Establishes the "Safe Sanitary Subsidized Rental Housing Bill of Rights."

A4707

ASSEMBLY, No. 4707

STATE OF NEW JERSEY

222nd LEGISLATURE

�

INTRODUCED MARCH 16, 2026

Sponsored by:

Assemblywoman� SHANIQUE SPEIGHT

District 29 (Essex and Hudson)

Assemblyman� STERLEY S. STANLEY

District 18 (Middlesex)

Co-Sponsored by:

Assemblyman Venezia

SYNOPSIS

���� Establishes the �Safe Sanitary Subsidized Rental
Housing Bill of Rights.�

CURRENT VERSION OF TEXT

���� As introduced.

��

An Act
establishing the �Safe Sanitary Subsidized Rental
Housing Bill of Rights� and amending and supplementing various parts of the
statutory law.

����
Be It
Enacted
by the Senate and General Assembly of
the State of New Jersey:

���� 1.��� (New section)� P.L.� ��,
c.�� �(C.�� �����) (pending before the legislation as this bill) may be known
and may be cited as the �Safe Sanitary Subsidized Rental Housing Bill of
Rights.�

���� 2.��� (New section)� a.� Too
many residents of the State of New Jersey are currently residing in publicly
subsidized, substandard rental housing, which fails to meet minimum standards
of safety and sanitation;

���� b.��� Landlords who receive
taxpayer money by way of rental subsidies should be held accountable and should
be required to provide safe and sanitary housing accommodations;

���� c.���� Existing laws
concerning registration of landlords who receive rental subsidies are too lax
and allow absentee landlords to skirt responsibilities to their rental housing
units and tenants, creating a dangerous environment for tenants, as well as the
other members of the communities in which the rental housing units are located;
and

���� d.��� In order to ensure that
landlords who maintain deficient and dangerous rental housing do not benefit
from taxpayer funds, it is appropriate for New Jersey to place additional
requirements on landlords who receive rental subsidies to ensure compliance with
State housing code regulations.

���� 3.��� (New section)� a.� As
used in this section:

���� �Rental subsidy� means funds
paid to a landlord pursuant to federal project-based or tenant-based Section 8
rental assistance or paid as a rental assistance grant pursuant to section 1 of
P.L.2004, c.140 (C.52:27D-287.1).

���� �Significant violation� means
lack of heat, running water, or adequate sewage disposal facilities;
infestation of rats, mice, roaches, termites, and other vermin; structural
deficiency; and any other conditions that an inspector deems a threat to the
health or safety of the tenants.

���� b.��� In any action before the
court in which a residential tenant asserts a warranty of habitability
violation by the landlord, the court shall determine whether the landlord
receives a rental subsidy. If the landlord receives a rental subsidy, the court
shall notify the Department of Community Affairs of the assertion within two
business days.

���� c.���� Upon notice to the
department pursuant to subsection b. of this section, the Bureau of Housing
Inspection shall inspect the property within 10 days. �A hearing to determine
violation of the warranty of habitability shall not be set by the court prior
to the completion of the inspection by the bureau. �The fee for an inspection
conducted pursuant to this section shall be established by the Commissioner of
Community Affairs. �If a significant violation of the State housing code,
established by the commissioner under P.L.1967, c.76 (C.55:13A-1 et seq.) is
found, the landlord shall pay the fee. �If a significant violation is not
found, the tenant shall pay the fee.

���� d.��� If, based upon the
results of the inspection conducted pursuant to subsection c. of this section,
it is determined by the court that failure to pay rent was due to a violation
of the warranty of habitability of the premises, the court shall direct the
deposit of the tenant portion of the rental payments with a court-appointed
administrator for use in remedying defective conditions, in accordance with the
provisions of P.L.1971, c.221 (C.2A:42-85 et seq.).� The State or
housing authority, as the case may be, shall have discretion to withhold any
portion of the rental subsidy until a reinspection by the bureau determines
every significant violation has been remedied. �The State or housing authority
shall be authorized to use any withheld rental subsidy to remedy significant
violations of the premises.

���� 4.��� (New section)� No
judgment of possession shall be entered for any premises covered by section 2
of P.L.1974, c.49, (C.2A:18-61.1), for which a landlord receives a rental
subsidy, unless the landlord has been registered, pursuant to section 2 of
P.L.1974, c.50 (C.46:8-28), for at least 90 days.

���� For the purposes of this
section, �rental subsidy� means funds paid to a landlord pursuant to federal
project-based or tenant-based Section 8 rental assistance or paid as a rental
assistance grant pursuant to section 1 of P.L.2004, c.140 (C.52:27D-287.1).

���� 5.��� Section 2 of P.L.1974, c.50
(C.46:8-28) is amended to read as follows:

���� 2.��� Every landlord shall,
within 30 days following the effective date of this act, or at the time of the
creation of the first tenancy in any newly constructed or reconstructed
building, file with the clerk of the municipality, or with such other municipal
official as is designated by the clerk, in which the residential property is
situated, in the case of a one-dwelling unit rental or a two-dwelling unit
non-owner occupied premises, or with the Bureau of Housing Inspection in the
Department of Community Affairs in the case� of a multiple dwelling as defined
in section 3 of the �Hotel and Multiple� Dwelling Law� (C.55:13A-3), a
certificate of registration on forms prescribed� by the Commissioner of
Community Affairs, which shall contain the following� information:

���� a.���� The name and address of
the record owner or owners of the premises and the record owner or owners of
the rental business if not the same persons.� In the case of a partnership the
names of all general partners shall be provided;

���� b.��� If the record owner is a
corporation, the name and address of the registered agent and corporate
officers of said corporation;

���� c.���� If the address of any
record owner is not located in the county in which� the premises are located,
the name and address of a person who resides in the� county in which the
premises are located and is authorized to accept notices� from a tenant and to
issue receipts therefor and to accept service of process� on behalf of the
record owner;

���� d.��� The name and address of
the managing agent of the premises, if any;

���� e.���� The name and address,
including the dwelling unit, apartment or room number of the superintendent,
janitor, custodian or other individual employed by the record owner or managing
agent to provide regular maintenance service, if any;

���� f.���� The name, address and
telephone number of an individual representative of the record owner or
managing agent who may be reached or contacted at any time in the event of an
emergency affecting the premises or any unit of dwelling space therein,
including such emergencies as the failure of any essential service or system,
and who has the authority to make emergency decisions concerning the building
and any repair thereto or expenditure in connection therewith and shall, at all
times, have access to a current list of building tenants that shall be made
available to emergency personnel as required in the event of an emergency;

���� g.��� The name and address of
every holder of a recorded mortgage on the premises;

���� h.��� If fuel oil is used to
heat the building and the landlord furnishes the heat in the building, the name
and address of the fuel oil dealer servicing the building and the grade of fuel
oil used.������������

����
i.���� In addition to the
requirements set forth in subsections a. through h. of this section, if the
landlord receives a rental subsidy, the registration also shall include:

����
(1) in the case of a record
owner that is a corporation, limited liability company, or other legal or
commercial entity, the names and street addresses of residence of the members,
directors, officers, and registered agents, as applicable; and

���� (2)
for each person
required to be named in the registration:

����
(a) two telephone numbers,
including at least one cell phone number;

����
(b) a street address of
residence; and

����
(c) an active email
address;

����
j.���� A landlord who
accepts rental subsidies may not be granted State funding, or a tax abatement
or exemption, for rehabilitation of a premises unless the landlord has been
registered pursuant to this section for at least 90 days;

����
k.��� For the purposes of
this section, �rental subsidy� means funds paid to a landlord pursuant to
federal project-based or tenant-based Section 8 rental assistance or paid as a
rental assistance grant pursuant to section 1 of P.L.2004, c.140
(C.52:27D-287.1).

