CAI-NJ November 2025

LEGISLATIVE UPDATE

MATTHEW Z. EARLE, ESQ. KATES, NUSSMAN, ELLIS, FARHI & EARLE, LLP LEGISLATIVE ACTION COMMITTEE CHAIR

O nce the elections are completed in early November, we will be in “lame-duck” session, where the out doing legislature and administration will scramble to pass any remaining priority legislation. This may be more or less hectic based on the outcome of the election (for example, if the Republican candidate for governor wins, we would expect more movement on bills that are priorities for Democrats). Therefore, you should be alert for legislative calls to action as we may need to jump into the fray to sup port or oppose legislation depending on what starts moving. Please note the following bills that may move: S3121/A2480 (Greenstein/Quijano) Requires certain local authorities to inspect, maintain, and repair fire hydrants in planned real estate developments. The New Jersey Legislative Action Committee (NJ-LAC) supports this bill. S2639/A3791 (Singleton/Reynolds Jackson) The “New Jersey Online Foreclosure Sale Act;” permits online foreclo sure sales for real property. The LAC supports this bill. S1746/A3538 (Moriarty/Hutchison) Establishes home stead and bank account exemptions for persons in debt; increases existing exemption amounts for household goods. The LAC has discussed this bill with the Sponsor, who has agreed to include language that the bankruptcy homestead exemption does not apply to community association fees applicable to the homestead property. A2449 (Quijano) Requires training of planned real estate development association board members & A2450 (Quijano) Requires licensure of community management entity that contracts to conduct management services for planned real estate development association. The LAC has proposed amendments creating a licensing scheme that has been accepted by the Sponsor.

A5619 (Park) Prohibits revival of certain time-barred con sumer debt litigation claims. The LAC has requested a carve-out for community association fees. A5434 (Park) “Neighborhood Protection and Housing Affordability Act”; prohibits short-term rental of transient accommodations in exclusively residential zones unless authorized by municipality. The LAC has asked for an amendment clarifying that any permitted short-term rentals are still subject to community association prohibitions.

“...you should be alert for legislative calls to action as we may need to jump into the fray to support or oppose legislation depending on what starts moving.“

S4130 (Mukherji) Concerns inspection information distri bution; provides DCA and property management entities with certain responsibility to provide and maintain contact information for owners of residential rental property and planned real estate development associations. The LAC is opposed to this legislation. S2347/A2792 (Singleton/Greenwald) Concerns develop ment of accessory dwelling units. The LAC has introduced amendments exempting most town-home style communities from this legislation. We will, of course, update everyone while in process and after the dust clears! n

Stay up-to-date on legislative issues at www.cainj.org.

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NOVEMBER 2025