Behind the Bill: How Legislation Becomes Law

BY CATHERINE BEST, NJ REALTORS® DIRECTOR OF GOVERNMENT AFFAIRS

Every law passed in New Jersey begins its journey as a bill in the state legislature. All bills—which are simply proposals to either establish a new law or amend/repeal an existing one—are drafted, upon the request of a State Senator or Assembly Member, by a non-partisan agency known as the Office of Legislative Services.

Reading a bill may seem complicated, but here is a quick step-by-step process to understand any bill in the New Jersey Legislature:

1. Identify the Bill Number: Listed at the top of the bill, this number tells you which house of the New Jersey Legislature is considering the bill. If the bill number begins with an “S,” it’s a Senate bill, and if it begins with an “A” it’s an Assembly bill. Identifying the correct house is important because it will determine when and where the bill will be heard and which legislative members are involved.

2. Take Note of the Bill’s Sponsors: The prime sponsor is the legislative member responsible for introducing the bill. They are also typically consulted when changes or amendments to the bill are made or requested. The prime sponsor is always listed at the top of the bill’s sponsor section. Other sponsors follow in order of importance, and the list may also include co-sponsors, usually invited by the prime sponsor to join in support of the bill.

3. Read the Synopsis: The synopsis offers a brief, one to-two-sentence summary of the bill. This section often provides a bill name or a short description of its subject matter.

4. Read the Body of the Bill: Though written in technical terms, the body of the bill shows how the proposed law will be codified. Bill sections are usually numbered, with subsections labeled by letters. If the bill has been amended, strikethroughs show what text will be deleted, and underlined text indicates new or replacement language.

5. Review the Statement: The statement, also known as the sponsor’s statement, summarizes the bill’s content and purpose. It may also provide context not included in the body of the bill, offering insight into the bill’s intent.

At New Jersey Realtors®, the Government Affairs team tracks and flags bills to bring to the attention of the Legislative Committee. This committee meets three to four times a year to discuss and vote on the positions New Jersey Realtors® will take regarding the bills.

To ensure members of the Legislative Committee are well informed before voting, the Government Affairs Department is responsible for independently screening each bill, which involves providing the committee with recommended positions, a summary description, its history, sponsors, and other relevant information.

Important factors that influence how the Legislative Committee might vote include:

1. The Bill’s Sponsors: The sponsors who hold the most influence are the Assembly Speaker and Senate President. The Chairs of the Assembly and Senate Housing Committees, in addition to the Chairs of the Assembly and Senate Budget Committees, are also typically flagged. The Assembly Speaker and Senate President, due to their rank, have significant influence both as members and as sponsors. Bills they sponsor typically advance far in the State House. Since the Assembly Housing and Budget Committees regularly post bills that directly affect Realtors®, it is crucial for the Legislative Committee to be aware of any bills sponsored by the Chairs of these committees.

2. The Bill’s History: A bill’s history provides insight into how far the bill has progressed in the State House and how likely it is to advance further.

3. The Bill’s Topic: The Legislative Committee frequently screens bills on topics such as rent control, taxes or fees on real estate, inspection regulations, and licensing requirements and protections for licensees.

When the Legislative Committee votes on a bill position, they can choose to support, monitor, or oppose. Bills receiving a vote of support benefit Realtors® and their ability to practice real estate in New Jersey, protect the industry and residents of the state, and/or private property rights. Conversely, bills deemed harmful to real estate, Realtors®, New Jersey residents, or private property rights will be opposed. A vote to monitor a bill indicates that, while neither harmful nor beneficial to Realtors® or the real estate industry, it is important to track its movement through the State House. Any bill amendments could potentially change the Committee’s stance on the bill.

Example of the Legislative Committee’s Process: S1446

This bill was first introduced in the Senate Community and Urban Affairs Committee, with prominent sponsors including Sen. Teresa Ruiz and Sen. Troy Singleton. Flagged for review by staff, the bill’s intent was to modify down payment assistance programs for first-generation and first-time homebuyers. The intent aligns with our mission to benefit the Realtors® and residents of New Jersey.

The bill was tracked from its introduction in the State House on Jan. 9, 2024, and referred to the Legislative Committee, which voted to officially support it on Feb. 28, 2024. The committee supported S1446 which modifies down payment assistance programs, especially for first-generation and first-time homebuyers, and are favorable for Realtors® in the home buying process. Additionally, the committee was informed that this bill updates prior legislation passed in June 2023, which the committee had previously voted to support. With the support of New Jersey Realtors®, the bill was officially signed into law on June 28, 2024.

New Jersey Legislative Bills

A731—Torrissi (R8), Kanitra (R10)/ S725—Steinhardt (R23), Testa (R1)

Criminalizes unlawful occupancy of dwellings.

New Jersey Realtors® Position: SUPPORT

NJ Realtors® supports this bill criminalizing squatting in a home, which establishes three new criminal offenses: housebreaking, unlawful occupancy, and unlawful entry in such scenarios.

Bill History:

1/9/2024—Introduced in Assembly and referred to Assembly Judiciary Committee

1/9/2024—Introduced in Senate and referred to Senate Judiciary Committee

A3894—Murphy (D7), Quijano (D20)/ S2580—Bucco (R25), Singleton (D7)

Amends certain fire safety statutes to update licensure and equipment requirements and liability, fee, and penalty provisions.

New Jersey Realtors® Position: STRONG SUPPORT

NJ Realtors® strongly supports this bill as it eliminates the fire extinguisher requirement enforced at the time of sale, a requirement also opposed by fire department representatives.

Bill History:

2/8/2024—Introduced in Senate and referred to Senate Community and Urban Affairs Committee 2/27/2024—Introduced in Assembly and referred to Assembly Housing Committee

5/6/2024—Reported from Senate committee and referred to Senate Budget and Appropriations Committee

5/13/2024—Reported out of Assembly committee and referred to Assembly State and Local Government Committee

6/6/2024—Reported out of Assembly committee and referred to Assembly Public Safety and Preparedness Committee

10/7/2024—Reported from Senate Committee with amendments, second reading in Senate

S2963—Greenstein (D14), McKnight (D31)

Creates “New Jersey Contractor Registration Act.”

New Jersey Realtors® Position: MONITOR

NJ Realtors® are monitoring this bill which prohibits contractors and subcontractors from engaging in private construction work unless registered with the State of New Jersey.

Bill History: 3/18/2024—Introduced in Senate and referred to Senate Labor Committee