(cf: P.L.2003, c.56, s.2)

���� 6.��� Section 4 of P.L.1981,
c.442 (C.46:8-28.2) is amended to read as follows:

���� 4.��� Every landlord required
to file a certificate of registration as described in section 2 of P.L.1974,
c.50 (C.46:8-28) shall
:

����
a.
���� file an amended
certificate of registration within 20 days after any change in the information
required to be included thereon.� No fee shall be required for the filing of an
amendment except where the ownership of the premises is changed.

����
b.��� in the case of a
landlord who receives a rental subsidy, annually certify, by November 1, that
the certificate of registration is accurate and contains current information.�
For the purposes of this subsection, �rental subsidy� means funds paid to a
landlord pursuant to federal project-based or tenant-based Section 8 rental
assistance or paid as a rental assistance grant pursuant to section 1 of
P.L.2004, c.140 (C.52:27D-287.1).

(cf: P.L.1981, c.442, s. 4.)

���� 7.��� Section 9 of P.L.1974,
c.50 (C.46:8-35) is amended to read as follows:

���� 9.���
[
Any
]

a. A

landlord who
[
shall
violate
]

violates
any provision of
[
this
act
]

P.L.1974,
c.50 (C.46:8-27 et seq.)
shall be liable to a penalty of not more than
[
$500.00
]

$500

for each offense
[
,
recoverable by a summary proceeding under �the penalty enforcement law�
(N.J.S.2A:58-1 et seq.)
]

, except that a landlord who receives a rental subsidy shall be liable to a
penalty of not less than $100 or more than $2,500, for a violation of section 4
of P.L.1981, c.442 (C.46:8-28.2).

����
b. The penalties set forth
in subsection a. of this section shall be collected in a civil action by a
summary proceeding under the �Penalty Enforcement Law of 1999,� P.L.1999, c.274
(C.2A:58-10 et seq.).
The Superior Court, Law Division,
Special Civil Part in the county or the municipal court of the municipality in
which the premises are located shall have jurisdiction to enforce
[
said
]

the

penalty.�

���� The Attorney General, the
municipality in which the premises are located, or any other person may
institute the proceeding; where the municipality or any other person other than
the Attorney General institutes the proceeding, a recovered penalty should be
remitted by the court to the municipality in which the premises subject to the
proceeding are located.�

����
c.���� For the purposes of
this section, �rental subsidy� means funds paid to a landlord pursuant to
federal project-based or tenant-based Section 8 rental assistance or paid as a
rental assistance grant pursuant to section 1 of P.L.2004, c.140
(C.52:27D-287.1).

(cf: P.L.1991, c.91, s.458)

���� 8.��� (New section)� The
following information shall be posted in every common area of any multiple
dwelling that contains units for which a landlord receives rental subsidies and
shall be contained in a printed notice, conspicuously set forth in prominent
boldface type, in every lease offered to a tenant in a multiple dwelling:

���� a.���� Instructions on how to
file a tenant complaint with the Department of Community Affairs, Bureau of
Housing Inspection; and

���� b.��� Instructions on how to
access and use the 2-1-1 telephone system, which provides information and
referrals to health, human, and social service organizations, including
information concerning housing resources.

���� 9.��� (New section)� a.� If a landlord
who receives a rental subsidy enters any information into a shared database
concerning eviction proceedings brought against a residential tenant for
non-payment of rent, the landlord shall include the following information,
which shall be permanently attached to the tenant�s record in the database:

���� (1)�� whether a finding was
made on the record, in accordance with the provisions of section 3 of P.L.�� ,
c.�� (C.���� ���) (pending before the Legislature as this bill), that the
non-payment of rent was due to a significant violation of the warranty of
habitability of the premises; and

���� (2)�� the disposition of the
proceedings.

���� b.��� A landlord or an owner
of the shared database who violates the provisions of section a. of this
section shall be liable to a penalty of $500 for each offense, which� shall be
collected in a civil action by a summary proceeding under the �Penalty
Enforcement Law of 1999,� P.L.1999, c.274 (C.2A:58-10 et seq.).

���� c.���� For the purposes of
this section, �rental subsidy� means funds paid to a landlord pursuant to
federal project-based or tenant-based Section 8 rental assistance or paid as a
rental assistance grant pursuant to section 1 of P.L.2004, c.140
(C.52:27D-287.1).

���� 10.� (New section)� a.� As
used in this section:

���� �Rental subsidy means funds
paid to a landlord pursuant to federal project-based or tenant-based Section 8
rental assistance or paid as a rental assistance grant pursuant to section 1 of
P.L.2004, c.140 (C.52:27D-287.1); and

���� �Significant violation� means
lack of heat, running water, or adequate sewage disposal facilities;
infestation of rats, mice, roaches, termites, and other vermin; structural
deficiency; and any other conditions that an inspector deems a threat to the health
or safety of the tenant.

���� b.��� If it is determined that
a significant violation of the State housing code is found during an inspection
conducted by a municipality or by the Bureau of Housing Inspection, in
accordance with subsection a. of section 14 of P.L.�� , c.�� (C.��� ����)
(pending before the Legislature as this bill), of a unit for which the landlord
receives a rental subsidy, and the violation is not repaired within the
timeframe specified by the municipal inspecting authority or pursuant to
subsection c. of section 14 of P.L.�� , c.�� (C.��� ����) (pending before the
Legislature as this bill), the State or the housing authority, as the case may
be, shall have the discretion to withhold any portion of the rental subsidy
until a reinspection conducted by the municipal inspecting authority or by the
bureau determines every significant violation has been remedied. �The State
shall be authorized to use any withheld rental subsidy to remedy significant
violations of the State housing code located on the premises.

���� 11.� Section 20 of P.L.1985,
c.222 (C.52:27D-320) is amended to read as follows:

���� 20.� There is established in
the Department of Community Affairs a separate trust fund, to be used for the
exclusive purposes as provided in this section, and which shall be known as the
�New Jersey Affordable Housing Trust Fund.�� The fund shall be a non-lapsing,
revolving trust fund, and all monies deposited or received for purposes of the
fund shall be accounted for separately, by source and amount, and remain in the
fund until appropriated for such purposes.� The fund shall be the repository of
all State funds appropriated for affordable housing purposes, including, but
not limited to, the proceeds from the receipts of the additional fee collected
pursuant to paragraph (2) of subsection a. of section 3 of P.L.1968, c.49
(C.46:15-7), proceeds from available receipts of the Statewide non-residential
development fees collected pursuant to section 35 of P.L.2008, c.46
(C.40:55D-8.4), monies lapsing or reverting from municipal development trust
funds, or other monies as may be dedicated, earmarked, or appropriated by the
Legislature for the purposes of the fund.� All references in any law, order,
rule, regulation, contract, loan, document, or otherwise to the �Neighborhood
Preservation Nonlapsing Revolving Fund� shall mean the �New Jersey Affordable
Housing Trust Fund.�� The department shall be permitted to utilize annually up
to 7.5 percent of the monies available in the fund for the payment of any
necessary administrative costs related to the administration of the "Fair
Housing Act,� P.L.1985, c.222 (C.52:27D-301 et al.), or any costs related to
administration of P.L.2008, c.46 (C.52:27D-329.1 et al.).

