New Jersey landlord guide — Anti-Eviction Act, Special Civil Part, Rowan University market & growing South Jersey Philadelphia suburb
📍 County Seat: Woodbury (~10,000) • Rowan University (Glassboro) • South Jersey growth corridor 👥 Pop. ~310,000 — fast-growing Philadelphia suburban county — no rent control ⚖️ Special Civil Part • 70 Hunter St., Woodbury 🎓 Glassboro • Washington Township • Monroe • Deptford • Rowan Boulevard
Gloucester County is one of South Jersey’s fastest-growing counties, positioned directly south of Camden County along the Delaware River and increasingly functioning as a Philadelphia suburban destination for families and professionals priced out of Camden and Burlington counties. The county seat is Woodbury, a small city of approximately 10,000, but the county’s economic center of gravity has shifted significantly toward the Route 55 and Route 42 corridors and toward Glassboro, home to Rowan University. Rowan has grown from a regional state college into a significant research university with approximately 23,000 students, and its growth has transformed Glassboro’s downtown through the Rowan Boulevard mixed-use development and created substantial rental demand in the surrounding community. Washington Township and Monroe Township are among the fastest-growing municipalities in South Jersey, attracting Philadelphia commuter families with new residential development.
Gloucester County’s rental market is driven by three primary forces: Rowan University’s student and faculty demand in Glassboro and the surrounding boroughs; the Philadelphia commuter market in Washington Township, Monroe, and Deptford; and the more affordable working-class markets in Woodbury, Paulsboro, and the county’s older communities. No Gloucester County municipality has local rent control. The Anti-Eviction Act applies countywide. LLC and corporate landlords must retain NJ counsel for all Special Civil Part proceedings. The mandatory landlord registration requirement is enforced in every municipality, and failure to register remains a complete defense to eviction.
📊 Quick Stats
County Seat
Woodbury (~10,000) — county government; Special Civil Part; historic Delaware River community
Major Communities
Glassboro, Washington Township, Monroe Township, Deptford, Sewell, Turnersville, Clayton, Paulsboro, Mullica Hill, Pitman
Population
~310,000 (2023) — one of South Jersey’s fastest-growing counties
Top Employers
Rowan University; Inspira Health Network; Jefferson Health; Amazon (distribution); Gloucester County government; Philadelphia commuter economy
Median Rent
~$1,200–$1,900/mo 2BR — Glassboro/Washington Twp higher; rural areas lower
Rent Control
None — no Gloucester County municipality has rent control
LLC/Corp Landlord
Licensed NJ attorney required in ALL Special Civil Part proceedings
30 days standard; 5 days disaster; 15 days domestic violence
Courthouse
70 Hunter St., Woodbury, NJ 08096
Court Phone
(856) 853-3200
Filing Fee
~$50 (1 defendant) + $5/additional + $7 service
Gloucester County — Local Rules & New Jersey State Law Highlights
Topic
Rule / Notes
Anti-Eviction Act (N.J.S.A. 2A:18-61.1)
Applies to all residential tenancies in Gloucester County. No-cause evictions are prohibited. Good cause must be one of 16 enumerated grounds. Gloucester County’s Special Civil Part at 70 Hunter Street in Woodbury handles a moderate caseload. The court is efficient for properly documented nonpayment cases. Legal Services of New Jersey serves qualifying Gloucester County tenants.
No Local Rent Control
No municipality in Gloucester County has a local rent control or stabilization ordinance. Landlords may set rents at market rates and increase them at lease renewal without local limitation. The Anti-Eviction Act still prohibits no-cause evictions — a tenant refusing a reasonable rent increase may only be evicted through the proper notice process. The absence of rent control makes Gloucester County straightforward on the rent-setting side.
Landlord Registration — CRITICAL
All Gloucester County landlords must register with the applicable municipality. Buildings with 3+ units must also register with the NJ DCA. Failure to register is a complete defense to eviction. Gloucester County’s many municipalities each maintain separate registration systems. Verify registration for each property before filing any eviction action.
Corporate/LLC Attorney Requirement
Business entity landlords must be represented by a licensed NJ attorney in all Special Civil Part proceedings (NJ Court Rule 6:10). Non-attorney appearances result in immediate dismissal. Retain NJ counsel before filing any eviction involving an LLC or corporate landlord.
Rowan University — Glassboro Student Market
Rowan University’s approximately 23,000 students have transformed Glassboro’s rental market. The Rowan Boulevard mixed-use development and surrounding neighborhoods near campus generate strong student rental demand. Student tenants are fully Anti-Eviction Act-covered. Screen undergraduates for parental guarantors or verifiable independent income. Lease terms should specifically address occupancy limits, noise policies, guest rules, and parking — these are the provisions you rely on for compliance notices in student housing. Academic calendar creates spring leasing peaks; 12-month leases bridging summer are preferable.
