In court-decided eviction outcomes for Franklin Park, NJ, tenants prevail in roughly 51.4% of contested cases. A higher number means landlords face stronger tenant defenses, longer calendars, and more required documentation, and landlord-friendliness drops as this rises.
Timeline
177d
filing → judgment
From the moment an unlawful-detainer notice is filed in Franklin Park, NJ until a money judgment is entered, a contested eviction takes about 177 days on average. Longer timelines mean more lost rent and higher carry costs for landlords.
Cost range
$11.0-24.3k
legal + lost rent
A typical eviction in Franklin Park, NJ costs landlords $10,966 to $24,327 all-in, covering court filing fees, process-server costs, attorney time, and lost rent during the calendar between filing and possession.
Average rent
$2,157
28% stretched on rent
Average gross rent in Franklin Park, NJ is $2,157 per month per the U.S. Census American Community Survey (5-year 2023). 28% of renter households here spend more than 30% of pre-tax income on rent, the federal cost-burden threshold.
Renters
44.3%
of households
44.3% of occupied housing units in Franklin Park, NJ are renter-occupied (vs owner-occupied). A higher renter share usually correlates with more eviction filings, more turnover, and a more active rental market.
Poverty
8.2%
4.6% unemp.
8.2% of Franklin Park, NJ residents live below the federal poverty line, and unemployment runs at 4.6%. Both feed into the economic-stress sub-score in our Eviction Risk Score model because rent payment problems track poverty + joblessness more reliably than any other single signal.
Time machine
Scrub 50 years
197619861996200620162026
2026
● LIVE · today◀ REPLAY · historical
Nine-axis profile
9-axis profile · today
Shape of the risk surface
1 landlord · 10 tenant
Sub-scores · with sparkline
Where the score comes from
1 → 10 scale
Local political climate
Dem margin +13.9% (2024)
6.5
Regional political climate
County-weighted neighbor mix
6.5
State political climate
New Jersey legislature & governorship
6.8
Economic stress
8.2% poverty · 4.6% unemp.
5.4
Supply constraint
$2,157 average · 44.3% renters
9.0
Rent Control risk
28.0% of income on rent
4.6
Eviction process difficulty
177 days filing → judgment
6.6
Tenant organizing strength
44.3% renters
8.5
Housing court bias
County bench composition
4.6
Geographic context
Risk heat across Franklin Park and the region
Click any city to see its score
How Franklin Park compares
Risk score vs. peers, county, state, and the U.S.
Rank in Somerset County
Elevated
#15of 47 cities
#15 of 47 cities in Somerset County for landlord eviction risk.
Rank in New Jersey
Elevated
#213of 696 cities
#213 of 696 cities in New Jersey for landlord eviction risk.
vs. county · state · U.S.
Score story
Six-stop tour of the risk profile
7.7
/ 10 · HIGH
The verdict
A High-tier market.
Composite 7.7/10. High statutory friction with active tenant counsel, so assume defenses on every filing. The 50-year curve shows a sharp climb.
50-yr trend+5.7 over 50 yr
197620012026
Steepening since 2010 · COVID inflection visible
177d
Typical timeline
The money
What renting (and evicting) looks like.
Rent published at $2,157/mo. A contested eviction takes 177 days and costs $10,966-$24,327 per case.
50-yr trendCalendar drag rising since '15
197620012026
Court-clerk data lands in the next release.
44.3%
Renters
The renters
Who you'll be renting to.
Out of 13,211 residents, 44.3% rent. 28% are spending 30%+ income on rent, 8.2% below the poverty line.
50-yr trendRenter share rising
197620012026
ACS 1970-present · once the migration overlay is in.
6.5
Local + regional
The politics
Mid-range climate. Not a coastal market.
Local & regional political climate score 6.5 and 6.5 (Dem margin +13.9% (2024)). State climate at 6.8, a mid-range statehouse.
50-yr trendTracks county vote margin
197620012026
Built on 50-yr presidential margins back to 1976.