���� a. (1) Except as permitted
pursuant to subsection g. of this section, and by section 41 of P.L.2009, c.90
(C.52:27D-320.1), the commissioner shall award grants or loans from this fund
for housing projects and programs in municipalities whose housing elements
obtained compliance certification pursuant to section 3 of P.L.2024, c.2
(C.52:27D-304.1) or in municipalities receiving State aid pursuant to P.L.1978,
c.14 (C.52:27D-178 et seq.).

���� (2) Of those monies deposited
into the �New Jersey Affordable Housing Trust Fund� that are derived from
municipal development fee trust funds, or from available collections of
Statewide non-residential development fees, a priority for funding shall be
established for projects in municipalities that have received compliance
certification.

���� (3) Programs and projects in
any municipality shall be funded only after receipt by the commissioner of
either:

���� (a) a written statement in
support of the program or project from the municipal governing body; or

���� (b) a written statement in
support of the program or project from the municipal clerk, if the municipality
has enacted an ordinance pursuant to section 1 of P.L.2024, c.5
(C.52:27D-304.1a).

���� b. (1) The commissioner shall
establish rules and regulations governing the qualifications of applicants, the
application procedures, and the criteria for awarding grants and loans and the
standards for establishing the amount, terms, and conditions of each grant or
loan.

���� (2) The governing body of a
municipality in which a housing project or program is located, and which is
awarded a grant or loan from the fund for a housing project or program, may
provide, by ordinance , that the units of affordable housing being developed or
preserved pursuant to a housing project or program being funded, in whole or in
part, through the �New Jersey Affordable Housing Trust Fund� shall be exempt
from real property taxation if the housing sponsor enters into an agreement
with the municipality for payments to the municipality in lieu of taxes for
municipal services.� Any such agreement may require the housing sponsor to pay
to the municipality an amount up to 20 percent of the annual gross revenue from
each housing project situated on such real property for each year of operation
of the agreement following the substantial completion of the housing project.�
Any such agreement shall require the housing sponsor to pay the municipality an
amount not less than the greater of four percent of the annual gross revenue or
the amount of the taxes attributable to the land value component of the
property comprising the project site for the year preceding the recording of
the mortgage, if applicable.� In the case of a property assessed under the �Farmland
Assessment Act of 1964,� P.L.1964, c.48 (C.54:4-23.1 et seq.), the minimum
amount the housing sponsor shall be required to pay to the municipality shall
be four percent of the annual gross revenue.� For the purpose of this
subsection, �annual gross revenue� means the total annual gross rental or
carrying charge and other income of a housing sponsor from a housing project.�
If an agreement is entered into from the date of recording the mortgage on the
housing project to the date of substantial completion of the housing project,
the annual amount payable to the municipality as taxes or as payments in lieu
of taxes in respect of the project site shall not be in excess of the amount of
taxes on the project site for the year preceding the recording of the
mortgage.� Within 30 calendar days following: the effective date of an
ordinance adopted by a municipal governing body approving a tax exemption under
this subsection, or the execution of a financial agreement between a housing
sponsor and a municipality entered into pursuant to this subsection, whichever
is later, the municipal clerk shall electronically transmit a certified copy of
the ordinance and the agreement to the Director of the Division of Local
Government Services in such a manner as may be specified by the director.� An
exemption from taxation provided pursuant to this subsection shall not extend
beyond the date on which an eligible loan made for the project is paid in full.

���� (3) Notwithstanding the
provisions of any law or regulation to the contrary, the governing body of a
municipality may agree to continue a tax exemption for a State, federally, or
municipally subsidized housing project beyond the date on which an eligible
loan made for the project is fully paid, or beyond the date upon which a tax
exemption expires, for any period the project remains subject to affordability
controls pursuant to:

���� (a) project-based federal
rental assistance, authorized pursuant to section 8 of the United States
Housing Act of 1937 (42 U.S.C. s.1437f) or other federal or State project-based
assistance;

���� (b) the Uniform Housing
Affordability Controls promulgated by the New Jersey Housing and Mortgage
Finance Agency; or

���� (c) the rent and income limits
established by the federal Low Income Housing Tax Credit program pursuant to
section 42 of the Internal Revenue Code (26 U.S.C. s.42).

���� c.���� For any period which
the commissioner may approve, the commissioner may assist affordable housing
programs that are located in municipalities that have a pending request for
compliance certification, provided that the affordable housing program will
meet all or part of a municipal low- and moderate-income housing obligation.

���� d.��� Amounts deposited in the
�New Jersey Affordable Housing Trust Fund� shall be targeted to regions based
on the region's percentage of the State's low- and moderate-income housing need
as determined pursuant to the low- and moderate-income household growth over
the prior 10 years, as calculated pursuant to section 6 of P.L.2024, c.2
(C.52:27D-304.2).� Amounts in the fund shall be applied for the following
purposes in designated neighborhoods:

���� (1) Rehabilitation of
substandard housing units occupied or to be occupied by low- and
moderate-income households;

���� (2) Creation of accessory
dwelling units to be occupied by low- and moderate-income households;

���� (3) Conversion of
non-residential space to residential purposes; provided a substantial
percentage of the resulting housing units are to be occupied by low- and
moderate-income households;

���� (4) Acquisition of real
property, demolition and removal of buildings, or construction of new housing
that will be occupied by low- and moderate-income households, or any
combination thereof;

���� (5) Grants of assistance to
eligible municipalities for costs of necessary studies, surveys, plans, and
permits; engineering, architectural, and other technical services; costs of
land acquisition and any buildings thereon; and costs of site preparation,
demolition, and infrastructure development for projects undertaken pursuant to
an approved regional contribution agreement;

���� (6) Assistance to a local
housing authority, nonprofit or limited dividend housing corporation, or
association or a qualified entity acting as a receiver under P.L.2003, c.295
(C.2A:42-114 et al.) for rehabilitation or restoration of housing units which it
administers which: (a) are unusable or in a serious state of disrepair; (b) can
be restored in an economically feasible and sound manner; and (c) can be
retained in a safe, decent, and sanitary manner, upon completion of
rehabilitation or restoration; and

���� (7) Other housing programs for
low- and moderate-income housing, including, without limitation, (a)
infrastructure projects directly facilitating the construction of low- and
moderate-income housing not to exceed a reasonable percentage of the construction
costs of the low- and moderate-income housing to be provided and (b) alteration
of dwelling units occupied or to be occupied by households of low or moderate
income and the common areas of the premises in which they are located in order
to make them accessible to persons with disabilities.

���� e.���� Any grant or loan
agreement entered into pursuant to this section shall incorporate contractual
guarantees and procedures by which the division shall ensure that any unit of
housing provided for low- and moderate-income households shall continue to be
occupied by low- and moderate-income households for a period that conforms to
the requirements of subsection f. of section 21 of P.L.1985, c.222
(C.52:27D-321) following the award of the loan or grant, except that the
division may approve a guarantee for a period of less duration where necessary
to ensure project feasibility.