Washington Township & Monroe (growing suburbs; Philadelphia commuters)
Washington Township and Monroe Township are among Gloucester County’s fastest-growing communities, attracting Philadelphia commuter families with new residential development, good schools, and access to the Route 42/55 corridors. No rent control. Screen for verified professional or healthcare employment. These are stable, growing markets with consistent demand and low eviction rates. Jefferson Health and Inspira Health Network are major employer anchors for the professional tenant segment.
Deptford & Sewell (retail corridor; working class)
Deptford Township and the Sewell area along Route 45 and the Black Horse Pike corridor host significant retail and service employment. Working- and middle-class families and retail/service workers are the primary tenant demographic. No rent control. Screen for verified employment in retail, healthcare, or logistics. Consistent demand at moderate rents.
Paulsboro & older industrial communities
Paulsboro and similar older Delaware River communities have working-class rental markets with more affordable rents. These communities have faced economic challenges tied to the decline of industrial employment along the river. No rent control. Screen for verified local employment; HCV is present and must be accepted. Legal Services serves qualifying tenants in these communities.
Two-Notice System
For most lease violation grounds, NJ law requires a Notice to Cease followed by a Notice to Quit. Both must specifically describe the violation. Nonpayment requires no pre-filing notice. Defective notices are dismissed in Gloucester County’s court.
Security Deposit Requirements
Maximum 1.5 months’ rent. Separate interest-bearing NJ account required. Written notice of account details within 30 days. Annual interest paid or credited to tenant. Return within 30 days with itemized statement. Wrongful withholding: double damages + attorney’s fees.
Source of Income Protection
N.J.S.A. 10:5-1 prohibits refusal to rent based on lawful income source including Section 8/HCV, public assistance, Social Security, and veterans benefits. Gloucester County Housing Authority administers HCV programs. Civil penalties up to $10,000 plus compensatory damages and attorney’s fees for violations.
Gloucester County Special Civil Part
Address: 70 Hunter St., Woodbury, NJ 08096 Phone: (856) 853-3200 Filing Fee: ~$50 (1 defendant) + $5/additional + $7 service Hours: Mon–Fri 8:30 AM–4:30 PM Gloucester County’s Special Civil Part handles a moderate landlord-tenant caseload. The court is accessible and efficient for properly documented cases. Legal Services of New Jersey serves qualifying tenants. Straightforward nonpayment cases with proper registration and notices move quickly here.
Tenant Can Cure?Yes - tenant can pay all rent due plus costs at any time before lockout to dismiss case (NJSA §2A:42-9). After warrant posted: 3 days to pay rent alone; after 4+ days: rent plus landlord costs.
Days to Hearing10-30 days
Days to Writ3-7 days
Total Estimated Timeline45-90 days
Total Estimated Cost$200-$600
⚠️ Watch Out
CRITICAL: No notice required for nonpayment - landlord can file immediately if rent is even one day late (unless landlord has habitually accepted late rent, then 30-day Notice to Pay or Quit required). Anti-Eviction Act requires just cause for ALL evictions - cannot evict without statutory grounds even at lease end. Tenant can pay and stay up until lockout. Business entities must be represented by attorney.
Serve the required notice based on the eviction reason (nonpayment or lease violation).
Wait for the notice period to expire. If tenant cures the issue (where allowed), the process stops.
File an eviction case with the Superior Court - Special Civil Part (Landlord/Tenant Section). Pay the filing fee (~$50-75).
Tenant is served with a summons and has the opportunity to respond.
Attend the court hearing and present your case.
If you prevail, obtain a writ of possession from the court.
Law enforcement executes the writ and removes the tenant if necessary.
⚠️ Disclaimer: This page provides general information about New Jersey eviction laws and does not constitute legal advice.
Eviction procedures can vary by county and may change over time. Local jurisdictions may have additional requirements or tenant protections.
For specific legal guidance, consult a qualified New Jersey attorney or local legal aid organization.
🔍 Reduce Your Risk Before Signing a Lease:
New Jersey landlords who screen tenants carefully before signing a lease significantly
reduce their risk of ending up in eviction court. Understanding
tenant screening in New Jersey —
including background checks, credit history, income verification, and rental references — is one of the most
cost-effective steps you can take to protect your rental property. Before you ever need New Jersey's
eviction process, proper tenant screening can help
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⚠️ Disclaimer: These calculations are estimates based on state statutes and typical court timelines. Actual results vary by county, court backlog, and case specifics. Always verify current requirements with your local courthouse. This is not legal advice.
Underground Landlord
🏘️ Communities & Screening Tips
Glassboro (Rowan University; student market; growing downtown): Glassboro’s student rental market is Rowan-driven. Require parental guarantors for undergraduates. Define lease rules specifically — occupancy, noise, parking, guests. 12-month leases bridging summer are preferable. Rowan Boulevard’s new development has upgraded downtown Glassboro significantly; proximity to campus commands a rent premium. Screen graduate students and faculty separately — more stable income profiles than undergrads.
