Rent’s Too High? Homes Too Expensive? The Assembly Dems Are Working to Fix That

Lawmakers pass new bills to protect renters, curb speculation, and encourage smart housing development across the state

Let’s be honest, trying to find housing in New Jersey right now feels like trying to win the lottery and find a parking spot at the same time. Prices keep climbing and options keep shrinking.

The New Jersey Assembly Democrats have prioritized addressing this issue. During our most recent voting session, we passed several bills aimed at making housing more affordable, more accessible, and frankly, less of a headache.

These proposals aren’t just about lowering costs (though yes, that’s part of it). They go after the structural problems that make housing feel like a rigged game—too few options, rising inequality, and landlords playing fast and loose with the rules. Only this time, there’s no ring toss and no consolation prize.

“Every New Jersey resident deserves a place to call their own – whether that’s buying a home or renting an apartment – at a price they can afford,” said Assemblywoman Yvonne Lopez (D-Middlesex), Chair of the Assembly Housing Committee. “Housing policy isn’t just about buildings – it’s about dignity, access, and stability.”

We may be in New Jersey, but this isn’t Six Flags—and rent hikes shouldn’t soar higher than Kingda Ka (rest in peace). So let’s talk about the bills everyone wants to hear about:

The first? A5432, sponsored by Assemblywoman Lopez and Assemblyman Cody Miller, sets clear standards for what qualifies as an unconscionable rent increase. In plain English: sudden, jaw-dropping rent hikes that feel like they came out of nowhere. Because the only thing worse than hearing “I think we just missed our exit” is “Surprise, your rent just doubled.”

That’s great, but what about the people still searching for a place to call their own? Ever apply to five apartments in a month and get hit with exorbitant application fees for each? Or even worse. You pay the fees, only to be told “Sorry, it’s already rented.”

A4899, sponsored by Assemblywoman Linda Carter and Assemblywoman Lopez, takes aim at rental application fees, placing a cap, so prospective tenants aren’t stuck paying hundreds of dollars for each application they submit. These fees, often overlooked as a hidden expense, might discourage prospective tenants from applying, even when they may have the ability to pay through rental assistance or a housing voucher.

High rent costs can also be a problem for manufactured and mobile home owners, many of whom live on fixed incomes and face a (not-so) hidden issue: lot rent hikes. While these residents own their homes, they rent the land underneath them, which leaves them vulnerable to sudden increases.

A3361, sponsored by Assembly members Dan Hutchison, William Moen Jr., and Barbara McCann Stamato, would put a lid on those increases, ensuring seniors and low-income residents aren’t priced out of their homes.

Of course, we also understand that tackling housing means not just building more, but also building smarter.

Housing supply is only half the battle, and New Jersey doesn’t have enough of it. However, Bill A4913, sponsored by Speaker Craig J. Coughlin and Assemblywomen Shanique Speight, and Verlina Reynolds-Jackson, would give towns a reason to embrace new housing development.

How? By linking smart zoning reforms to incentives. Under the bill, if towns update outdated zoning laws to allow for more inclusive housing growth, they would receive a competitive advantage when applying for certain state grants and financial assistance programs—think transportation projects, school construction, and more. It’s a win for housing and the local community.

And how frustrating is it to see homes sitting vacant in your community while you’re searching for a place to live?

A5424, sponsored by Assemblywoman Lopez and Assemblyman Reginald Atkins, would target corporate investors who scoop up homes only to let them collect dust. If they’re not going to rent, sell, or fix them, they’ll start paying a fee for the privilege of parking them off-limits.

Finally, we all know that feeling of searching for a house. Endlessly scrolling through websites, calling the numbers on yard signs, maybe you’re even lucky enough to land a sit-down with a real estate agent—only to be told the unit’s already gone or way out of budget. Finding affordable housing shouldn’t feel like chasing shadows or playing a game where the rules keep changing.

That’s why S1277/A3363, sponsored by Assemblyman Miller and Assemblywoman Reynolds-Jackson, proposes a centralized online directory for affordable housing options—especially for seniors, veterans, and low-income residents. It's about cutting the guesswork and giving people real information, right when they need it. That bill, which also passed the Senate this month, now heads to the Governor’s desk for his consideration.

Taken together, these bills aren’t just about making rent a little cheaper. They’re about fairness, transparency, and restoring sanity to a system that’s been working against too many New Jerseyans for too long.

From rent protections to zoning reform to reining in bad actors, this legislative package covers it all. And it builds on last year’s landmark housing bill, A4, which jumpstarted the push to build more affordable homes across the state.