���� f.���� Notwithstanding the
provisions of any other law, rule, or regulation to the contrary, in making
grants or loans under this section, the department shall not require that
tenants be certified as low or moderate income or that contractual guarantees
or deed restrictions be in place to ensure continued low- and moderate-income
occupancy as a condition of providing housing assistance from any program
administered by the department, when that assistance is provided for a project
of moderate rehabilitation if the project: (1) contains 30 or fewer rental
units and (2) is located in a census tract in which the median household income
is 60 percent or less of the median income for the housing region in which the
census tract is located, as determined for a three person household by the
department in accordance with the latest federal decennial census.� A list of
eligible census tracts shall be maintained by the department and shall be
adjusted upon publication of median income figures by census tract after each federal
decennial census.

���� g.��� In addition to other
grants or loans awarded pursuant to this section, and without regard to any
limitations on such grants or loans for any other purposes herein imposed, the
commissioner shall annually allocate such amounts as may be necessary in the commissioner's
discretion, and in accordance with section 3 of P.L.2004, c.140
(C.52:27D-287.3), to fund rental assistance grants under the program created
pursuant to P.L.2004, c.140 (C.52:27D-287.1 et al.).� Such rental assistance
grants shall be deemed necessary and authorized pursuant to P.L.1985, c.222
(C.52:27D-301 et al.), in order to meet the housing needs of certain low-income
households who may not be eligible to occupy other housing produced pursuant to
P.L.1985, c.222 (C.52:27D-301 et al.).

���� h.��� The department and the
State Treasurer shall submit the �New Jersey Affordable Housing Trust Fund� for
an audit annually by the State Auditor or State Comptroller, at the discretion
of the Treasurer.� In addition, the department shall prepare an annual report
for each fiscal year, and submit it by November 30th of each year to the
Governor and the Legislature, and the Joint Committee on Housing Affordability,
or its successor, and post the information to its Internet website, of all
activity of the fund, including details of the grants and loans by number of
units, number and income ranges of recipients of grants or loans, location of
the housing renovated or constructed using monies from the fund, the number of
units upon which affordability controls were placed, and the length of those
controls.� The report also shall include details pertaining to those monies
allocated from the fund for use by the State rental assistance program pursuant
to section 3 of P.L.2004, c.140 (C.52:27D-287.3) and subsection g. of this
section.

���� i.���� The commissioner may
award or grant the amount of any appropriation deposited in the �New Jersey
Affordable Housing Trust Fund� pursuant to section 41 of P.L.2009, c.90
(C.52:27D-320.1) to municipalities pursuant to the provisions of section 39 of
P.L.2009, c.90 (C.40:55D-8.8).

����
j.���� Notwithstanding any
provision of law or any other provision of this section to the contrary, the
commissioner shall prioritize the award or grant of amounts available from the
"New Jersey Affordable Housing Trust Fund" to each municipality that
has been granted substantive certification or the equivalent by a court of
competent jurisdiction, and has included in the housing element of the
municipality�s master plan a provision encouraging the rehabilitation of
substandard dwelling units and the dedication of those dwelling units for
rental as low income housing by deed restriction for a period of at least 20
years.� The commissioner shall award or grant amounts of up to $15,000 per unit
for each unit so dedicated representing no more than 10 percent of a
municipality�s overall fair share obligation.� In the event applications in any
year exceed the amount of funds allocated to and available for this purpose,
the commissioner shall prioritize the award or grant funds as follows:

����
(1)� target the award or
grant of funds to housing regions based on the percentage of the State's low
and moderate income housing need in each region; and

����
(2) target the award or
grant of funds to property owners that have a demonstrated history of, or
pledge to accept in the future, amounts paid under the federal Housing Choice
Voucher (Section 8) Program, amounts paid as rental assistance grants under section
1 of P.L.2004, c.140 (C.52:27D-287.1), or both.

(cf: P.L.2024, c.6, s.1)

���� 12.� (New section)�
Notwithstanding any provision of law, rule, or regulation to the contrary, a
municipality may satisfy up to 10 percent of its obligation to provide a fair
share of the region's present and prospective need for affordable housing by
establishing a program encouraging the rehabilitation of substandard dwelling
units and the dedication of rehabilitated units for rental as low income
housing for periods of at least 20 years.� A municipality may accept funds from
any source, including a municipal affordable housing trust fund, the �New
Jersey Affordable Housing Trust Fund,� established pursuant to section 20 of
P.L.1985, c.222 (C.52:27D-320), any other State entity, and the federal
government, for the purpose of awarding or granting payments to property owners
as incentives for the rehabilitation of substandard dwelling units and the
dedication of those units for rental as low income housing for periods of up to
20 years.

���� 13.� Section 13 of P.L.1967,
c.76 (C.55:13A-13) is amended to read as follows:

���� 13. (a)
[
Each
]

Except as
provided in section 14 of P.L. , c. (C. )
(pending before the Legislature as this bill), each
multiple dwelling and
each hotel shall be inspected for the purpose of determining the extent to
which each hotel or multiple dwelling complies with the provisions of P.L.1967,
c.76 (C.55:13A-1 et seq.) and regulations promulgated hereunder.� The
commissioner shall establish by regulation the frequency of inspections, which
shall be conducted as follows:

���� (1)�� each hotel shall be
inspected at least once every five years; and

���� (2)�� each multiple dwelling
shall be categorized into the following tiers based upon the number of
reinspections required to abate the violations that were served upon the owner
following an initial inspection:

���� (i)��� a multiple dwelling in
which no violations are found or all violations have been abated by the first
reinspection shall be placed in the highest tier and shall next be inspected in
seven years, and the inspection fee shall be due at that time;

���� (ii)�� a multiple dwelling in
which all violations have been abated by the second or third reinspection shall
be placed in the middle tier and shall next be inspected in five years, and the
inspection fee shall be due at that time;

���� (iii)� a multiple dwelling in
which all violations have not been abated by the third reinspection shall be
placed in the lowest tier and shall next be inspected in two years, and the
inspection fee shall be due at that time.

���� (3)�� notwithstanding the
provisions of paragraph (2) of this section to the contrary, if the
commissioner determines that tiered inspection schedules do not adequately
protect the health and safety of residents of multiple dwellings, the
commissioner may, by regulation, require that cyclical inspections for multiple
dwellings occur once every five years.

���� (b)�� Within 30 days of the
most recent inspection, the owner of each hotel shall file with the
commissioner, upon forms provided by the commissioner, an application for a
certificate of inspection.� Said application shall include such information as
the commissioner shall prescribe to enforce the provisions of this law.� Said
application shall be accompanied by a fee as follows: $15 per unit of dwelling
space for the first 20 units of dwelling space in any building or project, $12
per unit of dwelling space for the 21st through 100th unit in any building or
project, $8 per unit of dwelling space for the 101st through 250th unit in any
building or project, and $5 per unit of dwelling space for all units over 250
in any building or project, except that in the case of hotels open and
operating less than six months in each year the fee shall be one-half that
which would otherwise be required, or, as the case may be, the fees established
by rule for each of the foregoing pursuant to subsection (e) of this section.�
A certificate of inspection and the fees therefor shall not be required more
often than once each inspection cycle.

���� Additionally, there shall be
reinspection fees for hotels in the amount of $10 for each dwelling unit
reinspected or, as the case may be, the fees established by rule for each of
the foregoing pursuant to subsection (e) of this section.

