subsection J(3), CPI increases, which immediately followed, was repealed 10-23-2023 by Ord. No. 2470. Former Subsection K, regarding rental increases due to COVID-19 pandemic, which followed, was repealed 11-28-2022 by Ord. No. 2450.
A. 
A landlord may seek a tax surcharge from the tenant on account of an increase in the real property assessed against the rental property of the landlord. The tax surcharge may not exceed the amount authorized under this subsection. The tax surcharge shall be computed by dividing the increase in current real property taxes (as compared to the prior year) by the total number of rooms in the dwelling to determine the tax increase per room. The landlord may pass to the tenant a tax surcharge equal to 50% of the increase attributable to the rooms rented to each tenant.
[Amended 6-13-2005 by Ord. No. 1933]
B. 
Any landlord seeking a tax surcharge shall notify the tenant 30 days prior to the proposed effective date of the surcharge by certified mail of the calculations involved in computing the tax surcharge, including the present property tax of the dwelling, the number of rooms in the dwelling, the tax increase per room, the number of rooms occupied by the tenant and the maximum allowable surcharge. Failure of the landlord to provide the tenant with this information shall make any tax surcharge void, and the tenant shall recover for any tax surcharge paid. The tax surcharge each tenant is liable for shall be paid in 12 monthly payments.
C. 
In the event of a tax appeal, the portion of the tenant's tax surcharge not being paid by the landlord to the government will be held in a separate interest-bearing account. Said interest-bearing account number and its depository shall be registered with the Borough Clerk and posted conspicuously in the building.
D. 
In the event that the landlord shall successfully pursue a tax appeal which results in a decrease in the assessed evaluation, the landlord shall reduce the calculations set forth in Subsection B and notify the tenant of his share of the balance of the tax increase. The landlord shall then refund to the tenant that portion of the moneys already paid by the tenant and held in escrow pursuant to Subsection C, together with 50% of the accrued interest. The landlord shall be entitled to additionally deduct a proportionate share of the expenses included in making said tax appeal. Payment to the tenant may be in the form of a credit against the monthly rent or a check made payable to the tenant.
E. 
A tenant shall be entitled to a tax rebate in the event of a reduction in municipal property taxes. The landlord shall compute the rebate to which the tenant is entitled by the same formula used in this section for computing a tax surcharge. Payment to the tenant shall be made in the form of a credit against monthly rent or a check made payable to the tenant.
F. 
The tax surcharge shall not be considered base rent for purposes of computing allowable rent increases under this chapter.
[Amended  7-27-1992 by Ord. No. 1478]
A. 
The Rent Leveling Board shall hold a hearing on any application filed within 60 days of the filing of the completed application and the filing of all required fees.
[Amended  7-27-1992 by Ord. No. 1478]
B. 
The Rent Leveling Board shall decide each matter before it within 45 days after the termination of hearings.
C. 
The decisions of the Rent Leveling Board shall be in writing and shall include findings of fact, conclusions and determinations.
D. 
The Rent Leveling Board shall ensure that a sound recording is made of all proceedings before it. In the event that any party shall supply a stenographic reporter to transcribe the proceedings, that party shall supply the Rent Leveling Board with a copy of the transcript at no cost to the Rent Leveling Board.
E. 
The decision of the Rent Leveling Board shall be sent to the applicant, and a copy shall be placed conspicuously in the dwelling.
F. 
Any party, either landlord or tenant, requesting a hearing before the Board must notify all affected parties by certified mail, return receipt requested, or by registered mail.
[Amended  7-27-1992 by Ord. No. 1478]
A. 
The landlord may apply to the Rent Leveling Board for a surcharge for capital improvements to the dwelling.
B. 
A "capital improvement" is defined as a service or improvement to property which provides an additional benefit to tenants not previously accorded them, and which changes their housing accommodations in a major way. A capital improvement is not a service or improvement that is required by law or by lease and is not a repair, or a replacement of substantially equal value.
[Amended  5-29-2001 by Ord. No. 1746; 2-28-2005 by Ord. No. 1915; 6-13-2005 by Ord. No. 1933; 2-26-2024 by Ord. No. 2479]
C. 
