We, the undersigned residents of New Jersey, urge the Legislature to enact comprehensive protections for condominium and HOA homeowners modeled after successful statutes in other states.

New Jersey has over 1 million residents living under HOA and condominium governance — yet no statewide oversight. Current law (N.J.S.A. 46:8B et seq.) leaves most disputes to civil litigation, which is time-consuming, expensive, and inaccessible to average homeowners.

Too many residents have suffered property damage, financial loss, and emotional distress because of unresponsive or negligent boards. 

We request the following reforms:

1. Establish a New Jersey HOA and Condo Ombudsman Office

To receive complaints, mediate disputes, and enforce compliance. Empowered to levy fines or refer cases to the Attorney General when boards ignore maintenance obligations or resident safety issues.

2. Mandate Timely Maintenance Response Requirements

Require associations to respond to written owner reports of leaks, electrical issues, or safety hazards within 7 business days, and complete critical repairs within 30 days or face fines.

3. Require board members have formal education and training 

All board members must complete state-approved training within 90 days of election or appointment — such as through the Community Associations Institute (CAI), the NJ Department of Community Affairs, or an equivalent certified provider.

Alternatively, members may qualify through prior professional experience in:

• Property management
• Finance, accounting, or auditing
• Real estate or construction administration

If things stay the same?

• Florida’s 2021 Surfside condo collapse was a tragic example of what happens when boards delay structural maintenance and lack the expertise to manage aging infrastructure. New Jersey has thousands of similar mid-rise and garden-style buildings built in the 1980s–2000s — many with deferred maintenance and minimal reserves.
• When HOA boards can collect and spend millions without training, oversight, or accountability — every condo owner in New Jersey is one leak, one roof collapse, or one ignored complaint away from losing their home.

• When boards mishandle budgets or fail to act, the consequences roll downhill to owners through: Special assessments running into the thousands, Rising HOA dues, Property-value decline, Lawsuits that drain association funds — paid from the same dues owners contribute.

Legislative Precedents 

Florida Statute §718.112(2)(d)4.b – Requires newly elected condo board members to complete educational training from a DBPR-approved provider (like CAI) or sign a certification affirming knowledge of governing documents.

Nevada Revised Statutes §116.31034(9) – Requires HOA board members to complete a state course in community association law, ethics, and finance.

Illinois Common Interest Community Association Act (765 ILCS 160/1-109.1) – Encourages training in budgeting, insurance, and maintenance responsibilities.

Florida’s Condo Ombudsman Program (Fla. Stat. §718.5011) - Oversees disputes, enforces compliance, and advocates for owners.

California’s Davis-Stirling Act - Requires HOAs to act promptly on maintenance issues, maintain transparency, and provides owners a right to inspect records and pursue civil remedies.

Colorado’s Common Interest Ownership Act (CCIOA) - Mandates fair dispute resolution and empowers the state HOA Information Office to track and report HOA complaints.

These reforms would protect property values, ensure safety, and restore trust between residents and their associations.

We call upon the Legislature to sponsor and pass the “New Jersey HOA & Condo Homeowner Protection Act".