New Jersey Administrative Code
Title 5 - COMMUNITY AFFAIRS
Chapter 43 - NEIGHBORHOOD PRESERVATION BALANCED HOUSING PROGRAM
Appendix M
Current through Register Vol. 56, No. 18, September 16, 2024
Balanced Housing Green Building Requirements
1. Siting and Land use
- Follow smart growth principles as set forth in the State Development and Redevelopment Plan.
- Where feasible, site new construction to optimize passive solar strategies, including orienting the building with respect to the sun's relationship to the site.
- Distribute proper energy efficient windows in appropriate placement.
- Include passive shading such as suitable overhangs, awnings and/or deciduous trees.
2. Indoor Air Quality
- During construction, completely seal forced air duct and HVAC equipment openings with plastic film and tape until after final cleaning of unit. If ducted system is used for construction heating, install MERV 8 filters on all return grills for duration of construction to contain dust.
- Utilize products that produce low volatile organic compound low paints, sealants, and adhesives in all interior applications.
- Install encapsulated batts when utilizing fiberglass insulation between joists of accessible basement ceiling to reduce dust and increase thermal performance.
- Install pleated furnace filters for forced air systems to trap allergens.
- Install durable, healthy flooring in units such as bamboo, cork, linoleum, etc.
3. Energy Efficiency
- All units must adhere to current New Jersey Energy Star Certification requirements.
- All Appliances must be Energy Star certified.
- Install one Energy Star lighting fixture in each occupied room in unit.
4. Resource Efficiency
- Develop and submit plan and protocol to properly sort and dispose of construction waste material separate from recycled material. Establish a system for daily collection and separation of materials designated to be recycled including at a minimum, concrete, metals, wood, recyclable plastics, bottles and cardboard. Plan must also include the percentage of construction and the percentage of demolition that will be recycled waste.
- Contractor must include in each subcontract the requirement to sort the above materials and dispose of each in the designated container or debris pile. Recycling areas shall be clearly marked to avoid co-mingling of materials.
- Recycling--For rental properties, provide a plan for the recycling of household (single family/townhouse) or individual unit (multifamily all types) recyclables (glass, plastic, metals, paper).
5. Water Efficiency
- Fixtures must include the following standards:
| Bathroom faucets | 0.5 gpm bath aerators |
| Showerheads | 2.0 gpm (flow rate is typically reduced |
| by flow restriction or aeration) | |
| High Efficiency Toilets | < /= 1.3 gallons per flush toilets |
| Washing machines located in common areas of multi-family units must be | |
| front-loading horizontal axis. | |
| Water efficient landscaping | |
| Turf: Select a type of grass that can withstand low rainfall periods | |
| and become dormant during hot, dry summer conditions. Turf no more than | |
| 50 percent of the landscaped area. If installing plants as an alternative, | |
| or in addition to turf areas, utilize native and/or drought resistant | |
| plants with either drip irrigation or no irrigation. | |
| Irrigation: Install irrigation system controllers such as rain or soil | |
| moisture sensors or use a weather driven programming system. Use high | |
| efficiency nozzles and pressure regulating devices to maintain optimal | |
| pressure and prevent misting. Consider collected rainwater as an alternative | |
| source of irrigation water. | |
6. Building Durability and Moisture Protection
- Install window flashing to avoid moisture penetration.
- Provide exterior wall drainage plane using building paper, housewrap or layered water resistant sheathings (rigid insulation or a foil covered structural sheathing) with seams taped or sealed.
- Where lot lines permit, design roof to include 18 inch minimum roof overhangs which are measured on horizontal from vertical wall to fascia.
- Roof gutter system downspouts shall discharge water at least three feet from the foundation.
- For pitched roofs, install 30-year or more roof shingles, for flat roofs, install 20-year shingles.
Resource Guides
New Jersey DCA Green Homes Guidelines
New Jersey Clean Energy Program at http://www.njenergystarhomes.com
Energy and Environmental Building Association at http://www.eeba.org
FORM OF MORTGAGE SECURING PAYMENT OF RECAPTURE NOTE IN FAVOR OF THE STATE, REQUIRED BY SECTION 5:80-26.5(c)
State of New Jersey
Department of Community Affairs
Affordable Housing Program
Repayment Mortgage
To Secure Payment of Amounts Due
Upon First Non-Exempt Sale
After Expiration of Control Period
THIS MORTGAGE, made on this the ...... day of ......., 20...... by and between ......., (the "OWNER") and THE STATE OF NEW JERSEY, acting by and through its Commissioner of the Department of Community Affairs (the "STATE"), in connection with the property described herein (the "PROPERTY");
Article 1. REPAYMENT MORTGAGE NOTE
In consideration of value received, the Owner has signed a Recapture Mortgage Note (the "Note") dated ....... The Owner promises to pay to the State amounts due under the Repayment Mortgage Note, and to abide by all obligations contained therein.
