Housing

in committee · New Jersey · General Assembly Mar 16, 2026

A 4686: The "Real Estate Installment Contract Act."

This bill establishes the "Real Estate Installment Contract Act" in New Jersey to regulate agreements where sellers retain legal title while buyers make installment payments on properties with four or fewer dwelling units. The law requires these contracts to be written and recorded within 20 days, mandating specific disclosures about purchase price, payment terms, existing liens, and responsibilities for taxes and municipal charges. Sellers must deliver a formal deed to buyers within 30 days after all payments are completed, and the act outlines procedures for handling defaults by either party through court actions.

Topics ✓ HousingSupports HousingBill regulates installment contracts for small properties, protecting buyers through required disclosures and deed delivery, strengthening housing transaction protections.75% confidence

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in committee · New Jersey · General Assembly Mar 9, 2026

A 4524: "Protection of Homeownership and Limiting Institutional Investor Acquisition Act"; imposes limitations and establishes certain incentives and disincentives concerning acquisition of single-family residences.

This bill, A4524, aims to make homeownership more accessible in New Jersey by restricting institutional investors (like large real estate firms) from dominating the single-family home market. It creates tax disincentives for institutional buyers purchasing homes for rental purposes, while offering tax incentives and down payment assistance for individual homebuyers seeking starter homes. The bill also requires developers to streamline construction of single-family homes and establishes new definitions for "beneficial owners" to identify controlling entities behind institutional purchases. These provisions directly affect institutional investors, individual homebuyers, and developers, targeting the market imbalance that the bill claims has made homeownership unaffordable for many.

Topics ✓ Budget & TaxesSupports Budget & TaxesImposes tax disincentives on institutional investors and offers tax incentives for individual homebuyers, promoting affordable homeownership through fiscal policy.85% confidence ✓ HousingSupports HousingRestricts institutional investors to boost individual homebuying access, with tax incentives for starters and streamlined construction - directly advancing affordable housing.95% confidence

Sub-Topics Procurement Homeownership

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in committee · New Jersey · General Assembly Jan 13, 2026

ACR 101: Proposes constitutional amendment to limit assessment of homestead real property.

ACR 101 proposes a constitutional amendment to limit annual property tax increases for primary residences (homestead property) in New Jersey. If approved by voters, it would require the state legislature to cap annual assessment increases at the lower of 3% or the Consumer Price Index (CPI) change, whichever is lower. This applies to properties used as the owner's principal residence, resetting to current market value upon ownership change. The amendment must be approved by voters before taking effect, as it requires constitutional change.

Topics ✓ Budget & TaxesSupports Budget & TaxesCapping annual property tax increases at 3% or CPI for homesteads provides direct tax relief to homeowners, aligning with support indicators for fiscal responsibility and taxpayer protection.95% confidence ✓ HousingSupports HousingLimits property tax increases for primary residences, protecting homeowners' property rights under housing policies.95% confidence

Sub-Topics Property Tax Property Taxes

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in committee · New Jersey · Senate Feb 5, 2026

SCR 89: Proposes constitutional amendment to increase annual income limitation for eligibility to receive property tax deduction for senior and disabled citizens.

SCR 89 proposes a constitutional amendment to increase the annual income limit for New Jersey seniors (65 or older) and disabled citizens (permanently and totally disabled under federal standards) to qualify for a property tax deduction. Currently, the income limit is $15,000 per year, and the amendment would raise this threshold. The deduction, limited to $250 annually, would then become available to more eligible residents who currently earn above $15,000. This change would directly affect seniors and disabled citizens who are currently ineligible due to income restrictions.

Topics ✓ Budget & TaxesSupports Budget & TaxesExpands property tax deduction eligibility for seniors/disabled by raising income limit, providing tax relief to more middle-income residents95% confidence ✓ HousingSupports HousingIncreases property tax deduction eligibility for seniors/disabled, lowering housing costs and expanding affordable housing access for qualifying residents.95% confidence

Sub-Topics Property Tax Property Taxes

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died · New Jersey · General Assembly Jan 13, 2026

A 1062: Provides for State agency reviews and increases of income thresholds for residential customers to participate in certain utility bill payment assistance and energy efficiency programs.

This bill requires New Jersey state agencies (including the Department of Community Affairs and Board of Public Utilities) to review and potentially raise income limits for residential customers seeking utility bill assistance or energy efficiency programs within one year of the bill's effective date. It directly affects low- and moderate-income households who currently qualify for these programs by expanding eligibility if income thresholds increase. Key provisions mandate agencies to consider program alignment, state median income, cost impacts, and public input before adjusting limits, while also requiring coordination to ensure customers aren’t eligible for multiple energy efficiency programs. The bill aims to simplify access and expand support without specifying exact income levels or outcomes.

Topics ✓ Budget & TaxesSupports Budget & TaxesExpands eligibility for utility assistance programs, requiring state agencies to increase income thresholds and fund more low-income households' essential energy costs.90% confidence ✓ EnergySupports EnergyExpands access to energy efficiency programs for low-income households, directly advancing energy conservation efforts by increasing eligibility thresholds.95% confidence ✓ HousingSupports HousingExpands utility assistance eligibility for low-income households, reducing housing cost burden and advancing affordability through income threshold increases.85% confidence

Sub-Topics Energy Efficiency

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in committee · New Jersey · General Assembly Jan 13, 2026

A 3875: Requires notification of pet presence in seasonal rental unit.

