Showing ordinances that apply to Shark River Hills, NJ
Shark River Hills is an unincorporated community (population 3,583) in Monmouth County, New Jersey. Because Shark River Hills is not an incorporated city, it does not have its own municipal code. Instead, Monmouth County ordinances apply directly to properties here. The rent control rules below are the ones that govern your area.
Monmouth County rent control varies sharply by municipality. Long Branch, Asbury Park, Neptune Township, Freehold Borough, and Red Bank have adopted local rent stabilization ordinances capping annual increases (typically CPI-based, 3 to 5 percent). Most Monmouth towns have no rent control. NJ has no statewide rent cap; authority derives from N.J.S.A. 2A:42-74 (Rent Control Act) and N.J.S.A. 40:48-2.
Rent control in Monmouth County is a patchwork of municipal ordinances authorized under New Jersey's broad home-rule powers (N.J.S.A. 40:48-2) and the Rent Control Enabling Act (N.J.S.A. 2A:42-74 et seq.). Long Branch Code Chapter 226 (Rent Leveling) caps annual increases at the CPI-U for the New York-Newark-Jersey City area, typically 3 to 4 percent, with a Rent Leveling Board hearing disputes. Asbury Park Code Chapter 7 (Rent Control) applies to buildings with 4+ units constructed before 1978, capping increases at CPI or 5 percent whichever is lower; vacancy decontrol applies after tenant turnover. Neptune Township Code Chapter 230 caps increases at 4 percent annually. Freehold Borough Code Chapter 115 applies CPI-based caps to buildings with 3+ units. Red Bank Code Chapter 492 (Rent Stabilization) caps increases at 4 percent with hardship adjustments available through the Rent Leveling Board. Exemptions across all rent-controlled towns typically include: new construction (post-1987 in Long Branch, post-1984 in Asbury Park), owner-occupied 2-family homes, substantially rehabilitated buildings (with cert from DCA), and federally subsidized units. Hardship applications allow above-cap increases for capital improvements or tax/utility cost pass-throughs with Rent Board approval. Most rural/suburban Monmouth towns (Holmdel, Colts Neck, Rumson, Fair Haven, Middletown) have NO rent control. The NJ Tenant Protection Act (N.J.S.A. 2A:18-61.22) provides additional protections in condo conversion situations statewide.
Exceeding allowed rent increase: tenant may file complaint with Rent Leveling Board; overcharges must be refunded with interest. Willful violations: fines $500 to $2,500 per unit (Long Branch §226-24, Asbury Park §7-18). Failure to register: permit/license denial. Retaliatory eviction following rent complaint: treble damages under N.J.S.A. 2A:42-10.10.
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