All Roll Calls
Yes: 112 • No: 0
New JerseyS3368220th Legislature (2024-2025)SenateWALLET
Concerns law protecting residential tenants from lead-based paint hazards.
Sponsored By: Clinton Calabrese (Democratic), Angela V. McKnight (Democratic), Verlina Reynolds-Jackson (Democratic), M. Teresa Ruiz (Democratic), Sterley S. Stanley (Democratic)
Signed by Governor
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Bill Overview
Analyzed Economic Effects
4 provisions identified: 3 benefits, 1 costs, 0 mixed.
Renters get lead repairs and proof
Owners must fix lead-paint hazards found during inspections using approved methods, and inspectors must check again afterward. When an inspection or recheck finds no hazard, the inspector issues a state-prescribed lead-safe certificate valid for three years. At turnover, owners of covered units must give new tenants proof of a valid certificate and attach a copy to the lease. Owners must keep certificate records, including tenant names when an inspection took place during a tenancy. These disclosure and recordkeeping duties do not cover units exempt from inspection.
Lead checks for covered rental homes
Beginning September 12, 2024, the law sets lead inspection rules for covered New Jersey rentals. Inspections are required at tenant turnover or every three years, whichever comes first. A valid lead-safe certificate removes the turnover check requirement. The first deadline was tenant turnover or July 22, 2024, whichever came first. Checks also cover common areas in two- and three-unit buildings. Exemptions cover lead-free units and buildings built in 1978 or later. Certain multifamily buildings qualify after at least 10 years of state registration, with no outstanding lead-paint violations from their two latest cyclical inspections. Seasonal one- and two-family rentals qualify if rented less than six months yearly without back-to-back lease renewals. Municipalities arrange inspections, but owners may directly hire state-certified contractors. Dust wipes are required where at least 3% of tested children age six or younger have blood lead levels of at least 5 micrograms per deciliter, or another state-adopted level. Below that cutoff, visual checks are allowed; owners hiring certified contractors may choose dust wipes instead. The state determines inspection methods annually using local child blood-lead data, and dust wipe methods need federal housing department approval. Municipalities send inspection and hazard lists to the state, which reports yearly county counts to lawmakers. Authority for municipal inspection contracts and shared-service agreements applies retroactively to agreements entered on or after July 22, 2022.
Lead safety education for housing users
New Jersey's Department of Community Affairs must create statewide education on lead hazards, ways to reduce them, and legal duties. It works with the health department and serves tenants, owners, real estate professionals, insurers, and local building officials. The online program must take no more than three hours, and materials must be updated. The department must set rules for informing buyers of homes built before 1978 during real estate transactions. It must also seek requests for funded partnerships offering counseling on lead-related rights and duties.
Rental owners pay lead inspection fees
Owners and landlords pay municipal fees covering inspection costs, plus $20 for each eligible inspected unit. The extra $20 is not due if the owner shows the state already assessed it. In planned developments, the unit owner pays, not the homeowners' association, unless the association owns the unit. The extra $20 goes to the Lead Hazard Control Assistance Fund. Municipal inspection fees may only support carrying out and enforcing the inspection rules.
Sponsors & Cosponsors
Sponsors
Clinton Calabrese
Democratic • House
Angela V. McKnight
Democratic • Senate
Verlina Reynolds-Jackson
Democratic • House
M. Teresa Ruiz
Democratic • Senate
Sterley S. Stanley
Democratic • House
Cosponsors
Atkins, Reginald W.
Affiliation unavailable
Margie Donlon M.D.
Democratic • House
Hall, Garnet R.
Affiliation unavailable
Michael Inganamort
Republican • House
Cody D. Miller
Democratic • House
Carol A. Murphy
Democratic • House
Shanique Speight
Democratic • House
Britnee N. Timberlake
Democratic • Senate
Shirley K. Turner
Democratic • Senate
Roll Call Votes
House vote • 6/28/2024
3RDG FINAL PASSAGE
Yes: 72 • No: 0
Senate vote • 6/28/2024
3RDG FINAL PASSAGE
Yes: 40 • No: 0
Actions Timeline
Approved by Governor — P.L.2024, c.74.
9/12/2024GovernorPassed Assembly, PBH — (72-0-0)
6/28/2024HouseSubstituted for A4623 (1R)
6/28/2024HouseReceived in Assembly, Without Reference, 2nd Reading in Assembly
6/28/2024HousePassed Senate — (40-0)
6/28/2024SenateREP/SCA, 2nd Reading in Senate
6/24/2024SenateReferred to Senate Budget and Appropriations Committee
6/17/2024SenateReported, 2nd Reading in Senate
6/17/2024SenateIntroduced, 1st Reading in Senate, Referred to Senate Community and Urban Affairs Committee
6/3/2024Senate
Bill Text
Version PL2024
11/7/2024
Version AL2024
9/30/2024
7/3/24; 1R
7/3/2024
Assembly Appropriations (6/24/24 1R)
7/1/2024
Senate Budget and Appropriations Substitute (6/24/24)
6/25/2024
Senate Community and Urban Affairs Substitute (6/17/24)
6/18/2024
As Introduced
6/4/2024
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