This New Jersey bill requires owners of seasonal rental properties (short-term rentals under 125 days) to clearly state in all advertisements whether pets are permitted. If they fail to disclose this, renters can cancel their agreement within 12 hours of moving in and receive a full refund of any payments. Online rental platforms and real estate agents acting as the owner’s representatives are not held liable for the owner’s failure to provide this notice. The law takes effect on January 1, 2026.

Topics ✓ HousingSupports HousingRequires pet policy disclosure in seasonal rentals, enabling tenant cancellation for non-disclosure - strengthens tenant protections under housing policies.85% confidence

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in committee · New Jersey · General Assembly Jan 13, 2026

A 1457: Prohibits public utilities from discontinuing residential electric, gas, water, and sewer service during coronavirus 2019 state of emergency; requires those utilities to implement deferred payment agreements for those services.

This bill prohibits public utilities in New Jersey from disconnecting residential electricity, gas, water, or sewer service due to nonpayment during the coronavirus 2019 state of emergency (declared March 9, 2020) and for 180 days after it ends. It requires utilities to offer residential customers deferred payment agreements for unpaid bills, with terms allowing at least 48 months to repay. The policy directly affects low-income households and vulnerable residents who risk service cutoffs during the emergency period. Utilities cannot disconnect service while customers comply with these repayment plans. This amends existing utility regulations to prioritize service continuity during public health crises.

Topics ✓ HousingSupports HousingPrevents utility disconnections for vulnerable residents during emergency, directly protecting tenant housing stability and preventing homelessness through deferred payment agreements.90% confidence

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in committee · New Jersey · General Assembly Feb 19, 2026

A 4432: Extends from October 31 to December 31 deadline to file combined application for ANCHOR, homestead property tax reimbursement, and Stay NJ property tax benefits.

This bill extends the annual deadline for New Jersey residents to submit a single combined application for three property tax benefits: the ANCHOR program (for homeowners), homestead property tax reimbursement (for seniors), and Stay NJ (for residents who remain in the state). Currently, applications must be filed by October 31 each year; this bill changes the deadline to December 31. The change directly affects residents applying for these specific tax relief programs, giving them an additional two months to complete and submit their applications. The bill amends existing law to adjust this filing window without altering the benefit calculations or eligibility criteria.

Topics ✓ Budget & TaxesSupports Budget & TaxesExtends deadline for property tax relief applications (ANCHOR, homestead, Stay NJ), enabling more residents to access tax benefits, supporting middle/low-income tax relief programs.95% confidence ✓ HousingSupports HousingExtends deadline for property tax relief programs (ANCHOR, homestead, Stay NJ), increasing access to affordability benefits for homeowners and seniors without restricting housing options.85% confidence

Sub-Topics Property Tax Property Taxes

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in committee · New Jersey · General Assembly Feb 19, 2026

A 4111: Excludes veteran disability compensation from income qualification limits under homestead property tax reimbursement program.

This bill amends New Jersey's homestead property tax reimbursement program to exclude veteran disability compensation from the income calculation used for eligibility. Currently, veterans receiving disability compensation may be disqualified if that income pushes their total income over the program's limit. The bill changes the law so that veteran disability compensation is not counted toward the income threshold, allowing more veterans to qualify for the tax reimbursement. It directly affects veterans who own a homestead in New Jersey and receive disability compensation.

Topics ✓ Budget & TaxesSupports Budget & TaxesExcludes veteran disability pay from income calculation, expanding eligibility for property tax reimbursement, providing tax relief to veterans.92% confidence ✓ HousingSupports HousingExcludes veteran disability income from tax program eligibility, increasing access to housing cost assistance for veterans.85% confidence ✓ VeteransSupports VeteransExcludes veteran disability pay from income calculation, allowing more veterans to qualify for tax reimbursement program.95% confidence

Sub-Topics Property Tax Property Taxes Veteran Benefits Veteran Education Veteran Healthcare

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in committee · New Jersey · General Assembly Feb 19, 2026

A 4252: Establishes penalties for appraisers who engage in discriminatory real estate appraisals and requires certain information to be provided to present and prospective owners or occupants of real estate.

This bill prohibits licensed real estate appraisers in New Jersey from considering protected characteristics like race, gender, or disability when valuing properties. It establishes tiered penalties: first violations require restitution and an anti-bias seminar, second violations lead to license suspension, and third violations result in license revocation. Appraisers found violating the law must also pay civil fines up to $50,000 per offense. The bill directly affects licensed appraisers and requires them to provide specific information to property owners and occupants, while mandating notifications to the Division on Civil Rights for complaints.

Topics ✓ HousingSupports HousingPrevents appraisal discrimination based on protected characteristics, directly addressing housing discrimination and strengthening tenant protections per bill's anti-discrimination provisions.95% confidence

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