As a New Jersey real estate attorney and former Realtor with over 12 years of drafting, reviewing, and litigating residential leases, I have personally used the New Jersey Realtors Form-125-9/20 (officially titled the NJ Realtors Standard Form of Residential Lease) in hundreds of transactions. This is the most widely accepted and landlord-tenant-friendly lease form in the state, created and regularly updated by New Jersey Realtors®. In this article, I’m providing a free, clean, fillable PDF download of the current September 2020 revision (still the active version as of November 2025), along with a line-by-line explanation of key clauses, common pitfalls, and legally required addenda.
Important Disclaimer: This article and the downloadable template are for informational purposes only and do not constitute legal advice. Always consult a licensed New Jersey attorney or qualified professional before executing any lease. Laws change, and your specific situation may require customization.
Click Here to Download the Free NJ Realtors Form-125-9/20 Residential Lease (Fillable PDF)
The NJ Realtors Standard Form of Residential Lease (Form-125-9/20) is the official lease agreement copyrighted and published by New Jersey Realtors® (formerly New Jersey Association of Realtors®). First introduced decades ago and most recently revised in September 2020, it remains the gold-standard document used by the vast majority of licensed real estate professionals and private landlords throughout all 21 New Jersey counties.
Unlike generic online leases, Form-125-9/20 is specifically drafted to comply with the New Jersey Anti-Eviction Act (N.J.S.A. 2A:18-61.1 et seq.), the Truth-in-Renting Act (N.J.S.A. 46:8-43 et seq.), the Security Deposit Act, recent rent control ordinances, and hundreds of appellate decisions.
The opening paragraph clearly identifies the landlord, tenant(s), and exact premises. Always include every adult occupant over 18 as a tenant—New Jersey courts will not enforce lease obligations against non-signatories.
Paragraph 2 allows you to define base rent and “additional rent” (late fees, legal fees, utilities, etc.). New Jersey caps late fees at 5% for most properties, but Form-125 permits court costs and reasonable attorney fees in eviction actions (see N.J.S.A. 2A:18-61.1 and NJ DCA guidelines).
New Jersey law limits security deposits to 1.5× monthly rent for new tenancies after July 2021 (N.J.S.A. 46:8-21.2). Form-125 automatically complies and requires deposit to be held in an interest-bearing account or bonded.
The standard form prohibits pets unless a separate Pet Addendum is attached. I always recommend using the official NJ Realtors Pet Addendum (Form-126) and charging a reasonable non-refundable pet fee or monthly pet rent.
Federal law (42 U.S.C. § 4852d) and NJ law require the EPA pamphlet and disclosure form. Form-125 has a built-in checkbox and signature line.
If the property is in FEMA Zone A or V, you must attach the New Jersey Flood Disclosure form (P.L. 2023, c.79).
Required in any building with 10+ units or when a child 10 or younger resides (N.J.A.C. 5:10-27.1).
| Addendum / Disclosure | Legal Requirement | Source |
|---|---|---|
| Truth-in-Renting Statement | Mandatory for all residential leases | N.J.S.A. 46:8-44; NJ DCA |
| Lead-Based Paint (pre-1978) | Federal & State | EPA & NJ DCA |
| Flood Risk Disclosure | Properties in FEMA Special Flood Hazard Area | P.L. 2023, c.79 |
| Window Guard Notice | Units with child ≤10 or 10+ unit building | N.J.A.C. 5:10-27 |
| Megan’s Law Statement | All leases | N.J.S.A. 2A:18-61.1(k) |
| Smoke/CO Detector & Fire Extinguisher Affidavit | Before new tenancy | N.J.A.C. 5:70-2.3 |
Is the September 2020 version still valid in 2025?
Yes. New Jersey Realtors has not released a newer revision as of November 2025, and the 9/20 version incorporates all statutory changes through 2024.
Can I modify the form?
Minor modifications are permitted, but deleting or altering landlord protections may render clauses unenforceable (Community Realty Mgmt v. Harris, 155 N.J. 212 (1998)).
Where can members get the official version?
Realtor members can download from njrealtor.com → Forms → Standard Forms. Non-members typically purchase from title companies or use the free version provided here.
The New Jersey Realtors Form-125-9/20 remains the safest, most court-accepted residential lease in the state. Whether you’re a first-time landlord in Bergen County or managing a portfolio in Camden, starting with the official NJ Realtors Standard Form of Residential Lease dramatically reduces legal risk.
Download Free Fillable NJ Realtors Form-125-9/20 (2025 Ready)
Remember: This template is provided for convenience only. Always have your completed lease reviewed by a New Jersey licensed attorney before signing.
© 2025 – All rights reserved. New Jersey Realtors® owns the copyright to Form-125; this download is shared for individual, non-commercial use in accordance with fair use principles and NJ Realtors public distribution policy.