Housing in New Jersey | MyRepTracker

in committee · New Jersey · General Assembly Jun 1, 2026

A 5171: Establishes certain water and wastewater utility shutoff protections for tenants.

This bill establishes protections for tenants in New Jersey against the disconnection of water and wastewater services when the property owner is the utility customer. It requires utility companies to provide a 30-day written notice before shutting off service and prohibits disconnection if the tenant informs the provider they are not the customer of record or lives in a multi-unit building with a single service connection. Under these rules, any unpaid bills must be collected from the property owner rather than the tenant, and the owner cannot later seek reimbursement from the tenant for those costs. The Department of Community Affairs and the Board of Public Utilities are tasked with notifying utilities of these new requirements and creating regulations to enforce them.

Topics ✓ Housing

Sub-Topics Landlords Tenant Rights

in committee · New Jersey · Senate May 28, 2026

S 4362: Expands residential landlord registration requirements and permitted penalties.

This bill expands registration requirements for residential landlords in New Jersey and increases the penalties for non-compliance. It mandates that landlords of single-family rentals, duplexes, and larger apartment buildings file detailed certificates with local officials, which must include owner information, contact details for maintenance staff, emergency representatives, and proof of insurance. Additionally, the bill requires landlords to complete approved training on tenant rights and housing safety standards, with specific certification deadlines for different property types. Violations of these new rules could result in fines of up to $500 per offense and the potential revocation of the landlord's registration certificate.

Topics ✓ Housing

Sub-Topics Landlords Tenant Rights

in committee · New Jersey · Senate May 11, 2026

S 4125: Allows gross income tax deduction for amounts paid for removal of lead, asbestos, sodium, chloride, and other contaminants from taxpayer's property.

This New Jersey bill allows homeowners to deduct up to $45,000 from their gross income for costs associated with removing hazardous contaminants from their residential properties. The measure specifically covers expenses related to lead and asbestos abatement, replacing lead pipes and windows, and treating private well water contaminated with sodium or chloride. To claim the deduction, taxpayers must provide affidavits from their local municipality confirming that the work was performed by certified contractors. The provision applies to all income levels and includes a retroactive option for expenses incurred between January 1, 2018, and the bill's enactment, with the tax benefit set to expire on December 31, 2027.

Topics ✓ Budget & Taxes ✓ Environment ✓ Housing

Sub-Topics Income Tax Drinking Water

signed · New Jersey · General Assembly Jul 22, 2026

A 5169: Authorizes HMFA to make certain reimbursements to support pre-purchase homebuyer counseling under Foreclosure Mediation Assistance Program.

This bill authorizes the New Jersey Housing and Mortgage Finance Agency to provide reimbursements to qualified counselors for offering pre-purchase homebuyer counseling services. By expanding the existing Foreclosure Mediation Assistance Program, the legislation aims to help potential homebuyers avoid future financial difficulties before they occur. The funding mechanism involves a dedicated state account that reimburses counselors for their work, which also continues to support pre-foreclosure and disaster-related assistance. This change applies to homeowners and renters who receive guidance from trained professionals to prevent mortgage delinquency and foreclosure.

Topics ✓ Housing

Sub-Topics Homeownership Housing Finance Mortgages

in committee · New Jersey · General Assembly May 18, 2026

A 5108: Requires certain notice prior to placing liens related to water utility service.

This bill requires water utilities in New Jersey to provide written notice to property owners and tenants before placing liens for unpaid water charges when a water meter has failed to register. Specifically, utilities must send this notice within 30 days of the meter failure to the homeowner, any listed representative, and all affected residential customers. If a utility places or enforces a lien without first providing this required notice, it faces a civil penalty of at least $2,500 per violation. The law applies to both municipal water utilities and public water utilities operating in the state.

Topics ✓ Housing

Sub-Topics Homeownership

in committee · New Jersey · General Assembly May 7, 2026

A 4897: Establishes "New Jersey Holistic Representation Model" in Office of Public Defender.

This bill establishes the "New Jersey Holistic Representation Model" statewide within the Office of the Public Defender to expand a pilot program that previously operated in three counties. The law requires each regional office to form teams for eligible clients that pair a public defender attorney with a non-attorney client services specialist. These specialists are tasked with connecting individuals to resources for mental health, substance abuse, housing, employment, and other life challenges while attorneys focus on legal defense. The act also mandates the creation of databases to track community resources and requires all team members to maintain client confidentiality.

Topics ✓ Criminal Justice ✓ Healthcare ✓ Housing

Sub-Topics Mental Health Substance Abuse

in committee · New Jersey · General Assembly May 14, 2026

A 5093: Makes permanent additional $250 ANCHOR property tax benefit for certain senior citizen homeowners and tenants.

This bill makes permanent an additional $250 property tax benefit for senior citizens under New Jersey's ANCHOR Property Tax Relief Program. The change directly affects homeowners and tenants aged 65 or older who meet specific income limits, with a cap of $250,000 for homeowners and $150,000 for renters. By amending existing state law, the legislation ensures these seniors receive the extra relief annually rather than limiting it to fiscal years 2024 through 2026. The benefit is paid alongside other ANCHOR assistance and requires no new application process for eligible recipients.

Topics ✓ Budget & Taxes ✓ Housing

Sub-Topics Property Tax Property Taxes

in committee · New Jersey · General Assembly May 7, 2026

A 4922: Establishes affirmative defense of Social Security hardship in certain eviction actions.

This bill allows tenants in New Jersey to defend against eviction if their inability to pay rent is caused by a federal government interruption to their Social Security benefits. To use this defense, a tenant must prove that their benefits were delayed, reduced, or stopped by federal action and that this loss directly prevented them from paying rent. If the court accepts this evidence, it will pause the eviction process for up to six months or until the benefits are restored. Once the tenant's income is recovered, they must either pay all owed rent or agree on a payment plan with their landlord to have the eviction notice dismissed.

Topics ✓ Housing

Sub-Topics Landlords Renters Tenant Rights

in committee · New Jersey · General Assembly May 14, 2026

A 5079: Requires electric, gas, and water public utilities to provide bill credits to volunteer fire companies, first aid, rescue, and emergency squads, and nonprofit homeless and domestic violence assistance organizations.

This bill requires public utility companies in New Jersey to offer bill credits to volunteer fire companies, emergency rescue squads, and nonprofit organizations that assist with homelessness or domestic violence. The specific amount of the credit, which applies to electric, gas, or water distribution charges, will be determined by the state's Board of Public Utilities. Utilities must apply this discount to each billing period for the facilities operated by these eligible groups, though the law includes a 60-day delay before it becomes fully operational.

Topics ✓ Housing

Sub-Topics Homelessness

in committee · New Jersey · Senate May 14, 2026

S 4276: Revises process for titling certain mobile and manufactured homes.

This bill updates the process for titling mobile and manufactured homes in New Jersey to help owners who permanently attach their homes to land they own. It establishes a new "affidavit of affixture," which is a sworn statement confirming that the home is installed for permanent use on property where the owner holds title. Once this affidavit is recorded with the county, the state will cancel the home's vehicle-style certificate of ownership and allow the home to be treated as part of the real property for mortgage purposes. The legislation requires the Motor Vehicle Commission to create specific rules for this process and does not change how these homes are taxed.

Topics ✓ Housing

Sub-Topics Mortgages

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