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Notice Requirements For Eviction (N.J.S.A 2A :18-53)

As I may have mentioned or alluded to in previous posts, commercial landlords are not free to simply evict a tenant once the tenant does something in violation of the lease. At a minimum, in those instances where the tenant has failed to pay rent, a landlord must file a summary dispossess complaint. In cases of defaults other than for the nonpayment of rent, a Notice to Quit and Demand for Possession must first be served on the tenant and the quit date must pass before an eviction complaint may be filed.

The proper service of a Notice to Quit is critical. Without it, the court will not have jurisdiction to hear the tenancy case. Many commercial landlords have seen their cases dismissed at trial based on the improper service (or lack thereof) of a statutorily required Notice to Quit. Below is a chart outlining the various causes for eviction in a commercial setting together with the Notice to Quit requirements for each. I will post later as to some of the issues that crop up relating to these various causes for eviction.

Cause for Eviction Notice to Cease Notice to Quit Demand for Possession Required
NJSA 2A:18-53(a) Holdover No 3 months if tenancy at will or year to year. 1 month if month to month Yes
NJSA 2A:18-53 (b) Nonpayment of rent No No None
NJSA 2A:18-53 (c)(1) Disorderly tenant No 3 days prior to filing suit Yes
NJSA 2A:18-53 (c)(2) Willful destruction of premises No 3 days prior to filing suit Yes
NJSA 2A:18-53 (c)(3) Violation of rules and regulations accepted in writing No 3 days prior to filing suit Yes
NJSA 2A:18-53 (c)(4) Breach of lease covenant where landlord has reserved a right of reentry No 3 days prior to filing suit Yes