NJ landlord insurance, built around your cashflow.
Being a landlord in New Jersey is a tough business. Some months it's you against the world — an army of one. I've been there. I've owned rentals here, and I've been insuring NJ landlords since 1987.
Send your dec pages. We quote your whole portfolio in one pass, flag the gaps most agents miss, and tell you straight if what you already have is right.
Most quotes back in 24–48 hours · A principal answers the phone
A few of the carriers we're appointed with directly
How we access the market
To get you the widest possible coverage and market availability, we work as both an insurance agent and a broker. For some carriers we hold direct contractual appointments; for others we access the market through established wholesale partners. The distinction doesn't change your coverage — it just reflects how we reach a given market to place your policy.
Switched & saved.
Representative examples based on real savings we've delivered for NJ landlords when we re-shop coverage across multiple carriers. Individual results vary by property, coverage, and carrier — typically 30–35%, sometimes much more.
3-family residential
Union County"Same carrier for years, never thought to re-shop it. Same coverage, lower premium."
Representative exampleMixed-use storefront
Essex County"They understood commercial exposure, found gaps my old policy missed, and still came in lower."
Representative exampleSingle-family rental
Monmouth County"Quick and straightforward, and the savings were real. Wish I'd switched sooner."
Representative exampleSingle policy, small portfolio owner
"One policy alone dropped by more than half."
Representative example — outlier, not a typical resultAbout these numbers. These are representative examples, not quotes or specific client policies. Approximate before/after figures illustrate the kind of savings we've delivered when a landlord moves a patchworked program to a coordinated one re-shopped across multiple carriers — typically 30–35%. The 60%+ example is an outlier, shown because it happened, not because it's what you should expect. Your result depends on your current pricing, your property, your loss history, and which carrier wants the risk. Some landlords we review are already priced correctly — when that's the case, we say so.
Does your coverage meet New Jersey's landlord minimum?
Since 2022, New Jersey has required every rental unit owner to carry a minimum amount of liability insurance — and to file the certificate with your town every year. Most landlords have never been told. Three questions:
Send your dec page and we'll check the real thing. We'll tell you within 24 hours whether your actual limits clear the statute, and what your town wants this year. Free, and there's no quote attached unless you ask for one.
Check my dec page →This reflects the statewide minimums under N.J.S.A. 40A:10A-1 et seq. and the lead-safe rules under N.J.A.C. 5:28A. Your municipality sets its own registration process, fee, and deadline — those vary town by town, and we'll tell you what yours requires. We're insurance people, not attorneys; for legal advice on your obligations, talk to a lawyer.
Landlord insurance coverage we write in New Jersey.
Most agents stop at a dwelling fire policy. We write the whole stack — and we'll tell you which lines you don't need.
Dwelling fire
The foundation for residential rentals. DP-1, DP-2, DP-3 — the difference matters, and we see landlords on the wrong form often enough to lead with it.
DP-1 / 2 / 3Commercial property
Retail, office, industrial, mixed-use. Replacement cost, business income, and ordinance or law bundled where the building warrants it.
Commercial propertyGeneral liability
Slips, falls, dog bites, lead paint, habitability complaints. This is the line New Jersey now requires you to carry a minimum of.
Landlord liabilityLoss of rents
When a covered loss makes a unit uninhabitable, this pays the rent you would have collected during repair. Only responds correctly if it's structured correctly.
Loss of rentsCommercial umbrella
Extra limits over property, liability, and auto. The most underbought line in landlord insurance, and the one that protects you from the catastrophic claim.
UmbrellaEquipment breakdown
HVAC, boilers, elevators. Standard property doesn't cover mechanical breakdown. This does, and it's cheaper than the first claim it pays.
Equipment breakdownOrdinance or law
New Jersey's older housing stock means a covered loss can trigger expensive code upgrades. Most landlords skip this. Most shouldn't.
Ordinance or lawFlood
Substantial coastal and inland exposure in NJ. NFIP plus private markets. In a zone, flood is not optional.
NFIP & private floodLessor's risk only
For commercial landlords leasing space to tenants. Different from a BOP. Different from owner-occupied.
LRORental property types we insure in New Jersey.
Insurance for this business is not one size fits all. Some carriers want 1–4 family. Some want inner city. Some want the shore and the coastal exposure that comes with it. And none of those are the same carriers who want your mixed-use building, your strip mall, or your apartment complex. Knowing who excels where isn't in a manual — it's contracts and relationships earned over 39 years.
A family agency in Flemington — not a call center.
Our phones are answered by a live person in our physical office. Usually that's Carol, and she's a principal. We understand insurance, but we also understand that clients sign our paychecks.
Jeff Friedlander
Founder and principal. Commercial placement and new business. Has owned NJ rental property himself since before he started writing it.
Carol Friedlander
Principal. Directs agency activities and personal lines support. Answers the phone.
Becky
Commercial lines. Placement and service on commercial landlord accounts — if you own a strip mall or mixed-use, Becky is your person.
Brianna
Runs a division of the agency. New business processing.
Tanner
Runs a division of the agency. New business processing.
152 years of combined New Jersey insurance experience — across five people, two of them principals, with the next generation already running divisions.
NJ landlord insurance questions.
How much liability insurance does New Jersey require me to carry?
Under N.J.S.A. 40A:10A-1, the owner of a rental unit or units must maintain liability insurance of no less than $500,000 for combined property damage and bodily injury in any one occurrence. That drops to $300,000 for a multifamily home of four or fewer units where one unit is owner-occupied. You also have to register the certificate of insurance with your municipality every year — a town may fine between $500 and $5,000 for failing to. Run the check above, or send us your dec page and we'll tell you where you stand.
How fast can I get a quote?
Most quotes come back within 24 to 48 hours across the whole portfolio, from one intake. Flood and many liability placements can be same-day.
Can you quote all my lines at once?
Yes — that's the point. Send your dec pages once and we quote property, general liability, loss of rents, umbrella, ordinance or law, equipment breakdown, flood, and lessor's risk only together, picked by property rather than shopped line by line by whoever answered that week.
Do you write small landlords with one or two properties?
Yes. Single-family rentals and 2–4 unit multifamily are a core part of the book.
What does adding an umbrella cost?
For residential landlord risks at standard occupancy, raises have typically run $400 to $900 a year in our experience. That's a range we've seen, not a quote — what you pay depends on your schedule, your loss history, and which carrier writes it.
I have shore property. Different conversation?
Yes. Coastal wind and flood exposure changes which carriers will write the risk and on what terms. The carriers who want shore property are not the same ones who want inner-city multifamily, and that's exactly the kind of thing 39 years of appointments is for.
What makes you different from an online quote engine?
We built our own technology that reads our carriers' underwriting guidelines and tells us every company that will take your property — then we quote them. No re-keying your information five times, no guessing at appetite. Most agencies still do that by hand, one carrier at a time. What it doesn't do is replace the person: Carol still answers the phone, and Becky still places your commercial account.
Your rent covers the stack every month, or it doesn't.
Stop letting patchwork coverage decide which. One intake. Every line your portfolio actually needs. Reviewed every renewal, against the rents you're actually collecting.
Inside 60 days of renewal? Send your dec pages now — that's when we can move the most for you. Outside that window, send them anyway. If your current program is the right one, we'll tell you.
- Send your dec pages, or call and we'll pull them.
- We come back in 24–48 hours with the multi-line quote.
- You decide. No commitment.
Or call (855) 205-0098 — Carol picks up.