A landlord seeking a capital improvement surcharge shall petition the Rent Leveling Board for permission to collect same. Such petition must be in the form of an application and filed no later than 12 months following the completion of the work for which the landlord seeks a capital improvement surcharge. Thereafter, the Rent Control Office shall review the application for completeness, and if the Office determines the application complete, the Rent Control Office shall stamp the application as "complete" and shall designate a hearing date for the Board's consideration of the application. Once a hearing date is designated, the Rent Control Office will provide the landlord with a copy of the stamped completed application and a notice of completed application and hearing date. The landlord shall then notify all tenants of the application and the scheduled hearing date by providing the tenants with the notice of completed application and hearing date and a copy of the stamped completed application by certified and regular mail at least 30 days prior to the scheduled hearing date. In the event that a scheduled hearing date is postponed, the landlord must provide notice of the rescheduled hearing date at least 30 days prior to the rescheduled date, however, said notice may be provided by regular mail only. After the landlord has finished providing notice to the tenants, the landlord shall submit a notice log to the Rent Control Office confirming said notice has been provided to the tenants no later than five days before the scheduled hearing date.
[Amended 7-27-1992 by Ord. No. 1478; 5-29-2001 by Ord. No. 1746; 2-26-2024 by Ord. No. 2479]
D. 
In calculating the capital improvement surcharge, the cost of the capital improvement shall be divided by the number of years of the Actual Life of said improvement to determine the average annual cost of said improvement. The Actual Life of the capital improvement shall be determined without regard to income tax codes or artificial schedules of depreciation or useful life for tax purposes. The burden shall be on the landlord to provide the Rent Leveling Board with reliable evidence concerning the Actual Life of the capital improvement, which evidence may be rebutted by the tenants. The total rooms in the dwelling shall be divided into the average annual cost of the improvement and multiplied by the number of rooms occupied by and charged to the tenant in order to determine the capital improvement surcharge. The capital improvement surcharge shall not exceed 10% of the tenant's base rent.
[Amended 6-13-2005 by Ord. No. 1933; 8-11-2008 by Ord. No. 2058]
E. 
In determining the cost of a capital improvement, the landlord shall not include the attorneys' fees or other items not directly related to the actual cost of the installation, acquisition or construction of the improvement, but may include applicable finance charges, if any, for the Actual Life of the improvement.
[Amended 7-27-1992 by Ord. No. 1478; 8-11-2008 by Ord. No. 2058]
F. 
Any allowed capital improvement surcharge shall not be considered base rent and shall expire upon the end of the Actual Life of the capital improvement.
[Amended 7-27-1992 by Ord. No. 1478; 8-11-2008 by Ord. No. 2058]
G. 
(Reserved)[1]
[1]
Editor's Note: Former Subsection G, Determination of allowance, as amended, was repealed 8-11-2008 by Ord. No. 2058.
H. 
A landlord may seek a surcharge from a tenant or tenants for capital improvements made in or attributable to the dwelling housing space. Any landlord seeking such a surcharge shall first notify each tenant by regular mail and by posting a copy of the notification conspicuously in a common area at least five days prior to the application, which notification shall include a description of the proposed capital improvement, total cost of the proposed capital improvement and the amount of the monthly increase with its supporting computations. Provided that the tenant has received notice of a proposed capital improvement in conformance with the requirements of this section, he shall have 30 days following receipt of such notice in which to file any objection thereto with the Rent Leveling Board, and if no such objection is filed within said thirty-day period, a tenant shall be deemed to have waived his right to object thereto. The landlord shall estimate the time of completion of the capital improvement and present proof of costs upon completion. The Rent Leveling Board must review and certify all capital improvement increases.
[Added 6-13-2005 by Ord. No. 1933[2]; amended 8-11-2008 by Ord. No. 2058]
[2]
Editor’s Note: This ordinance also repealed former Subsection H, regarding determining depreciation periods for replacement of capital improvement items, as amended 7-27-1992 by Ord. No. 1478.
I. 
The capital improvement surcharge shall not be considered base rent for the purposes of computing allowable rent increases.
[Amended 7-27-1992 by Ord. No. 1478]
J. 
Nothing herein shall be construed as authorizing any improvement to be made without express approval and authority of the landlord.
K. 
A landlord may seek a surcharge after completion of a capital improvement. Notice shall be provided by the landlord, and the tenant shall have opportunity to object, all as set forth above. No greater or lesser consideration shall be given to the applicant by the Board because of the fact that the application is made subsequent to the project's completion. Any landlord who shall make application for a capital improvement surcharge after accomplishment of the project shall do so at his or her own risk that a surcharge will be granted. In order to be granted a capital improvement surcharge, all work must receive and pass all required governmental inspections. To the extent practicable, government inspections are to be completed within 90 days of completion of all work. Where government inspections must be made to the interior of dwellings, notice is to be provided to each tenant via certified and regular mail that work has been completed and that government inspections are to commence no earlier than 10 days from the date of notice. After the government inspections are completed, the landlord must submit an official written confirmation from the government inspector or Borough Construction Official indicating that the completed work has passed all required government inspections. Said written confirmation must be provided to the Rent Leveling Board prior to the hearing.
