NJ’s Structural Integrity Law (S2760): What Board Members Need to Know
If it feels like New Jersey keeps adding “just one more requirement” for community associations, you’re not imagining it. But the Structural Integrity and Reserve Funding law isn’t about paperwork for paperwork’s sake — it’s about preventing the kind of deferred maintenance disasters that no board ever wants tied to its name.
The good news? Boards don’t need to memorize legislation or become engineers. You just need to understand what’s now required, what’s changed, and how to stay compliant without chaos.
1. Inspections are no longer optional for certain buildings
Some New Jersey communities are now required to complete formal structural integrity inspections performed by licensed professionals.
If your association qualifies as a “covered building,” the state expects periodic evaluations of key structural components — things like load-bearing elements, balconies, façades, and parking structures.
2. Reserve studies are now mandatory (and more detailed)
Most associations are now required to have a current reserve study prepared by a qualified professional.
That study must:
Look at least 30 years ahead
Identify major repair/replacement components
Include a funding plan, not just a list of future expenses
If your association hasn’t completed a reserve study in the last five years, chances are you’re already behind.
3. Underfunded reserves can no longer be ignored
The law doesn’t require associations to be fully funded overnight, but it does expect boards to:
Understand their funding position
Make informed decisions
Document why they chose a particular funding path
In other words, “We didn’t want to raise fees” is no longer a sufficient explanation. Boards must be able to show their work when it comes to reserve decisions.
4. These requirements affect budgets, fees, and owner communication
Inspections cost money. Reserve funding affects monthly assessments. And owners will ask questions - lots of them.
This law increases the need for:
Clear financial planning
Transparent communication
Well-documented board decisions
How you communicate these changes matters almost as much as the changes themselves.
5. This is ongoing, not one-and-done
Inspections repeat. Reserve studies update. Funding plans evolve.
Boards that treat this as a single project will find themselves scrambling again in a few years.
Compliance requires systems, not just reactions.
Garfield helps boards stay compliant without living in spreadsheets
This law rewards boards who run their community like a business. Garfield is built for exactly that:
Compliance calendar + deadline management: We track reserve study cycles, inspection milestones, and “you-don’t-want-to-miss-this” dates - then bring them to the board before they become emergencies.
Vendor sourcing you can defend: We help procure qualified reserve specialists/engineers, run competitive bids, and keep the selection process clean and well-documented.
Project management for inspections and follow-ups: Scheduling, access coordination, owner communications, report intake, and next-step planning - handled end-to-end.
Budgeting and funding strategy support: We translate reserve study outputs into practical budgets and explain options clearly (so owners understand why the numbers are changing, not just that they are).
Owner communication that reduces pushback: The fastest way to lose a room is to surprise it. We build communication plans that set expectations early and keep the message factual and calm.
If your community is trying to figure out whether you’re a “covered building,” whether your reserve study is compliant, or how to plan funding without starting a neighborhood civil war, Garfield is the partner that brings structure, tech, and steady leadership to the process—while your board gets to be a board, not a compliance department.