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08/2021 - New Form: Buyers' Waiver of Inspection and/or Appraisal
  • New Jersey REALTORS® has developed the Buyers' Waiver of Inspection and/or Appraisal form to protect brokers and their owners, officers, directors, and salespersons against claims resulting from the buyers' decision to waive the inspection, appraisal or other contingency or right, including but not limited to any claim regarding any condition of the property that an inspection may have revealed and regarding the value of the property that an appraisal may have provided. The inspection and appraisal contingencies are used to protect home buyers in a transaction. This form is not mandatory but it is recommended to be used should the Buyer decide to waive any contingencies
  • Date on the bottom is 07/2021
06/2021 - Updated Forms: Hold Harmless & Release Forms Regarding COVID-19
  • Buyers'/Tenants' Hold Harmless & Release Regarding COVID-19
  • Sellers'/Landlords' Hold Harmless & Release Regarding COVID-19
  • Broker Open House Hold Harmless & Release Regarding COVID-19

The Hold Harmless and Release Regarding COVID-19 forms for Sellers and Landlords, as well as for Buyers and Tenants, each have been combined and there now is one form for Buyers/Tenants and one form for Sellers/Landlords. These forms have been streamlined and are more user friendly. For example, the new Seller/Landlord form only has to be signed once by the Seller/Landlord for their listed property rather than them having to sign a new form every time a new Buyer or Tenant visits the property.

The same holds true for the Buyers'/Tenants' Hold Harmless. A Broker only will have to have one form signed by the Buyer or Tenant and that form will cover all the "properties" that the Buyer or Tenant will visit rather than having a new form signed for each property.

The Broker Open House Hold Harmless and Release has also been updated and streamlined to cover multiple open houses that a Broker may hold for a Seller and that a Buyer's Agent may attend for the property.

It is recommended that the COVID-19 Hold Harmless forms be used for the foreseeable future since people still are carrying and can catch COVID-19. The form therefore continues to protect real estate licensees, buyers and sellers, as well as tenants and landlords, from a claim about having caught COVID-19 during a showing.

The date on the bottom of the new forms is 6/2021.