[Added 6-13-2005 by Ord. No. 1933; amended 2-26-2024 by Ord. No. 2479]
A. 
It is the purpose of this section to ensure that a landlord's right to a reasonable rate of return on his investment is not abrogated by this chapter. A "reasonable rate of return" will be defined as existent at that particular time on other asset investments as indicated by interest indices. The rate of return will be predicated on the current fair market value of the individual property.
[Amended 7-27-1992 by Ord. No. 1478]
B. 
It is the finding of this governing body that in determining a reasonable rate of return, the actual operating expenses of the dwelling shall be considered, excluding debt service, depreciation and unfunded reserve for maintenance.
[Amended 7-27-1992 by Ord. No. 1478]
C. 
In the event that the Rent Leveling Board finds that actual operating expenses do not permit a reasonable rate of return, as defined in Subsection A, the Rent Leveling Board may grant the landlord a hardship rent increase.
[Amended 7-27-1992 by Ord. No. 1478]
D. 
A landlord seeking a hardship rent increase shall petition the Rent Leveling Board, which shall designate a hearing date within 15 days of said petition. The landlord shall then notify all tenants of said application by certified mail 30 days prior to the hearing date.
[Amended 7-27-1992 by Ord. No. 1478]
E. 
Determination of hardship rent increases.
[Amended 7-27-1992 by Ord. No. 1478]
(1) 
In considering the granting or denial of hardship rent increases, the Rent Leveling Board shall consider the actual operating expenses as previously defined, the actual vacancy factors and current fair market value.
(2) 
The current fair market value will be determined by using the income approach, which will be an analysis of the gross income from all sources, less the operating expenses, as defined, with the net income arrived at by analyzing the rate of return against the current fair market value.
(3) 
The Rent Leveling Board shall not consider debt service, depreciation, unfunded reserve maintenance, increases in taxes or major capital improvements.
(4) 
Taxes and major capital improvements shall be controlled by §§ 322-7 and 322-9 of this chapter.
F. 
In support of an application for hardship rental increase, the landlord shall submit to the Rent Leveling Board all relevant documents. Relevant documents shall not be less than sworn financial statements showing income and expenses for the current year and two years prior thereto and in addition, shall submit a copy of those portions of the landlord's latest filed federal income tax return indicating receipts and expenses concerning said dwelling. Said application and supporting documents shall be filed with the Board at least 21 days prior to the date of the hearing.
G. 
A rental increase under these provisions shall be considered rent in the computation of allowable rental increases under this chapter.
H. 
Notwithstanding any other provision, the Rent Leveling Board upon the submission of an application for a rental increase shall inspect the code enforcement and Health Department files in order to determine if any violation or violations exist pertaining to the dwelling units for the application being submitted. If any such violation or violations are present, any hardship rental increases granted a landlord cannot be implemented until all violations are substantially, quantitatively corrected.
I. 
No landlord shall make application for a hardship rental increase later than six months after the close of his fiscal year but in no event later than June 30 of the year after the year in which the landlord seeks a hardship increase.
J. 
A landlord shall not be entitled to apply for a hardship rent increase until he has owned the property for a minimum of three years.
[Amended 7-27-1992 by Ord. No. 1478]
A. 
During the term of this chapter, the landlord shall maintain the same standards of services, maintenance, furniture, furnishings or equipment and facilities provided by the landlord to a tenant prior to the adoption of this chapter as the landlord was providing or was required to by law or lease at the time a lease or tenancy was entered into. Any service or facilities or any privileges or rights which the tenant has been provided in the past may not be taken away, reduced or circumscribed in any way, and, where a right has been provided in the past without a fee, no landlord may request or receive a fee for the continued provision of said service, facilities, right or privilege.
B. 
Any individual tenant or class of tenants which is not receiving substantially the same standards of service, maintenance, furniture, furnishings, equipment, facilities, rights or privileges may have the Rent Leveling Board determine the reasonable rental value of the housing units or dwelling in view of the deficiency. The tenant or class of tenants shall pay the reasonable rental value as full payment for rent until the landlord proves that the deficiency has been corrected.
C. 
If a tenant petitions the Rent Leveling Board for an adjustment of rent or files a complaint with the Board alleging a landlord's violation of any of the terms of this chapter, the Board must designate a hearing date with 15 days of said petition and the filing of all required fees. The tenant shall then notify the landlord of said hearing, by certified mail, 30 days prior to the hearing date.
