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On January 20, 2026, the Department adopted the REAL rule amendments, incorporating the August 2024 proposal and the July 2025 Notice of Substantial Change. The Coastal Zone Management rules, the  Freshwater Wetlands Protection Act rules, the Flood Hazard Area Control Act rules, and the Stormwater Management rules were significantly amended by this adoption and courtesy copies of these rules, incorporating the amendments, may be found on the WLM Rules page. 

[/vc_column_text][/vc_column][vc_column width=”1/3″][vc_btn title=”Copy of REAL Adoption (1/20/2026)” color=”info” size=”lg” align=”center” i_icon_fontawesome=”fa fa-solid fa-copy” css=”” button_block=”true” add_icon=”true” link=”url:https%3A%2F%2Fdeptest.nj.gov%2Fnjreal%2Fwp-content%2Fuploads%2Fsites%2F222%2Freal_adoption_courtesy.pdf|target:_blank”][vc_btn title=”Flood Hazard Area Technical Manual (1/20/2026)” color=”info” size=”lg” align=”center” i_icon_fontawesome=”fa fa-regular fa-file-pdf” css=”” button_block=”true” add_icon=”true” link=”url:https%3A%2F%2Fdeptest.nj.gov%2Fwlm%2Fwp-content%2Fuploads%2Fsites%2F108%2Fdownloads%2Ffha%2Ffh_044.pdf|target:_blank”][/vc_column][/vc_row][vc_row][vc_column][vc_separator border_width=”3″ css=””][/vc_column][/vc_row][vc_row][vc_column][vc_empty_space][/vc_column][/vc_row][vc_row][vc_column][vc_column_text css=””]

REAL Facts

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Nearly two-thirds of New Jersey’s coastline is at high, or very high, risk to coastal erosion.

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98% of our coastline is projected at medium, or very high risk, to sea- level rise.

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More than half a million acres of New Jersey land is highly vulnerable to coastal hazards.

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Current projections indicate as much as 4.4 feet of sea-level rise is likely by 2100.

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New Standards

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  • Ensures that buildings and infrastructure are built for today’s conditions and the structure’s lifetime.
  • Applies only to new development, redevelopment and substantial improvements to buildings.
  • Does not affect existing development.
  • Does not create “no build” zones.
  • Does not require structures to be elevated when doing so is impracticable.

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New Inundation Risk Zone

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Applies to:

  • Residential buildings ​
  • Critical buildings & infrastructure

 

Requires:

  • Inundation risk assessment
  • On-site alternatives analysis
  • Risk acknowledgment

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Exceptions for certain maintenance-related activities :
  • Safety or state of good repair improvements to roads
  • Public roadway projects that reach a “preferred alternative” before adoption of new standards
  • Minor drainage improvements

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New Climate-Adjusted Flood Elevation

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CURRENT: Roughly 16% of NJ lies in a FEMA-mapped floodplain

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PROPOSED: Adds more land area into tidal regulatory floodplain

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A Reform to Support Resilient Environments and Landscapes (REAL)

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REAL modernizes New Jersey’s environmental land use rules to respond to climate change by considering risks such as sea-level rise and chronic flooding, and to facilitate climate resilience by supporting green infrastructure and renewable energy.

[/vc_column_text][vc_column_text css=””]NJDEP has modernized land resource protection rules to better support New Jersey communities, residents, and businesses in building their resilience to sea-level rise, extreme weather, chronic flooding, and other impacts of our changing climate.

Almost two-thirds of New Jersey’s coastline is already at high or very high risk to coastal erosion and 98% of the coastline is projected at medium or very high risk to sea level rise. Over half a million acres of New Jersey land are highly vulnerable to coastal hazards.

REAL is part of the New Jersey Protecting Against Climate Threats (NJPACT) initiative directed by Governor Phil Murphy’s Executive Order 100 (Jan. 2020). Through amendments to existing land resource protection rules, REAL bolsters our resilience to the unavoidable impacts of climate change. REAL addresses sea-level rise, coastal storm surge, flooding, and stormwater management concerns while improving water quality, protecting natural resources, and streamlining permitting processes that will expedite resilient investments in New Jersey’s communities and economy.[/vc_column_text][vc_column_text css=””]

Key Points
  1. Adjusts Coastal Flood Hazard Areas to account for rising sea levels and attendant storm surge, extending jurisdictional area further inland, requiring higher first-floor elevations or floodproofing for buildings and higher roadways. ​
  2. Creates an Inundation Risk Zone to address risk for residential building and critical structures proposed in areas of permanent or daily inundation due to sea level rise.
  3. Improves water quality and reduce flooding by adding sound stormwater management practices in areas where stormwater is not adequately managed.
  4. Encourages nature-based solutions by working with nature to protect our communities and our resources.
  5. Supports renewable energy by balancing habitat conservation with novel infrastructure demands. ​
  6. Improves State alignment with FEMA’s National Flood Insurance Program (NFIP) about through clarifying amendments to the FHA rules.​
  7. Improves DEP permitting processes to better track authorizations and permits from start of construction to project completion.

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Rulemaking Principles:
  1. Increased protection against future flood inundation and damage from sea level rise and extreme storm events
  2. Protects critical facilities and infrastructure from the effects of climate change
  3. Restores water quality and reducing flooding across the state but especially in urbanized areas
  4. Increases resilience of land and water resources
  5. Plans for climate change
  6. Encourages designing with nature using nature-based solutions
  7. Encourages renewable energy
  8. Provides administrative process improvements

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