Washington Township & Monroe (growing suburbs; Philadelphia commuters): South Jersey’s fastest-growing suburbs. Screen for verified Philadelphia or healthcare employment. New residential development competes with older stock; well-maintained units attract strong applicants. No rent control; consistent demand. Very low eviction rates in these communities.
Deptford (retail corridor; working/middle class): Deptford Mall corridor workers, healthcare employees, and working families. Consistent demand at moderate rents. No rent control. Screen for verified employment in retail, healthcare, or service sectors.
Woodbury & older communities (affordable; county workers): Woodbury’s small urban market serves county government workers, healthcare employees, and working families. More affordable rents than the growth suburbs. Legal aid serves tenants here; follow all procedures precisely. HCV must be accepted.
Pitman & Mullica Hill (small towns; desirable): Pitman and Mullica Hill are two of Gloucester County’s most desirable small communities — walkable, charming, and with strong community character. No rent control; small but stable rental markets. Screen for verified income; these communities attract long-tenured, community-engaged tenants.
Background checks, eviction history, credit reports — get the full picture before handing over the keys.
Gloucester County New Jersey Landlord-Tenant Law: Rowan University, South Jersey’s Growth Suburbs, and Renting in a County on the Rise
Gloucester County has been one of New Jersey’s growth stories over the past two decades. While counties to its north have seen population growth driven by NYC commuter demand, Gloucester County’s growth has been driven by Philadelphia suburban expansion — families and professionals moving south and east from Camden County, seeking newer housing stock, larger lots, and good school districts at prices that remain below the Philadelphia suburbs in Pennsylvania. The Route 42 and Route 55 corridors have become major axes of residential and commercial development, and communities like Washington Township and Monroe Township have grown from modest suburban municipalities into significant communities with tens of thousands of residents and comprehensive commercial infrastructure.
Overlaid on this suburban growth story is the transformation of Glassboro by Rowan University. When Rowan was still known as Glassboro State College, the surrounding community was a quiet South Jersey borough with limited rental demand beyond local working families. Rowan’s elevation to university status, its growth to 23,000 students, and its investment in the Rowan Boulevard mixed-use development have fundamentally changed Glassboro’s economic and rental character. The university is now the borough’s defining institution, and its enrollment creates consistent year-round demand for rental housing in the neighborhoods surrounding the campus. The student rental market here follows the same patterns as student markets at comparable universities across New Jersey — strong spring demand for fall occupancy, academic-year rhythm, and the need for leases with specific enforceable rules that reflect the realities of undergraduate housing.
Operating Under the Anti-Eviction Act in a No-Rent-Control County
Gloucester County’s absence of local rent control makes it one of the more straightforward operating environments in New Jersey for landlords who want to manage rents at market rates. The Anti-Eviction Act still applies fully — there are no no-cause evictions, all 16 grounds and their specific notice requirements apply, and the LLC attorney requirement and landlord registration requirement must be met before any eviction action. But the absence of a local rent control board means there are no registration fees to pay, no increase calculations to submit, and no administrative hearings to attend when raising rents. The landlord’s obligations run entirely to the state-level Anti-Eviction Act framework and the standard NJ landlord registration system.
This page is provided for general informational purposes only and does not constitute legal advice. All residential evictions in Gloucester County are filed at Gloucester County Superior Court — Special Civil Part, 70 Hunter Street, Woodbury, NJ 08096 — (856) 853-3200. New Jersey’s Anti-Eviction Act (N.J.S.A. 2A:18-61.1) prohibits no-cause evictions. LLC and corporate landlords must be represented by a licensed NJ attorney (NJ Court Rule 6:10). Failure to register under the Landlord Registration Act is a complete defense to eviction. No Gloucester County municipality has local rent control. Source of income discrimination is prohibited under N.J.S.A. 10:5-1. New mandatory court forms required as of September 2025. Consult a licensed New Jersey attorney for specific guidance. Last updated: March 2026.
⚠️ Legal Disclaimer: This page is provided for general informational purposes only and does not constitute legal advice. All residential evictions in Gloucester County are filed at Gloucester County Superior Court — Special Civil Part, 70 Hunter Street, Woodbury, NJ 08096 — (856) 853-3200. New Jersey’s Anti-Eviction Act prohibits no-cause evictions. LLC and corporate landlords must be represented by a licensed NJ attorney (NJ Court Rule 6:10). Failure to register under the Landlord Registration Act is a complete defense to eviction. No Gloucester County municipality has local rent control. Source of income discrimination is prohibited under N.J.S.A. 10:5-1. New mandatory court forms required as of September 2025. Consult a licensed New Jersey attorney for specific guidance. Last updated: March 2026.