���� Within 30 days of the most
recent inspection of any multiple dwelling occupied or intended to be occupied
by three or more persons living independently of each other, the owner of each
such multiple dwelling shall file with the commissioner, upon forms provided by
the commissioner, an application for a certificate of inspection.� Said
application shall include such information as the commissioner shall prescribe
to enforce the provisions of this law.� Said application shall be accompanied
by a fee of $33 per unit of dwelling space for the first 7 units in any
building or project, $21 per unit of dwelling space for the 8th through the
24th unit in any building or project, $18 per unit for the 25th through the
48th unit in any building or project, and $12 per unit of dwelling space for
all units of dwelling space over 48 in any building or project, provided that
the maximum total fee for owner-occupied three-unit multiple dwellings shall be
limited to $65 for owners having a household income that is less than 80
percent of the median income for households of similar size in the county in
which the multiple dwelling is located, and the maximum total fee for
owner-occupied four-unit multiple dwellings shall be limited to $80 for owners
having a household income that is less than 80 percent of the median income for
households of similar size in the county in which the multiple dwelling is
located, or, as the case may be, the fees established by rule for each of the
foregoing pursuant to subsection (e) of this section.� A certificate of
inspection and the fees therefor shall not be required more often than once
each inspection cycle.

���� Additionally, there shall be
reinspection fees for multiple dwellings in the amount of $40 for each dwelling
unit reinspected, or, as the case may be, the fees established by rule pursuant
to subsection (e) of this section, but only after the first reinspection.

���� The commissioner may waive the
inspection fee for any unit upon a finding that the unit has been thoroughly
inspected within the previous 12-month period under a municipal ordinance
requiring inspection upon change of occupancy in accordance with the maintenance
standards established by the commissioner under P.L.1967, c.76 (C.55:13A-1 et
seq.), and has received a municipal certificate of occupancy as a result of
that inspection.

����
A multiple dwelling subject
to the provisions of section 14 of P.L.�� , c.��� (C.���� ) (pending before the
Legislature as this bill) and which is located in a municipality that does not
have a municipal ordinance requiring inspection upon change of occupancy shall
be inspected by the Bureau of Housing Inspection upon change of occupancy. A
landlord of a multiple dwelling subject to such inspection by the bureau shall
provide the bureau with notice of the pending change of occupancy of a unit as
soon as is practicable, so that the bureau may inspect the premises prior to a
new tenant occupying the unit. The fee for an inspection upon change of
occupancy shall be established by the commissioner.

���� If the commissioner finds that
(1) a building has been thoroughly inspected prior to resale since the most
recent inspection in accordance with this section, (2) the inspection prior to
resale was conducted by the municipality in accordance with the maintenance
standards established by the commissioner under P.L.1967, c.76 (C.55:13A-1 et
seq.), and (3) a municipal certificate of occupancy was issued as a result of
that inspection, the commissioner may accept the inspection done prior to
resale in lieu of a current inspection under this section.� If the commissioner
accepts an inspection prior to resale in lieu of a current inspection, no fee
shall be charged for any inspection done by the commissioner within the years
remaining in the applicable inspection cycle after the date of the inspection
so accepted.

���� (c)�� If the commissioner
determines, as a result of the most recent inspection of any hotel or multiple
dwelling as required by subsection (a) of this section, that any hotel or
multiple dwelling complies with the provisions of P.L.1967, c.76 (C.55:13A-1 et
seq.) and regulations promulgated hereunder, then the commissioner shall issue
to the owner thereof, upon receipt of the application and fee as required by
subsection (b) of this section, a certificate of inspection.� Any owner to whom
a certificate of inspection is issued shall keep said certificate posted in a
conspicuous location in the hotel or multiple dwelling to which the certificate
applies.� The certificate of inspection shall be in such form as may be
prescribed by the commissioner.

���� The commissioner may, upon
finding a consistent pattern of compliance with the maintenance standards
established under P.L.1967, c.76 (C.55:13A-1 et seq.) in at least 20 percent of
the units in a building or project, issue a certificate of inspection for the
building or project, in which case the inspection fee shall be charged on the
basis of the number of units inspected.

���� The commissioner may by rule
establish standards for self-inspection by condominium associations exercising
control over buildings of not more than three stories, constructed after 1976,
and certified by the local enforcing agency having jurisdiction as being in
compliance with the Uniform Fire Code promulgated pursuant to P.L.1983, c.383
(C.52:27D-192 et seq.), in which at least 80 percent of the dwelling units are
occupied by the unit owners.� The commissioner shall issue a certificate of
acceptance, which shall be in lieu of a certificate of inspection, upon
acceptance of any such self-inspection and upon payment of a fee of $25.

���� (d) (1) If the commissioner
determines, as a result of the most recent inspection of any hotel or multiple
dwelling as required by subsection (a) of this section, that any hotel or
multiple dwelling does not comply with the provisions of P.L.1967, c.76 (C.55:13A-1
et seq.) and regulations promulgated thereunder, then the commissioner shall
issue to the owner thereof a written notice stating the manner in which any
such hotel or multiple dwelling does not comply with P.L.1967, c.76 (C.55:13A-1
et seq.) or regulations promulgated thereunder.� Said notice shall fix such
date, not less than 60 days nor more than 180 days, on or before which any such
hotel or multiple dwelling must comply with the provisions of P.L.1967, c.76
(C.55:13A-1 et seq.) and regulations promulgated thereunder.� If any such hotel
or multiple dwelling is made to comply with the provisions of P.L.1967, c.76
(C.55:13A-1 et seq.) and regulations promulgated thereunder on or before the
date fixed in said notice, then the commissioner shall issue to the owner
thereof a certificate of inspection as described in subsection (c) of this
section.� If any such hotel or multiple dwelling is not made to comply with the
provisions of P.L.1967, c.76 (C.55:13A-1 et seq.) and regulations promulgated
thereunder on or before the date fixed in said notice, then the commissioner
shall not issue to the owner thereof a certificate of inspection as described
in subsection (c) of this section, and shall enforce the provisions of
P.L.1967, c.76 (C.55:13A-1 et seq.) against the owner thereof.

���� (2)�� In addition to complying
with the requirements of paragraph (1) of this subsection, if the commissioner
determines that a violation of P.L.1967, c.76 (C.55:13A-1 et seq.) is a
potentially hazardous violation, then the commissioner shall comply with this paragraph,
and shall immediately send, by certified or ordinary mail, and by electronic
mail, a written notice, stating the manner in which the hotel or multiple
dwelling does not comply with P.L.1967, c.76 (C.55:13A-1 et seq.) or
regulations promulgated thereunder and setting a date upon which the owner
shall be required to address the potentially hazardous violation.� Such notice
shall be sent to:

���� (i)��� The mayor of the
municipality in which the hotel or multiple dwelling is located;

���� (ii)�� The administrator,
business administrator, city manager, township manager, municipal manager, or
other municipal official with executive authority not vested in the mayor of
the municipality in which the hotel or multiple dwelling is located, as is
applicable to the municipality;

���� (iii)� All members of the
governing body of the municipality in which the hotel or multiple dwelling is
located;

���� (iv)� The clerk, public
information officer, or other municipal official responsible for the
distribution of communications to the residents of the municipality, as
applicable to the municipality; and

���� (v)�� The owner and operator
of the hotel or multiple dwelling, including, if applicable, to the property
owner's last known address, as determined through a review of local property
tax and other available records.

