---
title: "Small Rental Investors in NJ | MCC"
description: "For New Jersey owners of one to a few rental units: deeding a property to your LLC (and the due-on-sale risk), landlord registration, the lead paint…"
url: "https://mcc-solutionsnj.com/bookkeeping/small-real-estate-investor-new-jersey"
---

Rental investors

# Owning a few rentals in New Jersey: the paperwork

Small landlords get caught by the same four things: an LLC deed done wrong, a missed registration, the lead paint rule and books that can't support Schedule E. Here's each one.

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## Moving a property into your LLC

- **The deed:** you sign a new deed to the LLC, acknowledged before a notary so it can be recorded.

- **Transfer fee:** New Jersey exempts deeds with consideration under $100, claimed on Form RTF-1 recorded with the deed. ([RTF-1](https://www.nj.gov/treasury/taxation/pdf/other_forms/lpt/rtfexempt.pdf)) But the State says there's no exemption between two entities, even with the same owners. ([NJ Treasury](https://www.nj.gov/treasury/taxation/lpt/rtffaqs.shtml)) Have your attorney or title company confirm the fee for your transfer.

- **Evictions:** once the property is in an LLC, the court requires a New Jersey attorney to file a landlord-tenant case; you can no longer file it yourself. ([NJ Courts FAQ](https://njcourts.gov/sites/default/files/forms/11483_landlord_tenant_faq.pdf))

- **Your mortgage:** federal law stops lenders from calling a loan due for some transfers, like into certain living trusts, but a transfer to an LLC isn't on that list. ([12 U.S.C. 1701j-3](https://www.law.cornell.edu/uscode/text/12/1701j-3)) Ask your lender before you record.

## Registration

One-unit rentals and non-owner-occupied two-units register with the town clerk; buildings with three or more units register with the State's Bureau of Housing Inspection. Until you register, you can't get a judgment for possession. ([NJ DCA](https://www.nj.gov/dca/codes/publications/pdf_lti/landlord_idnty_law.pdf))

## Lead paint

Rentals built before 1978 need a lead inspection every 3 years or at tenant turnover, whichever is sooner, unless certified lead-free. Penalties run up to $1,000 a week if a violation isn't fixed. ([NJ DCA](https://www.nj.gov/dca/codes/resources/leadpaint.shtml))

## Books that support Schedule E

Rental income and expenses go on Schedule E, and the building (not the land) is depreciated over 27.5 years. ([IRS Pub 527](https://www.irs.gov/publications/p527)) Keep each property's income and costs separate from the start.

## Where we help

A notary for the LLC deed and affidavits, notices delivered with proof, filings at the Special Civil Part, and monthly books by property. [Landlord plan](/notary/landlord-plan) · [Notices and filings](/notary/landlord-tenant-filing) · [Bookkeeping for landlords](/bookkeeping/guides/bookkeeping-for-landlords)

Printable kit

### Small Landlord Compliance Tracker (New Jersey)

An Excel tracker for registration, lead paint inspection due dates, insurance renewals and lease end dates across your rentals.

[See what's inside ($19)](/toolkits/landlord-compliance-tracker)14-day full refund

General information, checked November 2026. Not legal advice. MCC Solutions is not a law firm.

## Questions

**Do I pay the realty transfer fee to deed my rental to my LLC?**

Deeds for under $100 of consideration can be exempt with Form RTF-1, but the State says there's no exemption between entities. Have your attorney or title company confirm for your transfer.

**Will my bank call my mortgage if I deed the house to my LLC?**

It can. Federal protections cover transfers like certain living trusts, not LLCs. Ask your lender first.

**Where do I register my rental in New Jersey?**

One unit, or a two-unit you don't live in: your town clerk. Three or more units: the State's Bureau of Housing Inspection.

**How often is a lead inspection required?**

For rentals built before 1978, every 3 years or at tenant turnover, whichever comes first, unless the unit is certified lead-free.

Tallyfinch

### Books you keep on your own computer

Tallyfinch does invoices, bills, bank import, reconciliation and the main reports, in a file you own. $99 once, then $5 a month for updates; the app keeps working if you stop the plan. It does not do payroll or sales tax filing. The free download records up to 60 entries.

[See Tallyfinch](/bookkeeping/mcc-books-downloadable-bookkeeping-software) [Download it free](/tools/pro/trial/mccBooks) [Compare the three apps](/software)

## Need a notary? Send it to the desk.

[Book Now](/notary/#order)[Call (908) 444-6373](tel:+19084446373)