Questions we are asked.

Since August 1, 2024, sellers of residential property in New Jersey complete a Seller's Property Condition Disclosure Statement, the form published by the Division of Consumer Affairs, including its Flood Risk Addendum, and the brokerage must obtain it signed. You answer to the best of your knowledge. For a home built before 1978, federal law adds a lead-based paint disclosure with a pamphlet, your known information and any reports, and a ten-day period for the buyer to test.^1,2

Seller

A state fee paid by the seller when the deed is recorded, calculated on the consideration stated in the deed. Reduced rates apply for qualifying senior, blind or disabled sellers. Your attorney calculates the exact figure at closing from the state's schedule.³

Seller

Yes, and since July 10, 2025 it is the seller's. The former one percent fee paid by the buyer became a Graduated Percent Fee imposed on the seller: one percent of the total price when the sale is over one million and up to two million, two percent up to two and a half million, two and a half percent up to three million, three percent up to three and a half million, and three and a half percent above that.⁴

Seller

For a one- or two-family house, a Certificate of Smoke Alarm, Carbon Monoxide Alarm and Portable Fire Extinguisher Compliance, obtained by the owner from the local fire official before the sale. In Jersey City the Fire Prevention Bureau issues it. It is not transferable, and a new application is needed if the sale does not happen within six months. Condominium units follow the building's own compliance.^5,6

Seller

A reply within one business day from a partner, not a form. We look at what actually sold near you in the last few months, what is listed now, and what your home has that those did not, and we send a range with the reasoning. If you want it in person, Joey, our Pricing Strategy Advisor, walks the comparables with you. Your information is not shared or sold.

Seller

Yes. Since August 17, 2024, an agent must have a written agreement with a buyer before touring a home with them, in person or by live video. New Jersey separately requires brokerages to enter into a brokerage services agreement in residential transactions and to state in writing which relationship they have with you: seller's agent, buyer's agent, disclosed dual agent, designated agent or transaction broker.^7,1

Buyer

A clause required in New Jersey residential contracts prepared by a real estate licensee. For three business days after the signed contract is delivered to both sides, either side's attorney may review it and cancel it by notifying the brokers and the other party. Saturdays, Sundays and legal holidays do not count. If no attorney disapproves, the contract is binding as written. The parties may agree in writing to extend the period.⁸

Both

The contract gives you the right to have one review it, and the cover of the contract says so in capitals. Whether you use that right is your decision. In our transactions the attorneys for both sides exchange a rider during attorney review and then run the closing with the title company. If you do not have one, ask us for names.⁸

Both

It is negotiated. Since August 17, 2024, offers of compensation to a buyer's agent are no longer allowed on the MLS, broker fees are not set by law and are fully negotiable, and agents must say so in writing. A seller may still offer concessions on the MLS, such as help with a buyer's closing costs, and a buyer's offer may ask the seller to cover part of their agent's fee. We treat that as a term and price it against the rest of the offer.⁷

Both

Jersey City has five local historic districts: Hamilton Park, Harsimus Cove, Paulus Hook, Van Vorst Park and West Bergen-East Lincoln Park. Inside them, new construction, rear yard and rooftop additions and demolitions go to the Historic Preservation Commission for a Certificate of Appropriateness. Rehabilitation, restoration, maintenance and repairs are usually approved by staff under a Certificate of No Effect. For a buyer it means the block stays the block; for a seller it means a restored facade and cornice are an asset the next owner cannot easily undo.⁹

Both

Jersey City bills property tax quarterly, due February 1, May 1, August 1 and November 1. At closing the current quarter is prorated between seller and buyer to the day of the deed, and your attorney settles it on the closing statement. The annual tax shown on our listings is the figure from the listing at the time.¹⁰

Both

The buyer hires a home inspector licensed by New Jersey's Home Inspection Advisory Committee, within the Division of Consumer Affairs, and inspects within the window the contract sets after attorney review. The report goes to the buyer; items the buyer wants addressed come to the seller through the attorneys as a request for repairs, a credit, or both. The seller's disclosure statement and the inspection report are read together.^11,12

Both