[Amended 7-27-1992 by Ord. No. 1478]
D. 
All notices of increase and all new leases which are presented to tentants and new tenancies by landlords, their agents, employees or assigns shall have included in the body of such document, in a conspicuous place, or as an attachment thereto, in type size not less than the largest type size used in any other part of the document, the following language:
[Added 7-12-1999 by Ord. No. 1663; amended 1-24-2000 by Ord. No. 1689]
Nothing herein shall be deemed to amend the duties of the landlord, or the rights of the tenant, as same are set forth in Section 322-11 of the Rent Leveling Ordinance of the Borough of Ridgefield, entitled "Standards of Service." Neither the landlord or tenant shall jointly, or individually, attempt or seek to modify or amend the provisions of that section of the ordinance.
E. 
It shall be a violation of this chapter, subject to the penalties set forth herein, for any landlord or landlord's agent to fail to timely deposit any rent check received from a tenant for the purpose of, or with the result of, creating a false impression of late payment, deficiency or default.
[Added 7-12-1999 by Ord. No. 1663][1]
[1]
Editor's Note: Former Subsection F, regarding leases complying with the Truth-in-Renting Act, added 7-12-1999 by Ord. No. 1663, which immediately followed this subsection, was repealed 1-24-2000 by Ord. No. 1689.
The governing body is hereby authorized to appoint an administrator, clerk and/or investigators to the Rent Leveling Board if, in its discretion, such personnel are necessary. The governing body shall set all salaries. The governing body shall appoint an attorney to the Rent Leveling Board and shall set a salary for the attorney.
A. 
Upon submission of an application for hardship relief or capital improvement and in addition to any other fees established in this chapter, the applicant shall be required to establish an escrow account with the Borough of Ridgefield. The Rent Leveling Board is authorized to retain without pay from the Borough any professional experts necessary to assist the Board in the processing of those applications. Upon receipt of application for relief, the Board shall forward to said experts, if it deems it necessary, the application and accompanying documents within five days of receipt of the application and documents. The experts shall submit to the secretary of the Board an estimate of funds sufficient in amount to undertake the professional services to be rendered. The expert shall submit the estimate of funds to the applicant simultaneously. The applicant shall forthwith deposit such funds in the escrow account maintained by the Borough. The expert shall be paid by the Borough from the escrow account after the submission of a voucher in accordance with N.J.S.A. 40A:5-16 et seq.
B. 
The applicant may appeal the amount of the escrow to the governing body. The governing body shall make a determination as to the reasonableness and necessity of the fee. Such appeal must be made within 10 days from the date the applicant receives the estimate of funds.
C. 
Should additional funds be required after the original funds are exhausted, the applicant shall place sufficient moneys in the aforesaid escrow account. Any moneys left in the escrow account upon determination of the application shall be returned to the applicant.
D. 
The Board shall take no formal action on any application unless and until escrow funds have been deposited with the Borough, and any time limitations set forth in this chapter should be extended until all such escrow funds are deposited with the Borough.
A. 
Schedule of fees; waiver.
[Amended 7-27-1992 by Ord. No. 1478]
(1) 
There is hereby established the following schedule of fees for complaints and applications to the Rent Leveling Board. All such fees shall be filed with the Borough Clerk.
[Amended 6-13-2005 by Ord. No. 1933]
(a) 
Hardship rental increases: $250 for up to 50 dwelling units, $500 for more than 50.
(b) 
Capital improvement surcharge: $250 for up to 50 dwelling units, $500 for more than 50.
(c) 
Tax surcharge: $250 for up to 50 dwelling units, $500 for more than 50.
(d) 
Application to the Rent Leveling Board for annual allowable increases: $25.
(e) 
Any other complaint or application: $10.
(2) 
In the event of financial hardship, the fee can be waived at the discretion of the Rent Leveling Board.
B. 
In the event that the buildings and grounds are not in substantial compliance with N.J.S.A. 55:13A-1 et seq., the Board may conditionally grant an increase and place the moneys in escrow until the landlord makes the necessary repairs and satisfies the statute. If, however, after a reasonable amount of time the landlord fails to make the needed repairs, the conditional increases shall be rolled back and the moneys collected in escrow shall be returned to the tenants.
A. 
Any person aggrieved by reason of an order or decision of the Rent Leveling Board may file an appeal within 10 days from the date of the order or decision appealed from. An appeal shall be filed by filing a notice with the Clerk of the Borough, specifically the matter appealed from and the grounds of the appeal. In addition, the person appealing shall file with the Clerk a fee of $100 and, in addition, an amount sufficient to pay for the cost of the record of the Rent Leveling Board.