���� (3)�� If a notice issued by
the commissioner pursuant to this subsection concerns a potentially hazardous
violation, then, in addition to complying with paragraphs (1) and (2) of this
subsection, the commissioner and the owner and operator of a hotel or multiple
dwelling shall comply with this paragraph, and the commissioner shall include
as a part of the notice, a mailing notification, which shall contain large,
easily readable text, clearly include the date by which the owner shall be
required to address the potentially hazardous violation, and be presented on
distinctly colored paper or other paper that is easily distinguishable from
other notices or communications otherwise sent by the commissioner.

���� (4)�� The owner or operator of
the hotel or multiple dwelling shall address the potentially hazardous
violation prior to the date required by the commissioner in the notice issued
pursuant to paragraphs (2) and (3) of this subsection, and shall notify the
municipality and the department who may conduct an inspection, in the case of
the municipality, or a reinspection, in the case of the department, of the
hotel or multiple dwelling to determine whether the potentially hazardous
violation has been abated.

���� (5)�� If the owner or operator
of the multiple dwelling fails to abate the potentially hazardous violation by
the date ordered by the commissioner, then the owner or operator of the
multiple dwelling shall provide a hard copy of said mailing notification to each
existing resident of the multiple dwelling.� The owner or operator of the
multiple dwelling shall additionally post a copy of the notification in a
conspicuous location in the lobby or common area of the multiple dwelling, in
which the information is most likely to be viewed by residents or guests; and
within 10 feet of the elevator on each floor of the multiple dwelling, or, if
the multiple dwelling does not have an elevator, within 10 feet of, or in, the
main stairwell of each floor.� A notification posted in a common area of the
multiple dwelling, pursuant to this subsection, may be removed only after the
commissioner issues to the owner and operator a certificate of inspection as
described in subsection (c) of this section.� For a hotel room or dwelling unit
impacted by a potentially hazardous violation, the owner or operator of any
hotel or multiple dwelling shall not enter a new lease for non-owner occupancy,
or make available for the same, such unit for such time as the hotel or
multiple dwelling is made to comply with the provisions of P.L.1967, c.76
(C.55:13A-1 et seq.) and regulations promulgated thereunder and the
commissioner has issued to the owner and operator thereof a certificate of
inspection as described in subsection (c) of this section.� An administrator,
business administrator, city manager, township manager, municipal manager, or
other appropriate municipal official of the municipality in which the hotel or
multiple dwelling is located may, in their discretion, verify that the owner or
operator of the multiple dwelling has posted the notification in compliance
with this subsection.

���� (6) Once the owner or operator
of the multiple dwelling abates the potentially hazardous violation, then the
owner or operator of the multiple dwelling shall provide a notification to each
existing resident of the multiple dwelling describing the violation and the
steps taken to address it.� The owner or operator of the multiple dwelling
shall additionally post a copy of the notification in a conspicuous location in
the lobby or common area of the multiple dwelling, in which the information is
most likely to be viewed by residents or guests; and within 10 feet of the
elevator on each floor of the multiple dwelling, or, if the multiple dwelling
does not have an elevator, within 10 feet of, or in, the main stairwell of each
floor.� An administrator, business administrator, city manager, township
manager, municipal manager, or other appropriate municipal official of the
municipality in which the multiple dwelling is located may, in their
discretion, verify that the owner or operator of the multiple dwelling has
posted the notification in compliance with this subsection.

���� (e)�� The commissioner shall
annually review the cost of implementing and enforcing P.L.1967, c.76
(C.55:13A-1 et seq.), including the cost to municipalities of carrying out
inspections pursuant to section 21 of P.L.1967, c.76 (C.55:13A-21), and shall
establish by rule, not more frequently than once every three years, such fees
as may be necessary to cover the costs of such implementation and enforcement;
provided, however, that any increase or decrease shall be applied as a uniform
percentage to each category of fee established herein, and provided, further,
that the percentage amount of any increase shall not exceed the percentage
increase in salaries paid to State employees since the then current fee
schedule was established.� The commissioner shall provide by rule to owners the
option of paying inspection fees in installments in the form of an annual fee.�
The commissioner shall annually prepare and file with the presiding officers of
the Senate and General Assembly and the legislative committees having jurisdiction
in housing matters a report setting forth the amounts of fees and penalties
received by the Bureau of Housing Inspection, the cost to the bureau of
enforcing P.L.1967, c.76 (C.55:13A-1 et seq.), and information concerning the
productivity of the bureau.� Copies of the report shall also be submitted to
the Office of Administrative Law for publication in the New Jersey Register.�
If in any State fiscal year the fee revenue received by the bureau exceeds the
cost of enforcement of P.L.1967, c.76 (C.55:13A-1 et seq.), the excess revenue
shall be distributed pro rata to persons who paid inspection fees during that
fiscal year.� Such distribution shall be made within three months after the end
of the fiscal year.

���� (f)�� Except as otherwise
provided in section 2 of P.L.1991, c.179 (C.55:13A-26.1), the fees established
by or pursuant to the provisions of this section are dedicated to meeting the
costs of implementing and enforcing P.L.1967, c.76 (C.55:13A-1 et seq.) and shall
not be used for any other purpose.� All receipts in excess of $2,200,000 are
hereby appropriated for the purposes of P.L.1967,

c.76 (C.55:13A-1 et seq.).

(cf: P.L.2023, c.338, s.2)

���� 14.� (New section)� a. As used
in sections 14 and 15 of P.L.� ��, c.�� �(C.��� ����and������� ) (pending
before the Legislature as this bill):

���� �Rental subsidy� means funds
paid to a landlord pursuant to federal project-based or tenant-based Section 8
rental assistance or paid as a rental assistance grant pursuant to section 1 of
P.L.2004, c.140 (C.52:27D-287.1); and

���� �Significant violation� means
lack of heat, running water, or adequate sewage disposal facilities;
infestation of rats, mice, roaches, termites, and other vermin; structural
deficiency; and any other conditions that an inspector deems a threat to the
health or safety of the tenants.

���� b.��� Notwithstanding the
provisions set forth in section 13 of P.L.1967, c.76 (C.55:13A-13), the
Commissioner of Community Affairs shall establish a rental inspection and
reinspection program for multiple dwelling units for which a landlord receives
a rental subsidy. �Pursuant to this section, a multiple dwelling unit shall be
inspected:

���� (1) at least once every five
years, except as set forth is subsection d. and g. of this section;

���� (2) within 10 days of
complaint filed by a tenant, alleging one or more significant violations upon
the premises, unless the complaint alleges a violation that is life threatening
to tenants, in which case the Bureau of Housing Inspection shall inspect within
24 hours of the complaint being filed; and

���� (3) within 10 days of receipt
of notice of a change of occupancy, pursuant to section 13 of P.L.1967, c.76
(C.55:13A-13).

���� c.���� A multiple dwelling
unit found to have any significant violations during an inspection conducted
pursuant to subsection b. of this section shall be reinspected by the bureau in
accordance with the following schedule, until every significant violation has
been remedied:

���� (1) within 24 hours, if the
significant violation is deemed to be life threatening to tenants;

���� (2) within 30 days, for a
significant violation of the State housing code, established by the
commissioner under P.L.1967, c.76 (C.55:13A-1 et seq.); and

���� (3) not less than 180 days or
more than 365 days following the last reinspection conducted pursuant to
paragraphs (1) and (2) of this subsection, during which no significant
violations were found.

