All Roll Calls
Yes: 90 • No: 26
New JerseyA3497221st Legislature (2026-2027)HouseWALLET
Establishes "Forbidding the Algorithmic Inflation of Rent (FAIR) Act." *
Sponsored By: Katie Brennan (Democratic), Margie Donlon M.D. (Democratic), Yvonne Lopez (Democratic), Chigozie U. Onyema (Democratic), M. Teresa Ruiz (Democratic), Brian P. Stack (Democratic)
Signed by Governor
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Bill Overview
Analyzed Economic Effects
2 provisions identified: 1 benefits, 1 costs, 0 mixed.
New protections against coordinated rent pricing
Beginning July 1, 2027, New Jersey bans covered coordination of rents, key lease terms, and occupancy for primary-residence rentals. Owners and their agents cannot obtain or pay for prohibited pricing-coordination services. Pricing services, their agents, and others cannot perform the banned coordination. This includes using private rental data from two or more owners to set or recommend rents, lease terms, or occupancy. Data not freely available to the public count as private. The ban also covers agreements between owners to manipulate prices for similar homes, even without direct communication. Using the same or nearly the same automated process to support that coordination is also covered. Exceptions include research that does not recommend current or future lease terms, free public rent estimates, and qualifying brokerage databases. Basic spreadsheets without artificial intelligence that require human analysis, and databases that only query unprocessed data, are excluded. Government entities and government-required affordability controls are excluded, as are inpatient medical, licensed long-term care, and correctional facilities. Violations face state antitrust enforcement, including court orders, penalties, and other remedies. The Attorney General must provide an online complaint location and can issue rules. The law does not guarantee a rent reduction.
Towns face limits on conflicting rent rules
Beginning July 1, 2027, New Jersey towns cannot adopt ordinances that conflict with the FAIR Act's rental-pricing rules. This limit does not apply to ordinances that another law explicitly allows or requires. It does not itself set rents, household payments, or benefits.
Sponsors & Cosponsors
Sponsors
Katie Brennan
Democratic • House
Margie Donlon M.D.
Democratic • House
Yvonne Lopez
Democratic • House
Chigozie U. Onyema
Democratic • House
M. Teresa Ruiz
Democratic • Senate
Brian P. Stack
Democratic • Senate
Cosponsors
Rosaura Bagolie
Democratic • House
Joseph P. Cryan
Democratic • Senate
Shama A. Haider
Democratic • House
Vincent M. Kearney
Democratic • House
John F. McKeon
Democratic • Senate
Angela V. McKnight
Democratic • Senate
Raj Mukherji
Democratic • Senate
Luanne M. Peterpaul Esq.
Democratic • House
Annette Quijano
Democratic • House
William B. Sampson IV
Democratic • House
Balvir Singh
Democratic • House
Shanique Speight
Democratic • House
Sterley S. Stanley
Democratic • House
Anthony S. Verrelli
Democratic • House
Benjie E. Wimberly
Democratic • Senate
Roll Call Votes
House vote • 6/30/2026
3RDG FINAL PASSAGE
Yes: 57 • No: 22
Senate vote • 6/30/2026
3RDG FINAL PASSAGE
Yes: 33 • No: 4
Actions Timeline
Governor: APP
7/20/2026GovernorApproved by Governor — P.L.2026, c.43.
7/20/2026GovernorPassed Senate, PBH — (33-4)
6/30/2026SenateSubstituted for S451 (2R)
6/30/2026SenateReceived in Senate, SWR, 2nd Reading in Senate
6/30/2026SenatePassed Assembly — (57-22-0)
6/30/2026HouseREP/ACA, 2nd Reading in Assembly
6/23/2026HouseRCM Assembly State and Local Government Committee
6/23/2026HouseREP/ACS, 2nd Reading in Assembly
6/8/2026HouseREP/ACA, Referred to Assembly Appropriations Committee
3/9/2026HouseIntroduced, 1st Reading in Assembly, Referred to Assembly Housing Committee
1/13/2026House
Bill Text
Version AL2026
9/17/2026
Assembly State and Local Government (6/23/26 1R ACS)
7/6/2026
7/2/26; 1R
7/2/2026
Assembly State and Local Government Substitute (6/23/26 ACS)
6/24/2026
Assembly Appropriations (6/8/26 ACS)
6/9/2026
Assembly Appropriations Substitute (6/8/26 ACS)
6/9/2026
Assembly Housing (3/9/26 1R)
6/5/2026
5/26/26; 1R
5/26/2026
As Introduced
3/10/2026
Assembly Housing Substitute (3/9/26)
3/10/2026
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