New JerseyA5130220th Legislature (2024-2025)HouseWALLET

Requires enforcing agency to conduct inspection of construction in specified time window.

Sponsored By: Clinton Calabrese (Democratic), Robert J. Karabinchak (Democratic), Paul D. Moriarty (Democratic), Alexander Schnall (Democratic), Benjie E. Wimberly (Democratic)

Signed by Governor

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Bill Overview

Analyzed Economic Effects

5 provisions identified: 3 benefits, 1 costs, 1 mixed.

Clearer deadlines for home construction inspections

Beginning March 1, 2026, New Jersey construction agencies must inspect within three business days of the requested date. Owners or their representatives must request inspections in writing at least 24 hours ahead; minor-work requests can be oral. Agencies must give written notice of a four-hour arrival window within 24 hours after receiving the request. Notice must also arrive at least 24 hours before that window begins. Agencies must give required written notice when they cannot meet the deadline or window; another time requires written agreement. The window rule does not apply when the Department of Community Affairs is the local or sole enforcing agency.

Homeowners get more consistent violation reinspections

Beginning March 1, 2026, the same inspector or team must reinspect eligible violations at owner-occupied single-family homes. This applies after an inspector issues a violation notice and an order to correct it. If the original inspector or team is unavailable, a replacement can check only the violation requiring reinspection. Owners can request a different inspector, team, or supervisor. The rule excludes plumbing, electrical, fire safety, and other violations the Department of Community Affairs classifies as health or safety issues.

Stronger state oversight of construction inspection offices

Beginning March 1, 2026, inspection agencies must establish procedures to meet inspection deadlines and arrival windows or give required notice. Municipal officials must file annual reports on staffing, expenses, inspection activity, fees, and projected staffing needs for the next budget year. The Commissioner sets reporting deadlines by regulation; municipalities must send supplemental inspection-service contracts to the Department of Community Affairs upon signing. Agencies must keep required records available to the Department and promptly report unmet legal duties, within 15 business days. The Department can require staffing fixes and impose penalties for failures involving legal duties, reporting, records, or staffing.

Unprepared owners fail requested construction inspections

Beginning March 1, 2026, owners, agents, or other responsible people must attend and be ready for inspections they requested. Otherwise, the inspection counts as failed. This may delay construction approval or require additional steps.

Private inspections offer relief but cost money

Beginning March 1, 2026, owners can hire state-authorized private inspectors when public agencies cannot inspect within three business days. This option requires that no alternate date and time is agreed; owners must notify the public agency in writing. Private inspectors can handle later related inspections, but in multi-unit buildings this option covers only units affected by the delay. Private inspectors must follow conflict-of-interest rules, including restrictions involving an owner's employment or affiliations. After a written request, the Department of Community Affairs must authorize some or all remaining inspections within 15 business days if it finds repeated agency delays. Owners may pay private fees upfront; when warranted, the public agency must reconcile fees at project completion. The calculation subtracts agency administrative costs from fees already paid and cannot exceed project fees paid or authorized maximum inspection fees.

Sponsors & Cosponsors

Cosponsors

Mitchelle Drulis
Democratic • House
Dawn Fantasia
Republican • House
Roy Freiman
Democratic • House
Gary S. Schaer
Democratic • House
Erik K. Simonsen
Republican • House

Roll Call Votes

All Roll Calls

Yes: 219 • No: 8

Senate vote • 12/18/2025

CONCUR GOV REC

Yes: 36 • No: 2

House vote • 12/8/2025

CONCUR GOV REC

Yes: 75 • No: 0

Senate vote • 6/30/2025

3RDG FINAL PASSAGE

Yes: 37 • No: 2

House vote • 1/30/2025

3RDG FINAL PASSAGE

Yes: 71 • No: 4

Actions Timeline

Approved by Governor — P.L.2025, c.173.
12/19/2025Governor
Passed Senate, PBH — (36-2)
12/18/2025Senate
Received in Senate, 2RSG
12/11/2025Senate
Passed Assembly — (75-0-0)
12/8/2025House
2RAG
11/24/2025House
1RAG
11/24/2025House
Conditional Veto, Received in Assembly
11/13/2025House
Passed Senate, PBH — (37-2)
6/30/2025Senate
Substituted for S4128
6/30/2025Senate
Reported, 2nd Reading in Senate
6/26/2025Senate
Referred to Senate Budget and Appropriations Committee
3/17/2025Senate
Reported, 2nd Reading in Senate
3/17/2025Senate
Received in Senate, Referred to Senate Community and Urban Affairs Committee
2/3/2025Senate
Passed Assembly — (71-4-0)
1/30/2025House
Reported, 2nd Reading in Assembly
1/23/2025House
Introduced, 1st Reading in Assembly, Referred to Assembly State and Local Government Committee
12/16/2024House

Bill Text

Version PL2025
1/28/2026
HTML PDF
Version AL2025
1/15/2026
HTML PDF
12/9/25; 1R
12/9/2025
HTML PDF
Conditional Veto 1R
12/5/2025
HTML PDF
Conditonal Veto
11/17/2025
HTML PDF
As Introduced
7/1/2025
HTML PDF
Senate Budget and Appropriations Substitute (6/26/25)
6/27/2025
HTML PDF
Senate Community and Urban Affairs Substitute (3/17/25)
3/18/2025
HTML PDF
2/3/25; as introduced
3/3/2025
HTML PDF
Assembly State and Local Government Substitute (1/23/25)
1/24/2025
HTML PDF

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