Bill Text: NJ A4936 | 2026-2027 | Regular Session | Introduced
Bill Title: Establishes Whole-Home Repairs Program in HMFA; appropriates $25 million.
Sponsorship: Partisan Bill (Democrat 3)
Status: (Introduced) 2026-05-07 - Introduced, Referred to Assembly Housing Committee [A4936 Detail]
Download: New_Jersey-2026-A4936-Introduced.html
Sponsored by:
Assemblyman KENYATTA STEWART
District 35 (Bergen and Passaic)
Co-Sponsored by:
Assemblyman Kearney
SYNOPSIS
Establishes Whole-Home Repairs Program in HMFA; appropriates $25 million.
CURRENT VERSION OF TEXT
As introduced.
An Act establishing the Whole-Home Repairs Program, supplementing P.L.1983, c.530 (C.55:14K-1 et seq.), and making an appropriation.
Be It Enacted by the Senate and General Assembly of the State of New Jersey:
1. As used in P.L. , c. (C. ) (pending before the Legislature as this bill):
"Agency" means the New Jersey Housing and Mortgage Finance Agency established pursuant to section 4 of P.L.1983, c.530 (C.55:14K-4).
"Eligible homeowner" means a homeowner with a household income that is less than 80 percent of the area median income and is an owner of record as evidenced by a publicly recorded deed.
"Eligible landlord" means a landlord who owns fewer than 10 residential properties, as determined the agency.
"Program" means the Whole-Home Repairs Program established pursuant to section 2 of P.L. , c. (C. ) (pending before the Legislature as this bill).
"Whole-home repairs" means modifications, repairs, or updates to homeowner or rental-occupied dwelling units to address:
physical accessibility;
habitability and safety concerns;
energy and water efficiency, resilience, and weatherization;
or other conditions as determined by the agency.
2. a. The agency shall establish a Whole-Home Repairs Program to administer grants or forgivable loans for whole-home repairs for eligible homeowners and eligible landlords who apply to the program pursuant to paragraph (4) of subsection b of this section. The purpose of the program is to improve the physical condition of eligible residential properties where physical improvements are substantially needed including, but not limited to, physical accessibility, habitability and safety concerns, energy and water efficiency, resilience, and weatherization, or other conditions as determined by the agency. Any residential unit receiving assistance under this program will remain affordable to low- and moderate-income households for a period of time to determined by the agency.
b. In effectuating the provisions of subsection a. of this section, the agency shall:
(1) provide grants to eligible homeowners to implement whole-home repairs that reflect local constructions costs;
(2) provide loans, which may be forgivable, to eligible landlords, who agree not to increase rent beyond a reasonable limit as determined by the agency, for a period of not less than two years following completion of repairs, to implement whole-home repairs for individual units and common areas that reflect local construction costs;
(3) not use more than 10 percent for the awarded funds for administrative functions; and
(4) establish an application process by which an eligible homeowner or eligible landlord may apply to the program.
c. In considering an application for a grant or loan pursuant to subsection a. of this section, the agency shall give priority to low-income households, seniors, persons with disabilities, properties with documented health and safety standards, or homeowners and landlords who, due to financial hardship, are unable to make repairs that address imminent health and safety risks, including, but not limited to, mold, lead hazards, structural deficiencies, and accessibility needs.
d. Any work performed in connection with any grant or loan authorized pursuant to this section shall provide that not less than the prevailing wage shall be paid to workers employed in the performance of work conducted. The prevailing wage rate shall be determined by the Commissioner of Labor pursuant to P.L.1963, c.150 (C.34:11-56.25 et seq.).
e. There is established in the agency a Whole-Home Repairs Fund for the purpose of providing the moneys necessary to administer the Whole-Home Repairs Program.
3. The agency shall, in accordance with the "Administrative Procedure Act," P.L.1968, c.410 (C.52:14B-1 et seq.), adopt rules and regulations as necessary to effectuate the provisions of P.L. , c. (C. ) (pending before the Legislature as this bill), including, but not limited to, area median income determinations, what constitutes financial hardship, application processes for eligible homeowners and eligible landlords, loan forgiveness criteria and reasonable rent increase limits, the length by which a residential unit that receives assistance will remain affordable to low- and moderate-income households, and other necessary standards for review of eligible homeowner and eligible landlords program applications.
4. There is appropriated $25,000,000 from the General Fund to the Whole-Home Repairs Fund, established pursuant to subsection c. of section of 1 of P.L. , c. (C. ) (pending before the Legislature as this bill), to effectuate the purposes of that section.
5. This act shall take effect on the first day of the sixth month following enactment.
STATEMENT
This bill establishes a Whole-Home
Repairs Program (program) in the New Jersey Housing and Mortgage Finance Agency
(agency).
The bill provides that the agency is to administer grants and loans for
whole-home repairs to eligible homeowners and eligible landlords to address
physical accessibility, habitability and safety concerns, energy and water
efficiency, resilience, and weatherization, or other conditions as determined
by the agency.
Under the bill, the agency is to provide grants to eligible homeowners to implement whole-home repairs that reflect local constructions costs or provide loans, which may be forgivable, to eligible landlords, who agree not to increase rent beyond a reasonable limit as determined by the agency, to implement whole-home repairs for individual units and common areas that reflect local construction costs. The agency is permitted to use no more than 10 percent of the grant funds towards administrative costs. The bill provides that the agency is to establish an application process by which an eligible homeowner or eligible landlord may apply to the program. Additionally, the bill requires any residential unit that receives assistance under this program to remain affordable to low- and moderate-income households for a period of time to be determined by the agency.
The bill requires the agency, in considering an application for a grant or loan to give priority to low-income households, seniors, persons with disabilities, properties with documented health and safety standards, or homeowners and landlords who, due to financial hardship, are unable to make repairs that address imminent health and safety risks, including, but not limited to, mold, lead hazards, structural deficiencies, and accessibility needs.
The bill provides that any work performed in connection with any grant or loan authorized pursuant to the bill will conform to less than the prevailing wage as determined by the Commissioner of Labor pursuant to P.L.1963, c.150 (C.34:11-56.25 et seq.).
The bill establishes the Whole-Homes Repairs Fund for the purpose of providing moneys to administer the Whole-Homes Repairs Program.
This bill requires the agency to promulgate rules and regulations to effectuate the provisions of this bill, including, but not limited to, area median income determinations, what constitutes financial hardship, application processes for eligible homeowners and eligible landlords, loan forgiveness criteria and reasonable rent increase limits, the length for which a residential unit that receives assistance will remain affordable to low- and moderate-income households, and other necessary standards for review of eligible homeowner and eligible landlords.
This bill appropriates $25 million from the General Fund to implement the Whole-Home Repairs Program.