01/2021 - New Form: NJ REALTORS® Open Public Records Act Notice to Buyers
  • New Jersey REALTORS® Open Public Records Act Notice To Buyers, explains to buyers that they can obtain documents relating to a property under OPRA. It also includes examples of documents that a buyer may want to request, such as open and closed permits, documents about variances, code citations, inspections, certificate of occupancy, a list of off-site conditions that may affect the value of the property and ordinances indicating if the property is in an air safety zone.
  • Buyers' agents must be aware that there is potential Consumer Fraud Act ("CFA") liability for buyers' agents who obtain information on behalf of buyers that proves to be false or misleading. This would include responses to a request for documents about a property under the New Jersey Open Public Records Act ("OPRA") that a buyers' agent provides to buyers that turns out to include incorrect information. It is best to have the buyer obtain such documents but, if you obtain any information on behalf of a buyer, be very careful to ensure that it is accurate.
Past Updates
10/2020 - Revisions to Form 118: NJ REALTORS® Contract of Sale
  • Section 1, addition of "Qualifier", (if the Property is a condominium).
  • Section 20, removal of Trinca Airport, Green Township due to the closure of the airport.
  • Date on the bottom is 10/2020
10/2020 - New Form #142: NJ REALTORS® Seasonal Residential Lease
  • For use with a term of less than 125 day in length and provided the tenant has a permanent residence elsewhere
  • Date on the bottom is 10/2020.
09/2020 - Revisions to Form 125: NJ REALTORS® Residential Lease
  • Section 23: PETS
  • Section 45: NEW MULTIPLE DWELLING RENT CONTROL/LEVELING EXEMPTION
    Notice to Tenant Regarding New Multiple Dwelling Rent Control/Leveling Exemption. This Notice will auto populate if the box is checked in Section #45 of the Lease.
  • Section 46: ADDENDA
    Addendum Permitting Pets
  • Date on the bottom is 09/2020
08/2020 - New Form: Broker Open House Hold Harmless and Release Regarding COVID-19
  • This form is for use when a Broker holds an in-person open house for real estate licensees.
  • Date on the bottom is 07/2020
07/2020 - Form Update: Sellers' & Buyers' Hold Harmless & Release Regarding COVID-19
07/2020 - Form Update: Landlords' & Tenants' Hold Harmless & Release Regarding COVID-19
  • Due to the State of New Jersey issuing an incoming travel advisory requesting that all individuals entering New Jersey from states with a significant spread of COVID-19 quarantine for 14-days after leaving that state, Section 5 has been revised as follows
    ...travelled abroad or from a State listed at https://covid19.nj.gov from which New Jersey requests people to quarantine for 14 days upon arriving in New Jersey.
  • New date on the bottom of form is 7/2020
06/2020 - Form Update: Sellers' & Buyers' Hold Harmless & Release Regarding COVID-19
  • Section 1: The term "residential" was eliminated so the form also can be used for commercial transactions
  • New Section 3: Provides a background explanation that the broker is recommending a virtual tour as the safest way to view the property
  • Section 5. Includes a provision to allow Buyers and Sellers to identify any person who would be an exception to the representation about COVID-19
  • Section 6. Adds language that the reason for the hold harmless is because the Buyer and Seller decided to view the property in person
  • New date on the bottom of form is 6/2020
06/2020 - Form Update: Landlords' & Tenants' Hold Harmless & Release Regarding COVID-19
  • Section 1: The term "residential" was eliminated so the form also can be used for commercial transactions
  • New Section 3: Provides a background explanation that the broker is recommending a virtual tour as the safest way to view the property
  • Section 5. Includes a provision to allow Tenants and Landlords to identify any person who would be an exception to the representation about COVID-19
  • Section 6. Adds language that the reason for the hold harmless is because the Tenant and Landlord decided to view the property in person
  • New date on the bottom of form is 6/2020
04/2020 - New Form: Release By Buyer/Tenant Regarding a Virtual Showing of Property
  • This form is for use where a buyer or tenant purchases or rents a property without physically visiting, relying only on a virtual showing and materials.
04/2020 - New Form: Landlords' & Tenants' Hold Harmless & Release Regarding COVID-19
03/2020 - New Form: Sellers' & Buyers' Hold Harmless & Release Regarding COVID-19
  • Per Governor Murphy's March 30 clarification to Executive Order 107, "REALTORS® can operate and show houses to a prospective buyer on a 1-on-1 basis or with the buyer's immediate families. Open houses still should not be held."
03/2020 - New Addendum Regarding Coronavirus for Seasonal Leases
  • This Addendum is for members to attach to and make a part of their seasonal lease.
03/2020 - New Addendum Regarding Coronavirus for Form 118: Contract of Sale
  • As with all the other Addenda to the New Jersey REALTORS® Standard Form of Real Estate Contract that are provided by the New Jersey REALTORS®, you only should use the Addendum Regarding Coronavirus as part of the sales contract you prepare prior to the buyers and sellers signing. If buyers or sellers express an interest in having a coronavirus addendum after the contract has been signed, you should advise them to consult an attorney to prepare the addendum.
03/2020 - Revisions to Form 118: NJ REALTORS® Contract of Sale
  • REVISED-Section 42: ADDENDA-Statewide New Jersey REALTORS® Standard Form of Real Estate Sales Contract, Form #118 has been revised to include Coronavirus.
  • Additional language in Section 3 (D) IF Performance by Buyer is Contingent upon obtaining a mortgage regarding 203(k) loans.
  • New date on the bottom of Form #118 is 3/20.
01/2020 - Revisions to Form 117: Owner's Confirmation of Receipt of Written Offer
  • Updated to include, "as soon as practical" pursuant to amended Standard of Practice 1-7:
    New Jersey REALTORS® is providing Form 117 as a member benefit. This is not a required form but it is an easy way to comply with the 2020 Code of Ethics, Standard of Practice 1-7 (amended 1/20) which requires that, "Upon the written request of a cooperating broker who submits an offer to the listing broker, the listing broker shall provide, as soon as practical, a written affirmation to the cooperating broker stating that the offer has been submitted to the seller/landlord, or a written notification that the seller/landlord has waived the obligation to have the offer presented."
    You are free to choose the form or manner in which you provide that written affirmation or notification, e.g., by email, text or other means.
  • New date on the bottom of the form is 01/2020
12/2019 - Revised Addendum Regarding Condominium/Homeowner's Associations
  • New Section (E) Inspections, has been added
  • New date on the bottom of the form is 12/2019
10/2019 - Forms Update
  • Addendum Regarding Solar Panel Systems
    An Addendum Regarding Solar Panel Systems is now available to be used with the New Jersey Realtors® Standard Form of Real Estate Sales Contract, Form #118
  • Addendum Regarding Swimming Pools
    An Addendum Regarding Swimming Pools is now available to be used with the New Jersey Realtors® Standard Form of Real Estate Sales Contract, Form #118
  • Seller's Property Condition Disclosure - Form #140
    To help address Solar Panel Systems, a new section, "Solar Panel Systems" has been added as the last section on the Seller's Property Condition Disclosure, Form #140. The new date on the bottom of the form is 10/19
  • Sales Contract - Form #118
    Section 42, "ADDENDA" has been revised to include the Addendum Regarding Solar Panel Systems and the Addendum Regarding Swimming Pools. The new date on the bottom of the form is 10/19
08/2019 - Revisions to Form 118: NJ REALTORS® Contract of Sale
  • This is a point of clarification: The subheading, "A) Additional documents from lenders or other property owners" was deleted and "Lender or other property owner has been changed to "if seller requests"
  • "for a property it owns" has also been removed and "contained in such document" has been inserted
  • The new date on the bottom of the form is 8/19
08/2019 - New Sales Contract for Vacant One-Family Residential Lots

There is a new form added to the New Jersey REALTORS® Library of Forms: Form 141, Sales Contract for Vacant One-Family Residential Lots.


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FAQs

Why is NJ REALTORS® switching forms platform vendors?

We strive to provide the best programs and services for our members. At the 2015 National Association of Realtors® Annual Convention, NAR leadership announced an exciting new partnership with zipForm, a company that is REALTOR® owned, to offer their forms platform as a free member benefit to all 1.1 million NAR members.

How does this affect me?
What features/upgrades are included in this offering?

Below are features included free for all New Jersey REALTORS® members:

  • zipForm Plus - Online Forms Platform
  • zipForm Digital Ink - Unlimited E-Signatures
  • zipTMS - Transaction Management System

And for brokers:
  • zipForm Plus Broker Team - Brokerage Management Features (coming soon)

How do I access the new platform?
What if I paid for an upgrade to FormSimplicity?
What are the software requirements?