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08/2024 - Revisions to Form 141: Sales Contract for Vacant Land

Section 26 includes a check box for Designated Agents. Section 27 includes references to 'brokerage services agreement' along with a revised table. The date on the bottom of the form is 08/2024.

08/2024 - Revisions to Form 125: Residential Lease

Section 34 includes references to 'brokerage services agreement' along with a revised table. Section 39 includes a check box for Designated Agents. The date on the bottom of the form is 08/2024.

08/2024 - Revisions to Pre-Closing Disclosure Forms

The date on the bottom of the form is 08/2024.

08/2024 - New Form: Pre-Closing Disclosure Forms Addendum Regarding Negotiability of Commission

The Addendum was developed to comply with the National Association of REALTORS® proposed settlement agreement (effective August 17, 2024) and is to accompany any pre-closing disclosure form that pertains to brokerage representation that does not currently include the conspicuous statement that broker commissions are not set by law and are fully negotiable. For more information, please visit facts.realtor and review Settlement FAQ 57 and 79.

The date on the bottom of the form is 08/2024.

08/2024 - Revisions to Form 118: Contract of Sale

Section 29 and Section 30 have been updated to comply with the New Jersey Real Estate Consumer Protection Enhancement Act.

The date on the bottom of the form is 08/2024.

08/2024 - Revisions to NJ REALTORS® Agency Forms

The following agency forms have been revised to comply with the New Jersey Real Estate Consumer Protection Enhancement Act:

The date on the bottom of the forms is 08/2024.

08/2024 - New NJ REALTORS® Agency Forms

The following agency forms have been developed to comply with the New Jersey Real Estate Consumer Protection Enhancement Act:

The date on the bottom of the forms is 08/2024.

04/2024 - Revisions to Form 121: Exclusive Buyer Agency Agreement

The revisions include a Table of Contents.

The date on the bottom of the form is 04/2024.

04/2024 - Revisions to Form 121: Exclusive Buyer Agency Agreement

The use of a buyer agency agreement formalizes the relationship and responsibilities of each party. This form incorporates comprehensive revisions and includes several new sections and additional language on protections and transparency for the agent and consumer alike. Form #121 sets forth the parties' expectations and agency relationship, including the services provided to the buyer and how the brokerage is compensated.

The date on the bottom of the form is 03/2024.

NJ REALTORS® hosted a webinar on Tuesday, April 9 at 11:00 AM, where Barry Goodman and Yuliya Tedeschi reviewed the updated form. To watch the recording, click here.

03/2024 - Revisions to Form 125: Residential Lease

Section 20(B) Flood: requirement to provide Flood Risk Notice has been changed to "if applicable".

The date on the bottom of the form is 03/2024.

03/2024 - Revisions to Landlord's Notice to Tenant Regarding Flood Risk

Reference to N.J.S.A. 46:8-50(g) has been added.

The date on the bottom of the form is 03/2024.

02/2024 - Revisions to Form 118: Contract of Sale

The New Jersey law on flood risk notification, P.L. 2023, c.93, which takes effect March 20, 2024, requires sellers of real property to make certain disclosures concerning flood history and potential flood risk. NJ REALTORS® Form #118 has been updated in Section 16. Inspection Contingency Clause to include new subsection (F) Flood Risks.

The date on the bottom of the form is 02/2024.

02/2024 - Revisions to Form 125: Residential Lease & *NEW* Landlord's Notice to Tenant Regarding Flood Risk

The New Jersey law on flood risk notification, P.L. 2023, c.93, which takes effect March 20, 2024, requires certain landlords of real property to make certain disclosures concerning known and potential flood risks. NJ REALTORS® Form #125 has been updated under Section 20. Insurance to include new subsection (B) Flood.

Pursuant to the new law, there is also a new mandatory notice with the Lease, "LANDLORD'S NOTICE TO TENANT REGARDING FLOOD RISK".

The date on the bottom of revised Form #125 and the notice is 02/2024.

02/2024 - Revisions to Form 140: Seller Property Condition Disclosure Statement

Solar Panel Systems

*NEW SECTION* Flood Risk

The date on the bottom of the form is 02/2024.