6.8
State politics
The process
Moderate calendar, moderate friction.
State political climate 6.8/10 sets the legislative ceiling for landlord remedies, and it shows up in the process. Eviction process difficulty reads 6.6, housing court bias 4.6, rent-control risk 4.6. Standard process speed for the state.
50-yr trendProcess difficulty +1.6 since '00
197620012026
Court-clerk data lands in the next release.
5.4
Economic stress
The stress
Economic pressure is the background risk.
Economic stress: 5.4. Supply constraint: 9. The numbers behind those: 8.2% poverty, 4.6% unemployment, 28% of income on rent.
50-yr trendTwo visible dips · '08 + COVID
197620012026
Mirrors BLS unemployment series.
US eviction landscape · timeline × all-in cost
Franklin Park sits in the slow & expensive quadrant
Bubble size = population · color = risk score
Franklin Park · 177d · ~$17.6k all-in ($100/day) · score 7.7National average: 58d · $4.6k all-inHover any bubble for stats · click to openColor: 0-4 4-7 7-10
Landlording in Franklin Park, New Jersey, presents a high-friction environment where attorney involvement on every filing is the norm. The Eviction Risk Score is 7.7/10 (HIGH tier), drawn from the nine sub-axes shown above, covering rent-control exposure, eviction-process difficulty, housing-court bias, tenant-organizing strength, supply constraint, economic stress, and local, regional, and state political climate. This is not a quick-fix market: it's a High-friction landlord market where lease drafting, screening discipline, and well-documented notices materially change outcomes.
Franklin Park is a city of 13,211 residents where 44.3% of occupied units are renter-occupied, and the typical renter spends 28.0% of income on rent. At an average rent of $2,157/month, the typical renter household here spends more than the federal 30% threshold on housing, a leading indicator of payment volatility and a precondition for the kinds of tenant defenses that show up most often in housing court.
01Process
How Franklin Park eviction process actually works
Eviction process difficulty here reads 6.6/10, a number that combines statutory complexity (notice categories, just-cause rules, mandatory pre-filing disclosures) with operational realities (court calendar length and clerk responsiveness). The typical contested filing in Franklin Park closes 177 days after the initial notice. For non-payment of rent the first step is a properly-formatted, properly-served pay-or-quit notice; for material lease breaches it's a cure-or-quit; for tenancies under just-cause protection an at-fault grounds notice (or a no-fault notice with statutory relocation assistance) is required.
The slow part of Franklin Park's timeline is usually the calendar, not the motion practice. Housing court bias scores 4.6/10 here, meaning judges read borderline procedural defects in the tenant's favor more often than the national norm. The practical implication: every notice and every proof of service needs to be airtight before it gets filed.
02Cost
What it costs (and how long it takes)
An all-in eviction in Franklin Park runs $10,966 to $24,327 per case once you account for filing fees, attorney time, lost rent during pendency, sheriff lockout, and unit turnover. That range is wide because the upper bound assumes a tenant answer plus motion practice, common when housing court bias is high. The lower bound assumes a default judgment after proper service.
For landlords running the numbers on holding costs vs. cash-for-keys: if your projected timeline times your monthly rent already exceeds the high-end cost number, cash-for-keys at 1-2 months' rent is typically the economically rational choice. With 177 days of typical timeline and $2,157/month in lost rent, that crossover happens fast here.
03Operations
Security deposits, screening, and lease terms
Tenant organizing strength scores 8.5/10 in Franklin Park, and the city has limited rent control exposure (4.6/10). Operations practice that survives audit in this environment looks like:
Screening discipline. Document income (verified at 2.5 to 3x rent), credit (with a clear minimum), and prior-tenancy reference checks, but do not screen on protected categories or source-of-income where banned. Keep a written, consistent screening criteria document for every applicant.
