Committee advances Manufactured Home Park Protection Act after extended testimony

The Senate Community and Urban Affairs Committee on Monday amended and released S.39 13/A.49 73, the Manufactured Home Park Protection Act, which would expand opportunities for resident homeowners to purchase manufactured-home parks and clarify the disposition of private residential leasehold communities.

Joseph Sullivan, executive director of the Manufactured Homeowners Association of New Jersey and president of the National Manufactured Homeowners Association, told the committee residents who own their homes but lease the land face instability and exploitation by out‑of‑state corporate buyers. Sullivan described resident-owned communities (ROCCs) as safer and better maintained and urged the committee to adopt a law modeled on successful statutes in Massachusetts and other states.

Carolyn Carter, senior attorney at the National Consumer Law Center, testified that a proactive opportunity-to-purchase law would allow residents to buy communities before a crisis and stabilize housing. Carter noted New Jersey currently has very few resident-owned communities and cited other states where ROCCs are common.

A central point of debate concerned the bill’s timing and contingencies. Several speakers explained the bill provides an initial 120‑day (roughly four-month) period for residents to make an offer and an additional financing window; some lawmakers described the combined inspection and financing periods as a potential seven‑month contingency that purchasing parties and sellers would need to build into contracts. Supporters said the longer period is necessary for residents to organize and secure financing; critics warned extended mandatory contingencies could deter third‑party buyers or require sellers to include lengthy contingencies in sale contracts.

The committee approved amendments clarifying notice and confidentiality requirements, updating the list of nonprofits that receive notifications and removing the New Jersey Housing and Mortgage Finance Agency from a specific notice list, among other changes. The chairman announced the bill was released for further legislative action but asked parties to address remaining implementation questions.

The testimony underscored competing concerns: residents’ advocacy groups emphasized access and long-term community stability, while industry and some committee members pressed for balanced timing and protections to avoid unintended market effects.

Action: the committee voted to amend and release the bill for further consideration.