Raising rent during covid -19

[Mark Nemeth]

I have a problem tenant from the day she moved in that was supposed to be out by end of April. She claims due to covid-19 she can't move. I had new tenant ready to move in early may at an increased rent. My question is there anything in NJ that says I can't raise rent on tenant that won't leave? She is now month to month. If she were a decent tenant I wouldn't think of raising rent.