Lease specificity. Use a state-specific lease that names every term clearly: rent due date, late fees within statutory caps, deposit handling, smoke and CO disclosure, lead paint disclosure (pre-1978 stock), and a clean attorney's-fees clause.
Security deposit handling. Itemize deductions within the statutory window. Photograph move-in/move-out condition. In New Jersey, deposit cap and refund window are statute, so exceed them at your own risk.
Mid-tenancy documentation. Keep date-stamped records of every rent receipt, every habitability request, every notice served. The day you need them in court is too late to start.
04Strategy
What an everyday landlord should actually do here
If you own one to four units in Franklin Park: hire a property manager who knows the local court. The pricing differential between self-managing and hiring out is small relative to the cost of one botched eviction in a HIGH tier market. If you own five or more: build relationships with a local landlord-side attorney before you need one, since retainer fees are negligible compared to emergency-rate billing when an eviction is already moving.
The avoidable mistakes here are all upstream of the filing: weak screening, an informal lease, sloppy rent receipts, and notice templates pulled off the internet that don't match New Jersey's statutory language. Fix those four, and most cases settle or default. Skip them, and a $24,327 all-in fight is the realistic worst case.
04bPractical traps
Local traps to avoid in Franklin Park
Trap · 4.6/10
Comparative benchmarking matters in markets like this. Franklin Park's 6.9/10 is near the New Jersey state average. Rent-control-risk sub-score: 4.6/10. See the nearby cities grid below for direct A-vs-B comparison.
05FAQ
Frequently asked questions
Q1
What if my tenant claims a maintenance issue for not paying rent?
In New Jersey, tenants generally cannot withhold rent for maintenance issues unless the issue is severe enough to be deemed "unfit for human habitation" and they've given you proper notice and reasonable time to fix it. This is a high bar. Always address maintenance requests promptly and in writing. If a tenant withholds rent, proceed with your non-payment eviction process, but be prepared to show documentation of your repair efforts in court.
Q2
Can I evict a tenant in Franklin Park if their lease is expired?
No, not automatically. New Jersey is a "just-cause" state. Even if a lease expires, a tenant gains statutory protections and can only be evicted for one of the specific reasons outlined in the Anti-Eviction Act (N.J.S.A. § 2A:18-61.1). Common just causes include non-payment, lease violations, or destruction of property. Simply having an expired lease is not enough.
Q3
How long does it take for the sheriff to lock out a tenant after a judgment?
Once you have a judgment for possession, the court issues a Warrant of Removal. The sheriff's office then serves this warrant, typically giving the tenant a few days to vacate. The actual lockout date varies depending on the sheriff's schedule, but it can often be within 1-3 weeks after the warrant is issued. This is the final step in the legal eviction process.
Q4
What are the rules for late fees in Franklin Park?
New Jersey law generally allows for reasonable late fees, but they must be clearly stated in your lease agreement. There isn't a statewide cap, but courts will scrutinize fees that appear excessive. Typically, 5% of the monthly rent is considered reasonable. Make sure your lease specifies when rent is considered late and what the fee will be.
Q5
Do I need an attorney for an eviction in Franklin Park?
While you can technically represent yourself in landlord-tenant court, it is highly, highly recommended to hire an attorney in New Jersey, especially in a high-risk area like Franklin Park. The state's eviction laws are complex, and procedural errors are common for unrepresented landlords. An attorney will significantly increase your chances of a successful and timely eviction.
A 7.7/10 places Franklin Park in the 70th percentile of New Jersey cities on the Eviction Risk Score index. The score is the average of the nine sub-axes, all calibrated on a national 1 to 10 scale where 1 is most landlord-friendly and 10 is most tenant-protective. The 50-year reconstruction shows this score has risen sharply since 1976, a structural drift driven by court-calendar growth, rent-control adoption, and the rise of tenant-side legal aid. The trajectory matters more than the snapshot: the score is the climate, not the weather.
Cities with similar eviction risk to Franklin Park (7.7/10)
Same risk band nationally · click any city for its full breakdown.
