TRENTON—The Senate Community and Urban Affairs Committee has advanced two bills aimed at expanding rent relief for New Jersey tenants. Senator Troy Singleton (D-7) of Burlington County chairs the committee and serves as prime sponsor on both measures.

Senate Bill 1759 would increase the rent deduction under the Property Tax Deduction Act from 18 percent to 30 percent. The bill also raises the credit amount from $50 to $250. Senate Bill 1821 would create a refundable tax credit of up to $1,000 for renters who pay more than 35 percent of their gross income on rent. According to Senate Democrats, both bills cleared the committee on March 5.

The legislation follows a new study showing New Jersey lags behind national averages in affordable housing construction. According to the National Association of Home Builders and Wells Fargo Housing Opportunity Index, just 600 affordable apartments were built in New Jersey during 2024. That represents 6.5 percent of all new units in the state. Nationally, affordable units comprise 12.6 percent of new apartment construction.

Singleton cited the disparity in pressing for committee action. The Burlington County Democrat has represented the 7th Legislative District since 2018.

The deduction expansion under S-1759 applies to the Property Tax Deduction Act. Current law allows tenants to deduct 18 percent of lease payments during the tax year. The measure would raise that threshold to 30 percent. The credit increase from $50 to $250 marks a fivefold expansion.

S-1821 targets cost-burdened tenants directly. Occupants paying more than 35 percent of income on housing would qualify for the refundable credit. The maximum benefit would reach $1,000.

The committee also considered separate legislation addressing algorithmic pricing software. That measure would treat algorithmic pricing as an antitrust violation.

New Jersey faces persistent affordability pressures across its residential market. The state has ranked among the most expensive jurisdictions for tenants nationally. The 600 affordable units built in 2024 represent a marginal addition to existing stock.

The measures now proceed to the full Senate for consideration. The Assembly has not introduced companion legislation as of publication. Governor Mikie Sherrill has not taken a public position on the measures.

Republican legislators have not issued statements on the committee vote. The Senate Community and Urban Affairs Committee includes five Democrats and three Republicans.

Fiscal impact estimates remain unavailable. The Department of Treasury has not published cost projections for the expanded credits. The $250 benefit under S-1759 and $1,000 benefit under S-1821 would reduce state revenue if utilization rates match projections.

The NAHB/Wells Fargo study defines affordable units based on median income thresholds for the metropolitan area. The 6.5 percent figure encompasses all new multifamily construction statewide.

The committee advancement represents procedural progress for the Singleton package. Floor passage would require 21 votes in the 40-member chamber. Assembly concurrence and gubernatorial signature would follow.

Sources

• NJ Senate Democrats press release, March 5, 2026 

• NJ Legislature website—Senator Troy Singleton biography

• NJ Legislature website—Committee composition 

• NJ Constitution—Senate voting thresholds