11/2022 - Revisions to Form 118: Contract of Sale

This form revision recognizes drinking water health advisories issued by federal, state and/or municipal agencies. The update can be found in Section 16. INSPECTION CONTINGENCY CLAUSE new paragraph (H) Water Quality.

The following Section has also been updated: Section 27. FAILURE OF BUYER OR SELLER TO CLOSE by adding the following language, "If either Seller or Buyer commence such an action, in addition to any other remedy, the prevailing party will be entitled to reasonable attorneys' fees, costs and such other relief as is determined by the Court."

The date on the bottom of the form is 11/2022.

10/2022 - Revisions to Form 125: Residential Lease & Form 142: Seasonal Residential Lease

Gov. Murphy signed S1368 into law which sets new rental insurance requirements.

The owner of a rental unit/units shall maintain liability insurance for negligent acts and omissions of no less than $500,000, which includes combined property damage and bodily injury to or death of one or more persons in any accident or occurrence. If the home is a multifamily home of four or fewer units, with one being owner-occupied, the insurance requirement is $300,000.

The law goes into effect November 3, 2022 for new policies and February 1, 2023 for current renewal policies.

The New Jersey REALTORS® Standard Form of Residential Lease, Form #125 and the New Jersey REALTORS® Standard Form of Seasonal Residential Lease, Form #142 have been updated to reflect the new law. The revisions are in Section 20 and Section 22 of Form #125 and Section 34 of Form #142.

The date on the bottom of both forms is 10/2022.

10/2022 - Updated Form: Independent Contractor Agreement Addendum Regarding Teams

This form update recognizes the New Jersey Real Estate Commission (REC) Bulletin No 22-07 regarding Teams.

The date on the bottom of the Addendum is 10/2022.

07/2022 - Revisions to Form 118: Contract of Sale & Form 125: Residential Lease

Governor Murphy signed the Lead Remediation Requirements. Beginning July 22, 2022, lead paint inspection and remediation will be required for residential one- and two-family rental properties upon tenant turnover or by July 24, 2024, if there is no tenant turnover. This new law is not currently tied to time-of-sale requirements.

New Jersey REALTORS® has however, updated the Statewide New Jersey REALTORS® Standard Form of Real Estate Sales Contract to provide notice to Buyers who are purchasing the property with tenancies or who may use the property as a rental in the future. The revision is in Section 12. Lines 213-214 and Section 13, new (D) Rental Dwelling Inspections.

New Jersey REALTORS® has also updated the Residential Lease, Section 35 by adding new (B) New Jersey Lead-Based Paint Inspection Law Acknowledgement.

Date on the bottom of both forms is 07/2022

05/2022 - Updated Form: Seller Property Condition Disclosure Statement

Governor Murphy signed A-2685 which requires that when a seller discloses on the property condition disclosure statement awareness of water leakage, accumulation or dampness, the presence of mold or other similar natural substance, or repairs or other attempts to control any water dampness problem on the property, the real estate broker, broker-salesperson, or salesperson shall refer the buyer of the real property to the "Mold Guidelines for New Jersey Residents" pamphlet issued by the New Jersey Department of Health, www.njrealtor.com/mold-guidelines-pamphlet, and, if requested, give the buyer a physical copy of the document.

New Jersey REALTORS® Seller Property Condition Disclosure, Form #140 has been updated with a new question 126. to reflect the law; with further clarification regarding buyers' rights.

Date on the bottom is 04/2022

02/2022 - New Form: Lease Rider Regarding Steam Radiator Notice

Governor Murphy signed legislation requiring residential landlords to install covers on steam radiators, upon the written request by a tenant. The owner of a residential rental property that contains uncovered steam radiators shall provide each tenant with notice of their right to request that the landlord provide and install covers. Such a notice shall be provided as a rider to any written residential lease agreement and in writing at least annually. The notice also will have to be posted in a conspicuous place in the common area where notices are normally provided to tenants.

New Jersey REALTORS® has developed a Lease Rider Regarding Steam Radiator Notice to our Residential Lease, Form #125.

Date on the bottom is 02/2022

02/2022 - Revisions to Form 118: NJ REALTORS® Contract of Sale

Governor Murphy signed S3081 which repeals law concerning excess rates and charges for title insurance. Any agreement by a consumer to use the services of a title or settlement service company shall be subject to the attorney review, if any, which is part of the contract for sale of real estate and may be revoked in the same manner as provided in the contract for the sale of real estate.

