Bill
A 4446
Seasonal rental owners must disclose if pets are allowed in all ads, or renters can void the contract and get a full refund if not disclosed.
Status
- Reported out of the Senate Community and Urban Affairs Committee with amendments; currently on 2nd Reading.
- Passed the Assembly June 28, 2024 (77-0-0).
- As amended, the bill would take effect January 1, 2026. The Commissioner of Community Affairs must adopt implementing regulations by January 1, 2026.
- Primary sponsor (per bill sheet): Andrew Molitor. (Reprint sponsors listed: Assemblymen Craig J. Coughlin and Benjie E. Wimberly, with co-sponsors.)
Purpose
- To protect renters (for example, vacationers using platforms such as Airbnb or Vrbo) who have pet allergies or other reasons to avoid recent pet exposure by ensuring they are informed when a seasonal rental allows or recently hosted pets.
Key provisions
- Definitions:
- “Seasonal rental unit”: a dwelling rented for no more than 125 consecutive days to a person with a permanent residence elsewhere (excludes migrant/seasonal worker housing).
- “Pet”: a domesticated animal normally maintained in a household.
- “Occupancy”: when the renter first enters the unit and the 12 hours immediately following.
- Advertising requirement (committee amendment): Owners of seasonal rental units that allow pets must include, in all advertisements for the unit, clear notice that pets are permitted to be present.
- Remedy for non-disclosure: If an owner fails to include the required pet notice in an advertisement, a renter may sever the accommodation contract and receive a full reimbursement of any deposit or payment made, provided that:
- The renter notifies the owner within 12 hours of first entering the accommodation of their decision to vacate early because of the omission; and
- The renter promptly leaves the unit to terminate occupancy and does not return for the remainder of the contracted stay (as reflected in the introduced text).
- Liability protections: A licensee of the New Jersey Real Estate Commission (acting as an agent of the owner) and a transient space marketplace are not liable under the bill for disclosure information the owner failed to provide to them.
Who is affected
- Renters of short-term/seasonal rentals (travelers, vacationers), particularly those with pet allergies or medical sensitivities.
- Owners/hosts of seasonal rental units and those who advertise such units (including listing platforms), who must ensure ads accurately state whether pets are permitted.
- Real estate licensees and transient marketplace operators (platforms) — they are specifically shielded from liability for owner-supplied omissions.
Potential impacts and practical considerations
- Increases transparency for consumers with allergies or pet sensitivities; could reduce unexpected exposure incidents.
- Requires hosts and platforms to update listing practices and ad content to avoid refund obligations.
- Enforcement is primarily civil (contract severance and refund); the bill does not establish monetary penalties beyond the refund remedy.
- Administrative rules from the Department of Community Affairs will clarify implementation details before the January 1, 2026 effective date.
Compiled from official sources — confirm details with the bill’s official record.
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