���� d.��� If a significant
violation is found following an inspection conducted pursuant to paragraphs (1)
and (2) of subsection b. of this section or following a reinspection conducted
pursuant to subsection c. of this section, the commissioner shall:

���� (1) notify, if applicable, the
public housing authority that operates the multiple dwelling within 48 hours of
the inspection or reinspection;

���� (2) notify the mayor and the
council of the municipality in which the multiple dwelling is located, which
notification shall take the form of an electronic report that includes a
summary of the significant violations found at each multiple dwelling, with detailed
information available upon request. �In the case of a significant violation
determined to be life threatening to tenants, the mayor and council shall be
notified within 48 hours. �For all other significant violations, the
notification shall take place within five business days; and

���� (3) in the case of a multiple
dwelling that participates in federal section 8 housing, notify the Department
of Housing and Urban Development New Jersey field officer of the complaint and
violation.�

���� e.���� The commissioner shall
urge the United States Department of Housing and Urban Development to provide
notification to the bureau of the results of any inspection conducted in
accordance with federal regulations if significant violations were found.

���� f.���� The commissioner shall
establish a scoring method to be conducted annually of multiple dwellings that
have units inspected pursuant to subsection b. of this section, which shall
include, but not be limited to the following criteria:

���� (1) the number of significant
violations found during any inspection conducted by the bureau;

���� (2)� the number of
reinspections conducted pursuant subsection b. of this section;

���� (3) the number of
administrative citations and special assessments issued by the municipality in
which the multiple dwelling is located;

���� (4) the number of letters of
intent to condemn a property for lack of maintenance;

���� (5) the results of any
inspection conducted by the United States Department of Housing and Urban
Development, if that information has been provided to the commissioner; and

���� (6) in the case of a multiple
dwelling that has been scored in the lowest performing 20 percent of multiple
dwellings Statewide, in accordance with subsection g. of this section, whether
the multiple dwelling has passed the four most recent consecutive inspections
conducted on the schedule set forth in paragraph (2) of subsection g. of this
section.

���� g.��� Utilizing the scoring
method developed pursuant to subsection f. of this section and any other
criteria set forth in regulations promulgated by the commissioner, the
commissioner shall annually determine the highest performing 20 percent and
lowest performing 20 percent of multiple dwellings Statewide. �There shall be a
presumption that a multiple dwelling that has passed inspections, in the manner
set forth in paragraph (6) of subsection f. of this section, shall not be
scored by the commissioner in the lowest performing 20 percent.��

���� (1) A multiple dwelling scored
in the highest performing 20 percent, and which has not received a significant
violation in either of the prior two five-year inspection cycles, may be
inspected once every eight years, and the inspection fee may be paid at that
time. �The bureau may conduct random spot checks, or inspections based upon
tenant complaints in accordance with subsection b. of this section, at any time
during the eight years between full inspections, and if any significant
violations are found, or if any significant violations are found during an
inspection conducted by a municipality, the multiple dwelling shall lose its
designation and shall be subject to the inspection schedule set forth in
subsection a. of this section and the reinspection schedule set forth in
subsection b. of this section; and

���� (2) A multiple dwelling scored
in the lowest performing 20 percent shall be inspected at least once every six
months. �If the multiple dwelling passes two consecutive biannual inspections
without any significant violations found, the multiple dwelling shall be
inspected once every two years. �A multiple dwelling so designated shall remain
on this inspection schedule until such time as the commissioner determines that
the multiple dwelling is no longer in the lowest performing 20 percent. �Following
designation outside of the lowest performing 20 percent, a multiple dwelling
shall be inspected in accordance with paragraph (1) of subsection b. of this
section.

���� h.��� A landlord subject to
paying a reinspection fee pursuant to subsection c. of this section shall
undergo at least 10 hours of training in municipal code requirements, and any
cost associated with this training shall be paid by the landlord.

���� 15.� (New section)� a.� Notwithstanding
any law or regulation to the contrary, if an applicant for an award, grant, or
other disbursement of public funding opportunities related to development of
real property or other economic development is a current or former owner of a
multiple dwelling determined by the Commissioner of Community Affairs, pursuant
to subsection g. of section 14 of P.L.�� , c.�� (C.��� ) (pending before the
Legislature as this bill), to be in the lowest performing 20 percent of
multiple dwellings Statewide, the applicant shall disclose this information to
the awarding authority, and the awarding authority shall take such disclosure
into consideration during the application process.�

���� b.��� If an awarding authority
awards, grants, or otherwise disburses public funding opportunities to an
applicant who makes a disclosure pursuant to subsection a. of this section, the
awarding authority shall notify the commissioner.

���� c.���� The commissioner shall
annually report to the Legislature, pursuant to section 2 of P.L.1991, c.164
(C.52:14-19.1), any notifications received pursuant to subsection b. of this
section, and with recommendations concerning any changes to statutory law concerning
restrictions or prohibitions on award of funds.

���� 16.� (New section) �a. �The
Commissioner of Community Affairs shall establish, in consultation with the New
Jersey State League of Municipalities, a program to assist municipalities in
making inspection records of inspections conducted pursuant to section 14 of
P.L.� ��, c.�� �(C.�� �����) (pending before the legislation as this bill) and
landlord information records for any landlord who receives a rental subsidy
available to the public on the Internet, funded by fees paid by landlords.

���� b.��� For the purposes of this
section, �rental subsidy� means funds paid to a landlord pursuant to federal
project-based or tenant-based Section 8 rental assistance or paid as a rental
assistance grant pursuant to section 1 of P.L.2004, c.140 (C.52:27D-287.1).

���� 17.� This act shall take
effect on the first day of the seventh month next following enactment, except
that the Commissioner of Community Affairs may take any anticipatory action in
advance as shall be necessary for the implementation of this act.�

STATEMENT

���� Too many residents of the
State of New Jersey are currently residing in publicly subsidized rental
housing units that fail to meet minimum standards of safety and sanitation.�
Landlords who receive taxpayer money by way of rental subsidies should be held
accountable and should be required to provide safe and sanitary housing
accommodations.�

���� Accordingly, this bill
implements various changes to State rental housing laws for landlords who
receive rental housing subsidies, in the areas of landlord registration
requirements, inspection of multiple dwellings, warranty of habitability, and
distribution of certain information.

Rental Subsidy

���� The bill defines a �rental
subsidy� as funds paid to a landlord pursuant to federal project-based or
tenant-based section 8 rental

assistance or paid as a rental
assistance grant pursuant to section 1 of P.L.2004, c.140 (C.52:27D-287.1).

Landlord Registration

���� Current law requires landlords
to register with the municipality in which the rental premises is located, or with
the Department of Community Affairs (DCA), depending on circumstances. �Under
the bill, a landlord who receives rental subsidies is required to include the
following additional information in a landlord registration:

���� (1) in the case of a record
owner that is a corporation, limited liability company, or other legal or
commercial entity, the names and street addresses of residence of the members,
directors, officers, and registered agents, as applicable; and

���� (2) for each person required
to be named in the registration �� two telephone numbers, including at least
one cell phone number; a street address of residence; and an active email
address.

���� The bill also specifies that
in order to be granted a judgment of possession of a rental premises, or to
receive any public funds for rehabilitation of a rental premises, a landlord is
required to have been registered for at least 90 days.

