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New JerseyA4973220th Legislature (2024-2025)HouseWALLET

"The Manufactured Home Park Protection Act"; expands opportunity to purchase for resident homeowners in certain manufactured home parks; modifies certain requirements for disposition of private residential leasehold communities.

Sponsored By: David Bailey Jr. (Democratic), John J. Burzichelli (Democratic), Dan Hutchison (Democratic), Paul D. Moriarty (Democratic), Benjie E. Wimberly (Democratic)

Signed by Governor

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Bill Overview

Analyzed Economic Effects

6 provisions identified: 5 benefits, 0 costs, 1 mixed.

Homeowners can challenge unlawful park sales

A resident homeowner or New Jersey's Attorney General can sue in Superior Court over a noncompliant sale or planned sale. Courts can declare rights, stop or void sales, and award actual or punitive damages. Resident homeowners who win must receive reasonable attorney fees; consumer-protection remedies and penalties also apply, and other legal remedies remain available. A transfer deed cannot be recorded without the owner's sworn statement addressing compliance, the absence of a resident-group contract, nonapplicability, or an exemption.

Homeowners gain time to buy parks

Owners must send sale notices to resident homeowners, state housing officials, municipal leaders, and listed nonprofits. Notices state the price, terms, conditions, and contact person; bundled sales disclose both total and per-community prices. With 51% consent and one vote per home, a resident group can buy on the noticed terms. For owner-offered sales, the group has 120 days after notice to sign a contract, unless both sides extend the deadline. For a genuine outside offer the owner intends to consider or counter, residents have 120 days after mailing to submit an agreement. Unless another agreement is reached, the owner is deemed to accept a sale on the identical noticed terms. Owners generally must wait 120 days before concluding a sale, though earlier agreements can preserve residents' notice and purchase opportunity. Resident contracts include at least 90 days to secure financing; any earnest-money deposit is capped at $50,000, refundable as the law or contract provides. After residents miss an agreed extension, a same-price or lower reoffer gives them 30 days to contract, or 60 days if more than three months have passed since the prior offer.

Homeowners can organize and enlist partners

Homeowners qualify as residents when they or a family member live in their community home. They can form a formal or informal group, even after a sale notice, governed by and open to all resident homeowners. The group can create a cooperative, nonprofit, or similar buyer. With 51% resident consent, it can assign purchase rights to the municipality, a local housing authority, a state agency, a nonprofit, or a cooperative to preserve the manufactured home community. The Department of Community Affairs must maintain an online list of affordable-housing nonprofits requesting sale notices and update it within 90 days of a new request.

Which homeowners get park purchase rights

Beginning January 20, 2026, purchase protections cover leased-site communities with at least 10 home sites under common ownership and control. These communities provide services such as street maintenance or garbage removal; cooperatives and campgrounds are excluded. Homes built partly or entirely on site can qualify, even without a permanent location or use. Exempt transfers include qualifying family, inheritance, business restructuring, co-owner, financing, foreclosure, government, and eminent-domain transfers. Condominium or cooperative conversions and sales of adjacent land without home sites are also exempt. Exempt transfers must serve legitimate business or family purposes, not mainly avoid residents' rights. The law excludes sales with a written agreement, letter of intent, or other contractual commitment already existing on January 20, 2026. It also removes an earlier exemption and repeals sections 6–9 of the earlier community-purchase law.

Fairer homeowner talks require keeping secrets

Owners must consider and negotiate in good faith on resident-group offers, even without a sale notice or matching terms. Accepted offers must apply the same price and terms to all buyers and cannot penalize sales to residents or their assignee. Groups can name up to seven representatives, helped by legal and technical advisers, to receive information and negotiate. Anyone receiving confidential deal information must protect it, use it only to assess the deal, and share it only as allowed. Public, previously known, independently developed, and lawfully obtained third-party information is excluded. Confidentiality breaches can lead to court orders, damages, attorney fees, and court costs.

Resident park purchases skip disclosure requirements

Qualifying park sales to resident groups or their assignees are exempt from the Planned Real Estate Development Full Disclosure Act. This applies regardless of whether the community's ownership form otherwise falls under that law. The law also lists exemptions for isolated single-owner sales, nonresidential property, court-ordered sales, government dispositions, out-of-state property, and cemetery interests. Further exemptions cover wholly rental developments, timeshares, and developments consisting only of unimproved open-space common elements. Offerings with fewer than 100 lots, parcels, or units are exempt, but that size exemption never covers condominium or cooperative offerings. The administering agency can exempt other small or limited offerings when purchaser protection does not require enforcement.

Sponsors & Cosponsors

Sponsors

  • David Bailey Jr.

    Democratic • House

  • John J. Burzichelli

    Democratic • Senate

  • Dan Hutchison

    Democratic • House

  • Paul D. Moriarty

    Democratic • Senate

  • Benjie E. Wimberly

    Democratic • Senate

Cosponsors

  • Shirley K. Turner

    Democratic • Senate

Roll Call Votes

All Roll Calls

Yes: 253 • No: 42

House vote • 1/12/2026

CONCUR GOV REC

Yes: 62 • No: 8

Senate vote • 1/12/2026

CONCUR GOV REC

Yes: 28 • No: 10

House vote • 12/22/2025

CONCUR IN SA

Yes: 65 • No: 9

Senate vote • 12/18/2025

3RDG FINAL PASSAGE

Yes: 29 • No: 9

House vote • 1/30/2025

3RDG FINAL PASSAGE

Yes: 69 • No: 6

Actions Timeline

  1. Approved by Governor — P.L.2025, c.362.

    1/20/2026Governor

  2. Passed Senate, PBH — (28-10)

    1/12/2026Senate

  3. Received in Senate, 2RSG

    1/12/2026Senate

  4. Passed Assembly — (62-8-0)

    1/12/2026House

  5. Conditional Veto, Received in Assembly, 2RAG

    1/12/2026House

  6. Passed Assembly, PBH — (65-9-0)

    12/22/2025House

  7. Received in Assembly, 2RAC

    12/18/2025House

  8. Passed Senate — (29-9)

    12/18/2025Senate

  9. Substituted for S3913 (1R)

    12/18/2025Senate

  10. REP/SCA, 2nd Reading in Senate

    6/5/2025Senate

  11. Received in Senate, Referred to Senate Community and Urban Affairs Committee

    2/3/2025Senate

  12. Passed Assembly — (69-6-0)

    1/30/2025House

  13. Reported, 2nd Reading in Assembly

    12/9/2024House

  14. Introduced, 1st Reading in Assembly, Referred to Assembly Housing Committee

    10/21/2024House

Bill Text

  • Conditional Veto

    8/7/2026

    HTMLPDF

  • Version PL2025

    8/7/2026

    HTMLPDF

  • Version AL2025

    7/7/2026

    HTMLPDF

  • Conditional Veto

    1/12/2026

    HTMLPDF

  • Senate Community and Urban Affairs (6/5/25 1R)

    12/19/2025

    HTMLPDF

  • Senate Community and Urban Affairs Substitute (6/5/25)

    6/6/2025

    HTMLPDF

  • As Introduced

    12/17/2024

    HTMLPDF

  • Assembly Housing Substitute (12/9/24)

    12/10/2024

    HTMLPDF

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