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Bill

A 399

Establishes New Jersey Statewide Suicide Prevention Coordination and Oversight Council in DHS.

2026-2027 Regular Session Introduced by Aura Dunn and 3 co-sponsors

Requires disclosure of LLC ownership and registered agent info in deed recordings for residential rental properties, increasing transparency and enabling municipalities to place li

Introduced, Referred to Assembly Aging and Human Services Committee
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Bill Summary · A 399

Bill overview

  • Bill: A 399 (S399)
  • Session/Jurisdiction: New Jersey, 222nd Legislature (Prefiled for 2026)
  • Sponsors: Senator Brian Stack (District 33) and Senator Raj Mukherji (District 32); co-sponsored by Senators Cruz-Perez, O’Scanlon, Cryan, Greenstein, Scutari; Assembly sponsor/additional sponsors listed in sponsor notes.
  • Title: Enhances transparency of certain real estate transfers by requiring disclosure of ownership information for certain LLCs/foreign LLCs involved in residential property transfers; authorizes municipal lien enforcement of certain housing-related charges against LLC-held rental properties.

Primary purpose and intent

  • Increase transparency around ownership and control of limited liability companies (LLCs) and foreign LLCs that acquire residential real property for rental purposes, by requiring disclosure of registered agents and beneficial owners when deeds are recorded.
  • Provide municipalities with a mechanism to enforce housing, building, or health code charges by converting unpaid charges into municipal liens on properties owned by LLCs/foreign LLCs, thereby strengthening collection and compliance.

Key provisions and changes

  1. Deed recording transparency for LLCs/foreign LLCs (residential rental properties)

    • Applies when the grantee is:
      • An LLC (domestic) or foreign LLC,
      • Property is residential rental with one or two dwelling units or a multiple dwelling.
    • Required disclosures at deed recording:
      • For the LLC: name and business address of the registered agent for service of process (as designated under existing law).
      • If the registered agent is not a company member, identify at least one member.
      • For the beneficial owner(s): for service of process, provide:
      • Full legal name
      • Date of birth
      • Current business street address
      • A unique identifying number from an acceptable identification document (per federal ID guidance, 31 U.S.C. s.5336(a)(1)).
    • Definitions:
      • Beneficial owner: an individual owning at least 25% of the entity or, if no individual owns 25%, the individual with the greatest ownership interest.
      • Applies similarly to both domestic LLCs and foreign LLCs.

  2. New sections establishing process and scope

    • Section 2 (new): Adds recording affidavit requirements for domestic LLCs purchasing residential rental property (same disclosure details as above).
    • Section 3 (new): Adds identical disclosure requirements for foreign LLCs purchasing such properties.
    • Section 4 (new): Local housing enforcement option
      • A municipality may by ordinance convert certain charges against LLC-owned rental properties into a lien on the property if unpaid by the 13th month after due date.
      • Notice: at least 90 days prior to filing the lien, the owner and other interested parties must be served with notice and given opportunity to pay or request a hearing.
      • If the LLC is not properly registered (per state corporate/LLC requirements), the notice-to-pay/hearings requirement may not apply prior to lien conversion. When a lien arises, it is recorded and treated as a property tax lien, bearing interest and collected by the same officials as taxes.
      • Definitions: “Charge” includes any fee, fine, penalty, or other charge issued to a landlord under housing, building, or health codes.

  3. Effective date

    • The act takes effect immediately upon enactment.

Who is affected

  • Domestic LLCs and foreign LLCs that are grantees of deeds for residential property intended for rental purposes (one or two units or a multi-dwelling) in New Jersey.
  • Beneficial owners and registered agents of those LLCs (as defined in the bill), who must provide identifying information at deed recording.
  • Municipalities, which would gain authority to levy and convert certain housing-related charges into liens on properties owned by LLCs/foreign LLCs, subject to procedural notice requirements.

Procedural and timeline aspects

  • Recording requirements become effective upon enactment for deeds involving targeted LLCs.
  • For lien authority, a municipality would need to adopt an enabling ordinance under the bill's Section 4 to apply the lien mechanism.
  • The lien process:
    • Charge becomes due
    • If unpaid by the 13th month, lien may be filed
    • 90-day notice requirement prior to lien filing
    • Property owners can pay or request a court hearing
    • Lien treated like a tax lien, with standard tax collection procedures and interest
  • Immediate effect stated: “This act shall take effect immediately,” meaning the disclosure requirements and (if applicable) the lien framework could start right away upon enactment, with municipalities needing to pass their own enabling ordinances for the lien provision.

Potential impact and considerations

  • Increased transparency around ownership and control of LLCs purchasing rental properties, which may affect property markets, lending, and regulatory oversight.
  • Enhanced enforcement options for municipalities to address code violations and unpaid charges on rental properties, potentially improving compliance and revenue for housing-related programs.
  • Privacy and data considerations due to publishing/collection of personal identifiers (dates of birth, government IDs) for beneficial owners.
  • Administrative burden on LLCs recording deeds and on local clerks processing additional affidavit requirements.

If you’d like, I can tailor this summary for a specific audience (e.g., lawmakers, real estate professionals, or the general public) or provide a side-by-side comparison with current law.

Compiled from official sources — confirm details with the bill’s official record.

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