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Bill

A 4936

Establishes Whole-Home Repairs Program in HMFA; appropriates $25 million.

2026-2027 Regular Session Introduced by Yvonne Lopez

NJ will create the Whole-Home Repairs Program to provide grants/forgivable loans for eligible low/moderate-income homeowners and small landlords to fund comprehensive home repairs.

Introduced, Referred to Assembly Housing Committee
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Bill Summary · A 4936

Overview

  • Bill: A-4936
  • Session: 222
  • Jurisdiction: New Jersey
  • Purpose: Establish a Whole-Home Repairs Program within the New Jersey Housing and Mortgage Finance Agency (HMFA) to provide grants and forgivable loans for repairs to eligible homeowners and eligible landlords, with an appropriation of $25 million to fund the program.

Main purpose and intent

  • Create a dedicated program to address comprehensive home repairs that affect accessibility, safety, habitability, energy and water efficiency, resilience, and weatherization.
  • Ensure that units receiving assistance remain affordable for low- and moderate-income households for a period determined by the agency.
  • Provide predictable funding and a formal process to prioritize and administer repairs, with a focus on vulnerable households (e.g., low income, seniors, persons with disabilities).

Key provisions and changes

  • Establishment and governance

    • The HMFA would administer the Whole-Home Repairs Program, including grants and forgivable loans.
    • A new fund, the Whole-Home Repairs Fund, is created within the HMFA to support program funding and administration.
    • The agency would adopt rules and regulations under the Administrative Procedure Act to implement program parameters.

  • Eligible participants

    • Eligible homeowners: homeowners with household income less than 80% of area median income (AMI) and who hold a publicly recorded deed.
    • Eligible landlords: landlords who own fewer than 10 residential properties (as determined by the agency).

  • Financial instruments

    • Grants to eligible homeowners for whole-home repairs.
    • Loans to eligible landlords (which may be forgivable) for repairs, with rent control provisions:
    • Landlords must agree not to increase rent beyond a reasonable limit determined by the agency.
    • Period of affordability and rent restrictions: not less than two years after repairs.
    • Administrative cap: no more than 10% of awarded funds may be used for administrative costs.

  • Scope of repairs (whole-home repairs)

    • Address deficiencies related to physical accessibility, habitability and safety, energy and water efficiency, resilience, weatherization, and other conditions determined by the agency.

  • Affordability and prioritization

    • Each unit assisted must remain affordable to low- and moderate-income households for a period determined by the agency.
    • Prioritization in evaluating applications:
    • Low-income households
    • Seniors
    • Persons with disabilities
    • Properties with documented health and safety standards
    • Households facing financial hardship that impede addressing imminent health and safety risks (e.g., mold, lead hazards, structural deficiencies, accessibility needs)

  • Labor standards

    • Work performed under grants or loans must pay workers not less than the prevailing wage as determined by the New Jersey Commissioner of Labor.

  • Application process

    • The HMFA must establish an application process for eligible homeowners and eligible landlords.

Affected parties

  • Eligible homeowners (low-to-moderate income, under 80% AMI) who need substantial home repairs.
  • Eligible landlords (small portfolio: fewer than 10 properties) seeking to upgrade units while maintaining affordable rents.
  • Construction workers and contractors receiving work under program grants/loans (subject to prevailing wage requirements).
  • Communities and households benefiting from improved accessibility, safety, energy efficiency, and resilience.

Procedural and timeline aspects

  • Effective date: The act takes effect on the first day of the sixth month following enactment.
  • Administration and rulemaking: HMFA must adopt rules and regulations to implement program aspects, including:
    • Area median income determinations
    • Financial hardship criteria
    • Application procedures
    • Loan forgiveness criteria
    • Reasonable rent increase limits
    • Duration of affordability for assisted units
    • Other standards for reviewing applications
  • Funding: A $25 million General Fund appropriation is dedicated to the Whole-Home Repairs Fund to implement the program.

Potential impact

  • Enables targeted repairs that can improve safety, accessibility, and energy efficiency for homes serving low- and moderate-income residents.
  • Helps preserve affordable housing by tying affordability periods to program assistance.
  • Supports local construction activity and job quality through adherence to prevailing wage standards.
  • Creates a formal, transparent process to assess needs, prioritize vulnerable households, and manage funds for long-term housing affordability and resilience.

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

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