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Committee advances bill requiring seasonal-rental listings to disclose pet presence; Realtors raise service-animal concerns
Summary
S-3390 (and identical A-4446) would require seasonal rental owners that allow pets to include notice in advertisements; the bill was released with amendments delaying the effective date to Jan. 1, 2026. New Jersey Realtors thanked sponsors for changes but flagged service-animal and ADA compliance issues.
The Senate Community and Urban Affairs Committee released S-3390 and companion A-4446, bills that would require owners of seasonal rental units that allow pets to include a notice in all advertisements that pets may be present.
Committee amendments move the bill’s effective date to Jan. 1, 2026 and include language shielding certain real-estate professionals and transient-space marketplaces from liability when the owner fails to provide required information.
Bruce Shapiro, representing New Jersey Realtors, told the committee the association supports the amendments and appreciated the sponsors’ willingness to work with them but urged the committee to consider complications created by the Americans with Disabilities Act and state anti-discrimination law. Shapiro said owners who list units as "not pet friendly" still must allow service animals; because short-term rental owners may not know whether a service animal is present, the owners cannot reliably report past presence of service animals and cannot ask prospective guests about service animals. Shapiro said this raises concerns about allergens and the practicalities of advertising and compliance: "we do look forward to continuing our dialogue and working with the sponsors and their staff."
Committee members said they hoped the identified concerns could be addressed during follow-up discussions. The bill was amended and released by recorded roll call.
