Establishes penalties for appraisers who engage in discriminatory real estate appraisals and requires certain information to be provided to present and prospective owners or occupants of real estate.
A4252 strengthens New Jersey’s rules against discriminatory real estate appraisals. It amends existing law to make clear that appraisers, appraisal certificate holders, and appraisal management company registrants may not consider protected characteristics such as race, religion, sex, sexual orientation, gender identity, age, marital status, disability, familial status, or national origin when performing an appraisal. If a discriminatory appraisal is found, the appraisal is void and the appraiser faces escalating discipline: restitution and an anti-bias seminar for a first violation, suspension for a second violation, and revocation for a third violation, along with civil penalties that increase from up to $10,000 to $50,000 depending on repeat offenses.
The bill also adds notice requirements aimed at homeowners, buyers, and mortgage applicants. Real estate brokers, broker-salespersons, salespersons, and mortgage-related licensees must provide a free informational document within three days of certain interactions or applications, explaining how to report suspected appraisal discrimination to the Division on Civil Rights. In addition, the Division on Civil Rights must collect complaint-related demographic information on a voluntary basis and report aggregate data to the Governor and Legislature by July 1, 2026.
The bill amends P.L.2024, c.63 and supplements Title 45 by expanding enforcement tools for appraisal discrimination. It ties discriminatory appraisals to the New Jersey Law Against Discrimination, requires notice to the Division on Civil Rights, and authorizes the State Real Estate Appraiser Board to impose restitution, mandatory training, suspension, revocation, and civil penalties. It also imposes new disclosure obligations on real estate and mortgage professionals and creates a reporting requirement for the Division on Civil Rights. The practical effect is to increase oversight of appraisers and to give consumers more information and pathways to file complaints.
Based on the bill text and the absence of recorded committee testimony or votes in the provided materials, the overall sentiment appears strongly supportive of anti-discrimination enforcement in housing and appraisal practices. The bill is framed as a consumer-protection and civil-rights measure, with no documented opposition or amendments in the supplied record. Its structure suggests a policy consensus around deterring biased appraisals and improving complaint reporting.
The main policy tension is between stronger civil-rights enforcement and the regulatory burden placed on appraisers, brokers, mortgage professionals, and the State Real Estate Appraiser Board. Potential points of contention include the severity of penalties, the voiding of discriminatory appraisals, mandatory anti-bias training, and the requirement that intermediaries distribute notices to consumers. Another possible issue is the collection of demographic information by the Division on Civil Rights, even though the bill makes that disclosure voluntary and limits reporting to aggregate data. No specific objections or supporters are identified in the provided legislative history.