New Jersey REALTORS® has updated the Statewide New Jersey REALTORS® Standard Form of Real Estate Sales Contract to reflect the new law. The change is a new third paragraph in Section 8, page 4.

Date on the bottom is 02/2022

12/2021 - Updated Form: Addendum Regarding Solar Panel Systems

This form update recognizes a new form of solar renewable energy certificates (RECs) is available from the New Jersey Board of Public Utilities. The form now acknowledges that a solar facility can be receiving one of three types of RECS, each of which has a different value:

Date on the bottom is 12/2021

12/2021 - Updated Form: Open Public Records Act Notice to Buyers

November 2021, Governor Murphy signed S-1047, which amends the Safe Harbor Provision of the Consumer Fraud Act to provide the same protections for sellers' and buyers' agents and transaction brokers when it comes to receiving inaccurate information about a property through an OPRA request. This new law is now in effect. This law applies to all information covered by the Safe Harbor Provision, not just OPRA requests, and now applies to all licensees. Just as important to expanding its coverage to all licensees, there is no longer any liability for any licensee if they fall within the Safe Harbor Provision. However, since New Jersey REALTORS® still recommends that an agent have the buyer or seller submit the OPRA request, the OPRA Notice has been revised to include not only buyers but also sellers.

Date on the bottom is 12/2021

12/2021 - Updated Form: Addendum Regarding Private Well Testing

New requirements for the Private Well Testing Act took effect Dec. 1. Testing is now required under the PWTA for three new chemicals, PFOA, PFOS, and PFNA. The Addendum has been updated to reflect new section "2.1" in the regulation containing the three new chemicals: N.J.A.C. 7:9E-2.1 to 5.1. The new date on the bottom of the Addendum is 12/2021. If you have a question on this new requirement or any other area of the PWTA, they can be asked on the DEP on their website, click here.

11/2021 - Updated Form: Seller Property Condition Disclosure Statement

New Jersey REALTORS® Form 140 Seller Property Condition Disclosure Statement has two updates concerning solar panels and lead plumbing.

Date on the bottom is 11/2021

08/2021 - New Form: Buyers' Waiver of Inspection and/or Appraisal

06/2021 - Updated Forms: Hold Harmless & Release Forms Regarding COVID-19

The Hold Harmless and Release Regarding COVID-19 forms for Sellers and Landlords, as well as for Buyers and Tenants, each have been combined and there now is one form for Buyers/Tenants and one form for Sellers/Landlords. These forms have been streamlined and are more user friendly. For example, the new Seller/Landlord form only has to be signed once by the Seller/Landlord for their listed property rather than them having to sign a new form every time a new Buyer or Tenant visits the property.

The same holds true for the Buyers'/Tenants' Hold Harmless. A Broker only will have to have one form signed by the Buyer or Tenant and that form will cover all the "properties" that the Buyer or Tenant will visit rather than having a new form signed for each property.

The Broker Open House Hold Harmless and Release has also been updated and streamlined to cover multiple open houses that a Broker may hold for a Seller and that a Buyer's Agent may attend for the property.

It is recommended that the COVID-19 Hold Harmless forms be used for the foreseeable future since people still are carrying and can catch COVID-19. The form therefore continues to protect real estate licensees, buyers and sellers, as well as tenants and landlords, from a claim about having caught COVID-19 during a showing.

The date on the bottom of the new forms is 6/2021.

01/2021 - New Form: NJ REALTORS® Open Public Records Act Notice to Buyers

10/2020 - Revisions to Form 118: NJ REALTORS® Contract of Sale

10/2020 - New Form #142: NJ REALTORS® Seasonal Residential Lease

09/2020 - Revisions to Form 125: NJ REALTORS® Residential Lease

Notice to Tenant Regarding New Multiple Dwelling Rent Control/Leveling Exemption. This Notice will auto populate if the box is checked in Section #45 of the Lease.

Addendum Permitting Pets

08/2020 - New Form: Broker Open House Hold Harmless and Release Regarding COVID-19

07/2020 - Form Update: Sellers' & Buyers' Hold Harmless & Release Regarding COVID-19

07/2020 - Form Update: Landlords' & Tenants' Hold Harmless & Release Regarding COVID-19

. travelled abroad or from a State listed at https://covid19.nj.gov from which New Jersey requests people to quarantine for 14 days upon arriving in New Jersey.

