New Jersey 222nd Legislature Status: Introduced 13 D cosponsors

A 3497 — Establishes "Forbidding the Algorithmic Inflation of Rent (FAIR) Act." *

Last action — APP

  1. 1
    Introduced
  2. 2
    In Committee
  3. 3
    Passed General Assembly
  4. 4
    Passed Senate
  5. 5
    To Executive
  6. 6
    Enacted

This bill has been introduced in the General Assembly. Introduced January 13, 2026. It must pass committee before a floor vote.

Next likely step: a committee referral and hearing.

Odds of enactment

Low chance

Based on the sponsor, cosponsors, and committee posture, this bill has a low chance of becoming law.

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A statistical estimate from our own model of past outcomes — an insight, not a guarantee. Policymaking is volatile.

Prognosis

Advancing 38% · moderate confidence

  • Introduced

    Current position in the legislative process.

  • 21 sponsors

    6 primary, 15 co-sponsors signed on.

  • Single-party support

    Sponsorship is currently within one party (13 D).

  • Cleared a recorded vote

    Passed 4 recorded votes so far.

Based on stage, sponsorship breadth, committee status, recorded votes, and cross-state momentum — a description of the observable signals, not a prediction.

In plain language

The bill seeks to prohibit rental property owners from colluding to inflate rents.

This bill aims to stop rental property owners from entering agreements that would lead to increased rent prices. It is designed to maintain affordable housing options for renters.

What this means for you
  • Families: This means families could benefit from more stable and potentially lower rent prices.

Summary

Residential dwelling units-proh facilitation, agreement among rental prop owners

Bill Text

What changed in the latest version

151 added · 177 removed

Plain-language change summary

The amendment to A 3497 changes the bill's title to the "Forbidding the Algorithmic Inflation of Rent (FAIR) Act" and incorporates a broader focus on residential rental property pricing by supplementing existing laws. This change emphasizes the act's intention to address issues related to how rental prices are determined. The impact of this amendment is that it clarifies the scope of the legislation, potentially guiding both legislative intent and public understanding regarding pricing practices in the rental market.

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A3497 1R ACS [First Reprint]   ASSEMBLY COMMITTEE SUBSTITUTE FOR ASSEMBLY, No.
P.L.
3497 STATE OF NEW JERSEY 222nd LEGISLATURE   ADOPTED JUNE 8, 2026     Sponsored by:
2026, c.043 (A3497 1R ACS) Title Chapter (Rename) Antitrust Acts §§1-7 C.56:9-20 to 56:9-26 §§8,9 Note   P.L.
Assemblywoman  YVONNE LOPEZ District 19 (Middlesex) Assemblywoman  MARGIE DONLON, M.D.
2026, CHAPTER 43, approved July 20, 2026 Assembly Committee Substitute (First Reprint) for Assembly, No.
District 11 (Monmouth) Assemblyman  CHIGOZIE U.
3497     An Act concerning residential rental property pricing and supplementing P.L.1970, c.73 (C.56:9-1 et seq.).
ONYEMA District 28 (Essex and Union) Assemblywoman  KATIE BRENNAN District 32 (Hudson) Senator  BRIAN P.
STACK District 33 (Hudson) Senator  M.
TERESA RUIZ District 29 (Essex and Hudson)   Co-Sponsored by:
Assemblywoman Peterpaul, Assemblyman Sampson, Assemblywoman Haider, Assemblymen Singh, Kearney, Assemblywoman Quijano, Assemblymen Verrelli, Stanley, Assemblywomen Speight, Bagolie, Senators McKnight, Mukherji, Wimberly, Cryan and McKeon         SYNOPSIS      Establishes “Forbidding the Algorithmic Inflation of Rent (FAIR) Act.”   CURRENT VERSION OF TEXT      As reported by the Assembly State and Local Government Committee on June 23, 2026, with amendments.
   An Act concerning residential rental property pricing and supplementing P.L.1970, c.73 (C.56:9-1 et seq.).
     a.     New Jersey is in the midst of an affordable housing crisis, as demonstrated by rental housing industry data showing median rent for a three-bedroom apartment increasing by percent in the State from 2021 through 2024 and a studio in a more urban environment such as Hoboken increasing by 61 percent in the same timeframe.
     a.     New Jersey is in the midst of an affordable housing crisis, as demonstrated by rental housing industry data showing median rent for a three-bedroom apartment increasing by 35 percent in the State from through 2024 and a studio in a more urban environment such as Hoboken increasing by 61 percent in the same timeframe.
                                            Establishes “Forbidding the Algorithmic Inflation of Rent (FAIR) Act.”
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Action History

  1. APP

  2. PS PBH

  3. SUB FOR

  4. R/S SWR 2RS

  5. PA

  6. REP/ACA 2RA

  7. RCM ASL

  8. REP/ACS 2RA

  9. REP/ACA REF AAP

  10. INT 1RA REF AHO

Sponsors

Sponsorship breakdown

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6 sponsors · 15 co-sponsors · 99 not signed on · 12 voted No

Sponsors (6)

Co-sponsors (15)

Not signed on (99)

99 members have not signed on to this bill.