B. 
The record submitted to the governing body shall include all documents and transcripts of hearings constituting the record of the case before the Board.
C. 
Upon receipt of the notice of appeal and accompanying fees, the Clerk shall submit to the Mayor and Council a notice of the appeal. The governing body shall set a hearing within 30 days after receipt of the entire record of the Rent Leveling Board. The governing body shall consider the appeal based upon the record of the Rent Leveling Board and may consider new evidence only upon an affirmative showing by the person seeking to introduce the new evidence that same was not available at the time the hearing was heard before the Rent Leveling Board.
D. 
The governing body shall conclude its hearing, and render a decision, on all appeals from any aggrieved party within 90 days of receiving a complete record of the hearing before the Rent Leveling Board as set forth hereinabove. The failure to do so shall be deemed to affirm the decision of the Rent Leveling Board.
[Added 12-8-2008 by Ord. No. 2074; amended 10-15-2013 by Ord. No. 2240]
A. 
Qualification.
[Amended 8-15-1983 by Ord. No. 1243; 7-27-1992 by Ord. No. 14784-27-1998 by Ord. No. 1621]
(1) 
Housing accommodations which are the subject of this chapter and which become vacant after the passage of this chapter or are vacant at the time of said passage qualify for vacancy equalization. With regard to each such vacant premises, the landlord shall be entitled to charge a rent equal to 112.5% of the highest allowable rent, excluding all surcharges otherwise permitted by this chapter, to an apartment of equal character and facilities within the Borough of Ridgefield. Once said vacant apartment has been rented, it shall immediately be subject to all the other terms and provisions of this chapter.
[Amended 6-13-2005 by Ord. No. 1933]
(2) 
Subsection A(1) shall not apply to a tenant who rented any other housing space unit in the dwelling and who is moving, for reasons of health, to a different housing space unit in the dwelling. In such instances, the vacant space to which such tenant is moving (new space) shall not be subject to Subsection A(1), but rather the space being vacated by such moving tenant (old space) shall be subject to Subsection A(1) above. A tenant may make such a lateral move only once in the term of his or her tenancy.
B. 
At the time the landlord returns to any tenant vacating the premises that tenant's security or the balance of said security, he shall include with such notice and payment a notice to the tenant, on a form approved by the Mayor and Council, requesting the tenant to advise the Rent Leveling Board of the reasons why he vacated the apartment. The landlord shall also include at that time and shall forward to the vacating tenant a questionnaire prepared by the Rent Leveling Board, together with a stamped and addressed envelope for the return of said questionnaire to the Rent Leveling Board, care of Borough Hall, Ridgefield, New Jersey 07657.
C. 
Each landlord subject to this chapter shall post a notice, in a conspicuous place or places within each apartment complex, notifying the tenants of the nature of vacancy equalization and advising the tenants that they have a right to notify the Rent Leveling Board, care of Borough Hall, Ridgefield, New Jersey, of any undue pressure which they may feel is exerted in order to influence them to vacate their apartments. All such notices shall be posted on a sheet 8 1/2 inches by 11 inches and shall be clearly legible at a distance of five feet.
[Amended 3-25-1985 by Ord. No. 1281; 6-28-2010 by Ord. No. 2133]
A. 
Violations of this chapter.
[Amended 3-25-1985 by Ord. No. 1281]
(1) 
If this chapter of the Code of the Borough of Ridgefield provides for the licensing or permitting of the violator, the Mayor and Council of the Borough of Ridgefield reserve the right to revoke such permit or license.
(2) 
Any person found guilty of violating this chapter of the Code of the Borough of Ridgefield shall be subject to a penalty consisting of a fine or imprisonment, or both, subject to the discretion of the Judge, the maximum of which shall be the maximum fine or term of imprisonment permitted to be imposed by the court having jurisdiction over the violation of this chapter of the Code of the Borough of Ridgefield; provided, however, that the fine shall not be less than $100 nor more than $2,000 per offense and the prison term shall not exceed 90 days in accordance with N.J.S.A. 40:49-5.
(3) 
In the event of a continuing violation, each day shall constitute a separate offense.
B. 
Each and every violation affecting more than one dwelling unit shall be considered a separate and distinct violation, and each and every demand for a rental payment in excess of the payment set forth in this chapter shall be considered a separate and distinct violation.
This chapter, being necessary for the welfare of the Borough and inhabitants, shall be liberally construed to effectuate the purposes thereof.[1]
[1]
Editor's Note: Former § 322-19, When effective, as amended, which immediately followed this section, was repealed 10-4-2002 by Ord. No. 1793.