New Jersey § 40a:21-10

§ 40a:21-10.

Upon adoption of an ordinance authorizing a tax agreement or agreements for a particular

project or projects, the governing body may enter into written agreements with the

applicants for the exemption and abatement of local real property taxes. An agreement shall provide for the applicant to pay to the municipality in lieu

of full property tax payments an amount annually to be computed by one, but in no

case a combination, of the following formulas: a. Cost basis: the agreement may provide for the applicant to pay to the municipality

in lieu of full property tax payments an amount equal to 2% of the cost of the project. For the purposes of the agreement, “the cost of the project ” means only the cost or fair market value of direct labor and all materials used

in the construction, expansion, or rehabilitation of all buildings, structures, and

facilities at the project site, including the costs, if any, of land acquisition and

land preparation, provision of access roads, utilities, drainage facilities, and parking

facilities, together with architectural, engineering, legal, surveying, testing, and

contractors' fees associated with the project; which the applicant shall cause to

be certified and verified to the governing body by an independent and qualified architect,

following the completion of the project. b. Gross revenue basis: the agreement may provide for the applicant to pay to the

municipality in lieu of full property tax payments an amount annually equal to 15%

of the annual gross revenues from the project. For the purposes of the agreement, “ annual gross revenues ” means the total annual gross rental and other income payable to the owner of the

project from the project. If in any leasing, any real estate taxes or assessments on property included in

the project, any premiums for fire or other insurance on or concerning property included

in the project, or any operating or maintenance expenses ordinarily paid by the landlord,

are to be paid by the tenant, then those payments shall be computed and deemed to

be part of the rent and shall be included in the annual gross revenue. The tax agreement shall establish the method of computing the revenues and may establish

a method of arbitration by which either the landlord or tenant may dispute the amount

of payments so included in the annual gross revenue. c. Tax phase-in basis: the agreement may provide for the applicant to pay to the

municipality in lieu of full property tax payments an amount equal to a percentage

of taxes otherwise due, according to the following schedule: (1) In the first full year after completion, no payment in lieu of taxes otherwise due; (2) In the second full year after completion , an amount not less than 20% of taxes otherwise due; (3) In the third full year after completion , an amount not less than 40% of taxes otherwise due; (4) In the fourth full year after completion , an amount not less than 60% of taxes otherwise due; (5) In the fifth full year after completion , an amount not less than 80% of taxes otherwise due.