Show all 99 →

"Not signed on" means a member has not sponsored or co-sponsored this bill — it does not imply opposition. Members flagged Voted No have a recorded No vote on this bill.

Whip count is in markup. Polling the chamber and every recorded vote this session. Only the first open is slow. It’s instant for you after this. Calling the roll · Tallying · Engrossing

Votes

Floor vote

Passed 33 Yea · 4 Nay · 3 Other
Party YeaNayPresentNot Voting
Republican 8403
Democrat 25000
Total 33403
% of votes cast 83%10%0%8%
How each member voted (40)
Member Party Vote
Beach, James Democrat Yea
Burgess, Renee C. Democrat Yea
Burzichelli, John J. Democrat Yea
Cruz-Perez, Nilsa I. Democrat Yea
Cryan, Joseph P. Democrat Yea
Diegnan Jr., Patrick J. Democrat Yea
Gopal, Vin Democrat Yea
Greenstein, Linda R. Democrat Yea
Johnson, Gordon M. Democrat Yea
Lagana, Joseph A. Democrat Yea
McKeon, John F. Democrat Yea
McKnight, Angela V. Democrat Yea
Moriarty, Paul D. Democrat Yea
Mukherji, Raj Democrat Yea
Ruiz, M. Teresa Democrat Yea
Sarlo, Paul A. Democrat Yea
Scutari, Nicholas P. Democrat Yea
Singleton, Troy Democrat Yea
Smith, Bob Democrat Yea
Stack, Brian P. Democrat Yea
Timberlake, Britnee N. Democrat Yea
Turner, Shirley K. Democrat Yea
Vitale, Joseph F. Democrat Yea
Wimberly, Benjie E. Democrat Yea
Zwicker, Andrew Democrat Yea
Amato Jr., Carmen F. Republican Not Voting
Bramnick, Jon M. Republican Nay
Bucco, Anthony M. Republican Yea
Corrado, Kristin M. Republican Nay
Henry, Owen Republican Yea
Holzapfel, James W. Republican Yea
O'Scanlon Jr., Declan J. Republican Yea
Pennacchio, Joseph Republican Nay
Polistina, Vincent J. Republican Yea
Schepisi, Holly T. Republican Not Voting
Singer, Robert W. Republican Nay
Space, Parker Republican Yea
Steinhardt, Douglas J. Republican Not Voting
Testa Jr., Michael L. Republican Yea
Tiver, Latham Republican Yea

Official roll call →

Committee vote — AAP

Passed 10 Yea · 4 Nay · 1 Other
Party YeaNayPresentNot Voting
Democrat 10001
Republican 0400
Total 10401
% of votes cast 67%27%0%7%
How each member voted (15)
Member Party Vote
Bailey Jr., David Democrat Not Voting
Carter, Linda S. Democrat Yea
Kane, Melinda Democrat Yea
McCoy, Tennille R. Democrat Yea
Morales, Carmen Theresa Democrat Yea
Pintor Marin, Eliana Democrat Yea
Reynolds-Jackson, Verlina Democrat Yea
Schaer, Gary S. Democrat Yea
Singh, Balvir Democrat Yea
Stewart, Kenyatta Democrat Yea
Swain, Lisa Democrat Yea
Auth, Robert Republican Nay
McClellan, Antwan L. Republican Nay
Myhre, Gregory E. Republican Nay
Webber, Jay Republican Nay

Official roll call →

Subjects

housing
Cross-referencing the record. Reading this bill against every other bill in the corpus by meaning, not keywords. Only the first open is slow. It’s instant for you after this. Matching · Ranking · Engrossing

Frequently asked questions

What does A 3497 do?
Residential dwelling units-proh facilitation, agreement among rental prop owners
Who sponsors A 3497?
A 3497 is sponsored by Bagolie, Rosaura (Democrat), Speight, Shanique (Democrat), Stanley, Sterley S. (Democrat), Verrelli, Anthony S. (Democrat), Quijano, Annette (Democrat), Kearney, Vincent M. (Democrat), Singh, Balvir (Democrat), Haider, Shama A. (Democrat), Sampson IV, William B. (Democrat), Peterpaul Esq., Luanne M. (Democrat), Brennan, Katie (Democrat), Onyema, Chigozie U. (Democrat), Lopez, Yvonne (Democrat), Donlon, Margie, Stack, Brian P., Ruiz, M. Teresa, McKnight, Angela V., Mukherji, Raj, Wimberly, Benjie E., Cryan, Joseph P., and McKeon, John F..
What is the current status of A 3497?
This bill has been introduced in the General Assembly. Introduced January 13, 2026. It must pass committee before a floor vote.
Where can I track A 3497?
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