Article 2. MORTGAGE AS SECURITY FOR AMOUNT DUE
This Mortgage is given to the State as security for the payment required to be paid upon the first non-exempt sale of the Property, as provided under the rules of the New Jersey Housing and Mortgage Finance Agency set forth in 5:80-26.1 et seq.
Article 3. PROPERTY DESCRIPTION
All of the land and improvements thereon located in the municipality of ...... in the County of ......., State of New Jersey (hereinafter the "Property"), described more specifically as Block No. ... Lot No. ..., and known by the street address:
.............................
.............................
Article 4. RIGHTS GIVEN TO STATE
The Owner, by mortgaging the Property to the State, gives the State those rights stated in this Mortgage, and all the rights the law gives to the State under Uniform Housing Affordability Controls, which are found in New Jersey Administrative Code at Title 5, chapter 80, subchapter 26 ( 5:80-26.1, et seq). The rights given to the state are covenants running with the land. The rights, terms and restrictions in this Mortgage shall bind the Owner and all subsequent purchasers and owners of the Property, and the heirs and assigns of all of them. Upon performance of the promises contained in Note and Mortgage, the State will prepare and deliver to the then current owner of record a quitclaim deed or other document of release.
Article 5. DEFAULT
The State may declare the Owner in default on this Mortgage and on the Note if:
| 1. | The Owner attempts to convey an interest in the Property without |
| giving prior written notice to the State; | |
| 2. | The ownership of the Property is changed for any reason other than |
| in the course of an exempt sale; | |
| 3. | The Owner fails to make any payment required by the Note; |
| 4. | The holder of any lien on the Property starts foreclosure |
| proceedings; or | |
| 5. | Bankruptcy, insolvency or receivership proceedings are commenced by |
| or against the Owner. |
Article 6. STATE'S RIGHTS UPON DEFAULT
If the State declares that the Note and this Mortgage are in default, the State shall have all of the rights given by law or set forth in this Mortgage.
Article 7. NOTICES
ALL NOTICES MUST BE IN WRITING AND PERSONALLY DELIVERED OR SENT BT CERTIFIED MAIL, RETURN RECEIPT REQUESTED, TO THE ADDRESSES GIVEN IN THIS MORTGAGE. ADDRESS CHANGES MAY BE MADE UPON WRITTEN NOTICE, MADE IN ACCORDANCE WITH THIS ARTICLE 7.
Article 8. NO WAIVER BY STATE
The State may exercise any right under this Mortgage or under any law, even if the state has delayed in exercising that authority, or has agreed in an earlier instance not to exercise that right. The State does not waive its right to declare the Owner is in default by making payments or incurring expenses on behalf of the Owner.
Article 9. EACH PERSON LIABLE
The Mortgage is legally binding upon each Owner individually and all their heirs, assigns, agents and designees who succeed to their responsibilities. The State may enforce any of the provisions of the Note and of this Mortgage against any one or more liable individual.
Article 10. SUBORDINATION
This Mortgage will not be subordinate, and will not be subordinated by the State, to any mortgage, refinancing, equity loan, secured letter of credit, or any other obligation secured by the Property, except with respect to (a) any such obligation which was duly recorded prior to the recording hereof, and (b) any such obligation which, when added to all other such obligations recorded against the Property, shall result in total debt secured by the Property being an amount less than the maximum resale price that would be applicable were the Control Period still in effect.
Article 11. SUBSEQUENT OWNERS
This Mortgage shall not be released, with respect to any subsequent owner who acquires the property through an exempt transfer unless the transferee shall execute a note and mortgage in the form of the Note and this Mortgage, and the same has been duly recorded.
Article 12. AMENDMENTS
No amendment or change to the Note and this Mortgage may be made, except in a written document signed by both parties and approved by the administrative agent appointed pursuant to 5:80-26.1 et seq.
Article 13. SIGNATURES
By executing this Mortgage on page 3, hereof, the Owner agrees to all of its terms and conditions.
Article 14. ACKNOWLEDGEMENT
The Owner acknowledges receipt of a true copy of this Mortgage, at no charge to the State.
IN WITNESS WHEREOF, the Owner(s) has executed this Mortgage for the purposes stated herein.
| ATTEST: | |
| By: | ...................... |
| Signature | |
| of (Owner) | |
| Signature | |
| (Co-Owner) | |
| STATE OF NEW JERSEY | ) |
| ) | ss: |
| COUNTY OF ........................... | ) |
BE IT REMEMBERED, that on this the ...... day of ......., 20...... the subscriber ...... appeared personally before me (If more than one person signed the foregoing mortgage and appeared before me, the words "the subscriber" and "the Owner" shall include all such persons) and who, being duly sworn by me, deposed and made proof to my satisfaction (i) that he/she is the Owner named in the foregoing mortgage and (ii) and that he/she has executed said mortgage with respect to the Property and for the purposes described and set forth therein.
Sworn to and subscribed before me, ...... on the date set forth above.
| ....................................... |
| NOTARY PUBLIC |
