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Researchers and law clinics tell committee eviction filings are high in New Jersey and legal aid reduces displacement
Summary
Eviction Lab and law-school clinics told the Assembly Housing Committee that New Jersey’s eviction filing rate is well above the national average, disproportionately affects Black households and families with children, and that attorney representation and emergency aid reduce displacement.
Researchers and tenant advocates told the Assembly Housing Committee on Dec. 5 that eviction filings in New Jersey are far above the national average, with steep racial disparities, and that legal representation and targeted financial supports are effective at preventing displacement.
Dr. Carl Gershenson, director of the Eviction Lab at Princeton University, said rent growth has far outpaced income growth since 2000 and presented a New Jersey eviction filing rate of roughly 12.1% — about 12 filings per 100 renter households — which he said amounts to “a little over 150,000 eviction filings per year.” He added that national research shows roughly 80–90% of evictions are filed for missed rent.
On disparities: Gershenson said eviction risk is concentrated among Black renter households and households with children and that, controlling for income, Black households still experience higher filing rates. He said, "Evictions are not just a consequence of poverty. They are a cause of poverty."
Clinical defense and tenant services: Representatives from the Housing Justice Project at Seton Hall and Rutgers described their student‑clinic work and community partnerships. Lori Espargan (Seton Hall) said the project handled 736 cases in 2023–24 across 18 counties and that 75% of clients who received legal representation kept their homes. Clinic practitioners described tools used in the field, including receivership in extreme habitability cases and mediation that often resolves disputes before trial.
Policy options discussed: Witnesses recommended expanding emergency rental assistance, eviction‑prevention grants, increased access to counsel for tenants, raising filing fees (cited as an evidence‑backed disincentive to unnecessary filings), and improved code enforcement and data access so tenants and advocates can identify deteriorating properties.
Next steps: Committee members asked for follow-up materials and data. No formal committee action was taken during the hearing.