���� Landlords are currently
required to file an amended registration within 20 days of any change of
information included in the registration. �Violation of this provision results
in a civil penalty of up to $500. �Under the bill, a landlord who receives a
rental subsidy and who fails to comply with the amended registration
requirements is to be liable to a civil penalty of not less than $100 or more
than $2,500. �Additionally, the bill requires every landlord who receives a
rental subsidy to certify annually by November 1 that the registration is
accurate and contains current information. �Failure to annually certify is to
also result in a civil penalty of $100 to $2,500.

Rehabilitation for affordable
housing units

���� The bill provides that a
municipality may satisfy up to 10 percent of its obligation to provide a fair
share of the region's present and prospective need for affordable housing by
establishing a program encouraging the rehabilitation of substandard dwelling
units and the dedication of rehabilitated units for rental as low income
housing for periods of up to 20 years.

���� Under the bill, the
Commissioner of DCA is to award or grant funds available from the �New Jersey
Affordable Housing Trust Fund� in amounts of up to $15,000 per unit for this
purpose. �The commissioner is required to: (1) target the award or grant of
funds to housing regions based on the percentage of the State's low and
moderate income housing need in each region; and (2) target the award or grant
of funds to property owners that have a demonstrated history of, or pledge to
accept in the future, rental subsidies.

Inspection and Scoring of
Multiple Dwellings

���� The bill requires the
Commissioner of Community Affairs to establish a rental inspection and
reinspection program for multiple dwellings that contain units for which a
rental subsidy is received. Under the provisions of the bill, a multiple
dwelling is to be inspected:

���� (1) at least once every five
years;

���� (2) within 10 days of receipt
of notice of a change of occupancy for a multiple dwelling located in a
municipality that does not provide for a change of occupancy inspection through
ordinance.

���� (3) within 10 days of
complaint filed by a tenant, alleging one or more significant violations upon
the premises, unless the complaint alleges a violation that is life threatening
to tenants, in which case the bureau is required to inspect within 24 hours of
the complaint being filed.

���� The bill further provides that
a multiple dwelling found to have any significant violations is to be
reinspected according to the following schedule, until every significant
violation has been remedied:

���� (1) within 24 hours, if the
significant violation is deemed to be life threatening to tenants;

���� (2) within 30 days;

���� (3) for any other significant
violation, within 60 days; and

���� (4) though a follow up
inspection, six months to one year after the reinspection producing a
satisfactory result.

���� Pursuant to the bill, the
commissioner is to establish a scoring method to be conducted annually, which is
to include, but not be limited to the following criteria:

���� (1) the number of violations
found during any inspection conducted by the Bureau of Housing Inspection
(BHI);

���� (2)� the number of significant
violations;

���� (3) the number of
administrative citations and special assessments issued by the municipality in
which the multiple dwelling is located;

���� (4) the number of letters of
intent to condemn a property for lack of maintenance;

���� (5) the results of any
inspection conducted in the prior year by the United States Department of
Housing and Urban Development, if that information has been provided to the
commissioner; and

���� (6) whether the multiple
dwelling has been scored in the lowest performing 20 percent in the past, and
whether it has successfully passed four consecutive inspections since the
designation.

���� The fees associated with
inspections and reinspections are to be paid by the landlord according to a fee
schedule established by the commissioner. �Additionally, a landlord whose
premises was found to have a significant violation is required to attend 10
hours of training and bear any expense incurred by the training.

���� If a significant violation is
found following an inspection, the commissioner is required to:

���� (1) notify, if applicable, the
public housing authority that operates the multiple dwelling within 48 hours of
the inspection or reinspection;

���� (2) notify the mayor and the
council of the municipality in which the multiple dwelling is located, within
48 hours if a significant violation is life threatening, or within five
business days for all other significant violations; and

���� (3) in the case of a multiple
dwelling that participates in federal section 8 housing, notify the Department
of Housing and Urban Development (HUD) New Jersey field officer of the
complaint and violation.� The bill also requires the commissioner to urge HUD
to report inspection violations discovered pursuant to federal regulation to
DCA.

���� Utilizing the scoring method
set forth in the bill, the commissioner is required to annually determine:

���� (1) the highest performing 20
percent of multiple dwellings Statewide. If a multiple dwelling achieves this
designation, and has not received a significant violation in either of the
prior two five-year inspection cycles, the multiple dwelling may be inspected
once every eight years. �BHI may conduct random spot checks or inspections
based upon tenant complaints at any time during the eight years between full
inspections. �If any significant violations are found by BHI, or if any
significant violations are found during an inspection conducted by a
municipality, the multiple dwelling is to lose its designation and is to be
subject to the inspection schedule set forth in this bill for significant
violations; and

���� (2) the lowest performing 20
percent of multiple dwellings Statewide. �If a multiple dwelling achieves this
designation, it is to be inspected at least once every six months. �If the
multiple dwelling passes two consecutive biannual inspections, it is to be
inspected once every two years. �A multiple dwelling so designated is required
to remain on a biannual inspection schedule until such time as the commissioner
determines that the multiple dwelling is no longer in the lowest performing 20
percent. �The dwelling is to also be subject to inspections in response to a
tenant complaint and change of occupancy inspections.

���� The bill provides that if a
tenant of a multiple dwelling files a complaint with BHI, alleging one or more
significant violations upon the premises, BHI is required to inspect the
property within 10 days of the complaint being filed, unless the complaint
alleges a violation life threatening to tenants, in which case BHI is required
to inspect within 24 hours of the complaint being filed.

���� The bill also provides that if
a multiple dwelling is located in a municipality that does not require change
of occupancy inspections by ordinance, BHI is to conduct change of occupancy
inspections.

���� The bill defines a
�significant violation� as a lack of heat, running water, or adequate sewage
disposal facilities, infestation of rats, mice, roaches, termites, and other
vermin, structural deficiency, and any other conditions that an inspector deems
a threat to the health or safety of the tenants.

Warranty of Habitability

���� The bill provides that any in
action before the court in which a tenant asserts a warrant of habitability
violation by a landlord who accepts a rental subsidy, the court is required to
notify DCA within two business days. �Upon notice to DCA, BHI is required to
inspect the property within 10 days. �A hearing to determine violation of the
warranty of habitability may not be set by the court prior to the completion of
the inspection by the bureau.

���� If it is determined by the
court that failure to pay rent was due to a significant violation of the
warranty of habitability of the premises, the court is to direct the deposit of
the tenant portion of rental payments with a court-appointed administrator for
use in remedying the defective condition. �The State or public housing
authority, as the case may be, is to retain the discretion to withhold any
portion of the rental subsidy until a reinspection by BHI determines every
significant violation has been remedied.

Information made available to
tenants

���� The bill provides that every
landlord is required to post in every common area of a tenant-occupied multiple
dwelling and include in a printed notice in the lease:

���� (1) instructions on how to
file a tenant complaint with BHI; and

���� (2) instructions on how to
access and use the 2-1-1 telephone system, which provides information and
referrals to health, human, and social service organizations, including
information concerning housing resources.

Restrictions on State and local
funding

���� The bill further provides that
prior to the award of public funding opportunities, including tax credit
financing, related to development of real property or other economic
development, the awarding authority is to consider whether the applicant is an owner
of a multiple dwelling determined to be in the lowest performing 20 percent of
multiple dwellings Statewide. If the public funding is awarded to such an
owner, the awarding authority is required to notify DCA and the commissioner is
required to submit an annual report to the Legislature of these awards and with
recommendations about any suggested limitations or prohibitions related to
public funding.