06/2020 - Form Update: Sellers' & Buyers' Hold Harmless & Release Regarding COVID-19

06/2020 - Form Update: Landlords' & Tenants' Hold Harmless & Release Regarding COVID-19

04/2020 - New Form: Release By Buyer/Tenant Regarding a Virtual Showing of Property

04/2020 - New Form: Landlords' & Tenants' Hold Harmless & Release Regarding COVID-19

03/2020 - New Form: Sellers' & Buyers' Hold Harmless & Release Regarding COVID-19

03/2020 - New Addendum Regarding Coronavirus for Seasonal Leases

03/2020 - New Addendum Regarding Coronavirus for Form 118: Contract of Sale

03/2020 - Revisions to Form 118: NJ REALTORS® Contract of Sale

01/2020 - Revisions to Form 117: Owner's Confirmation of Receipt of Written Offer

New Jersey REALTORS ® is providing Form 117 as a member benefit. This is not a required form but it is an easy way to comply with the 2020 Code of Ethics, Standard of Practice 1-7 (amended 1/20) which requires that, "Upon the written request of a cooperating broker who submits an offer to the listing broker, the listing broker shall provide, as soon as practical, a written affirmation to the cooperating broker stating that the offer has been submitted to the seller/landlord, or a written notification that the seller/landlord has waived the obligation to have the offer presented."
You are free to choose the form or manner in which you provide that written affirmation or notification, e.g., by email, text or other means.

12/2019 - Revised Addendum Regarding Condominium/Homeowner's Associations

10/2019 - Forms Update

08/2019 - Revisions to Form 118: NJ REALTORS® Contract of Sale

08/2019 - New Sales Contract for Vacant One-Family Residential Lots

There is a new form added to the New Jersey REALTORS® Library of Forms: Form 141, Sales Contract for Vacant One-Family Residential Lots.

04/2019 - New Addendum Regarding Teams

There is a new addendum to the New Jersey REALTORS® Independent Contractor Agreement, Form #134, regarding Teams. This Addendum is available in our forms library as a member benefit, if your Brokerage allows Teams. This is not a mandatory form.

12/2018 - Form 117: Owner's Confirmation of Receipt of Written Offer

New Jersey REALTORS® is providing Form #117 as a member benefit. This is not a required form but it is an easy way to comply with the 2019 Code of Ethics, Standard of Practice 1-7, which requires that, upon written request from a cooperating broker who has submitted an offer, a listing broker must "provide a written affirmation to the cooperating broker stating that the offer has been submitted to the seller/landlord or a written notification that the seller/landlord has waived the obligation to have the offer presented.
You are free to choose the form or manner in which you provide that written affirmation or notification, e.g., by email, text or other means.

08/2018 - Revised Attorney General Memorandum

The Attorney General's memorandum outlines the New Jersey Law Against Discrimination to ensure that equal housing opportunities are provided for all. New Jersey property owners need to be aware of the federal and state laws against discrimination, regardless of residential or commercial purposes.

The law requires that at the time of taking any listing of real estate property, a licensee shall provide the owner with a copy of a summary of the New Jersey Law Against Discrimination N.J.S.A. 10:5-1 et seq. - commonly known as the Attorney General's memorandum. The purpose of the memorandum is to help owners, as well as licensees, comply with the New Jersey Law Against Discrimination and federal laws that prohibit discrimination in the sale or rental of real estate.

05/2018 - Updated Wire Fraud Notice

2/1/18 - New Wire Fraud Notice

1/25/18 - Revised Statewide NJ Realtors® Standard Form of Real Estate Sales Contract, Form 118 now available. Updates include:

5/5/17 - Revised Statewide NJ Realtors® Standard Form of Real Estate Sales Contract, Form 118 is now available! Updates include:

5/5/17 - Revised NJ Realtors® Residential Lease Agreement, Form 125 is now available! Updates include:

10/21/16 - Revised Residential Lease Agreement (Form 125) is now available! Updates include:

9/12/16 - Revised Contract of Sale (Form 118) and Addenda Now Available!

8/5/16 - The updated NJ Realtors® Residential Lease Agreement is now available! Updates include: