NJ A2838

Prohibits landlords from using credit scores or risk assessments when evaluating affordable housing applicants who hold state or federal housing subsidies, requiring instead individualized assessments of income, employment, payment history, and personal circumstances

Allows denial of subsidized tenants only if they failed to pay their tenant share of rent two or more times within the past three years while receiving subsidies, and only after an individualized review of circumstances

Creates a rebuttable presumption of creditworthiness for applicants who demonstrate ability to pay rent, have regular income history, and made good faith efforts to meet financial obligations despite insufficient income

Requires landlords to provide detailed written adverse action notices in English, Spanish, and other locally prevalent languages, specifying reasons for denial and findings on each required assessment factor

Mandates annual reporting to the Attorney General on application denials disaggregated by race, ethnicity, sex, and disability status, and authorizes the Division on Civil Rights to freeze rental units pending investigation of complaints