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On January 16, 2024, Governor Phil Murphy signed the New Jersey Data Privacy Law, P.L. 2023, c. 266. The law went into effect on January 15, 2025. Please click on this Frequently Asked Questions link to learn more about the new law and your rights under it.
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On January 8, 2024, Governor Murphy signed into law P.L. 2023, c. 237, which, among other things: amended the Contractors’ Business Registration Act (“CBRA,” formerly the “Contractors’ Registration Act”), N.J.S.A. 56:8-136 et seq., and created the “Home Improvement and Home Elevation Contractor Licensing Act,” N.J.S.A. 45:5AAA-1 et seq. For more information on the registration requirements for contractors and businesses under these laws, click here.
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On July 10, 2024, Governor Murphy signed into law the Real Estate Consumer Protection Enhancement Act, P.L. 2024, c.32, which, among other things, requires sellers of residential property located in New Jersey to use the "Seller's Property Condition Disclosure Statement" ("Disclosure Statement," questions 1 through 108).

Additionally, on July 3, 2023, Governor Murphy signed into law P.L. 2023, c.93, which, among other things, requires sellers of all real property located in New Jersey to make certain additional disclosures concerning flood risks on the "Disclosure Statement." On July 15, 2024, the Division published a "Flood Risk Addendum" to the Disclosure Statement (questions 109 through 117), which includes the additional disclosures concerning flood risks.

As a result of these two laws, effective August 1, 2024:
  • Sellers of residential property must complete the Disclosure Statement (questions 1 through 108). A copy of the Disclosure Statement is available here; and
  • All sellers of real property, both residential and non-residential, must complete the Flood Risk Addendum to the Disclosure Statement (questions 109 through 117). A copy of the Flood Risk Addendum is available here.

The Division has created an instruction sheet with additional information regarding the use of these forms. The forms linked above supersede any forms previously posted by the Division, including, but not limited to, the "Amended Disclosure Statement" posted on December 21, 2023.

Press Release


For Immediate Release:
September 29, 2015

Office of The Attorney General
John J. Hoffman, Acting Attorney General

Division of Consumer Affairs
Steve C. Lee, Acting Director

Bureau of Securities
Laura H. Posner, Chief
  For Further Information and Media Inquiries:
Jeff Lamm
(973) 504-6327

New Jersey Bureau of Securities Obtains $6.7 Million in Full Restitution for Investors Defrauded by Former Monmouth County Fire Chief; $800,000 Civil Monetary Penalty Also Assessed

View Consent Order

NEWARK – Vincent P. Falci (“Falci”) of Middletown, his wife, Donna Falci, also of Middletown, and their son, Vincent N. Falci, of Wall Township, and various investment companies that Falci created and operated, must collectively disgorge and pay $6.7 million in full restitution to defrauded investors as the result of legal action brought by the New Jersey Bureau of Securities. Falci also was assessed $800,000 in civil penalties and permanently barred from working in the securities industry in New Jersey.

Falci, a former fire chief with Monmouth County, and his companies committed multiple violations of the State’s Uniform Securities Law. Among other things, Falci – an unregistered agent – and his companies made false and misleading statements to 182 investors in connection with the sale of unregistered securities. Specifically, Falci created and provided investors with annual updates that purported to show that their money had primarily been invested in tax certificates as promised. In reality, the majority of money raised from investors was not invested in tax lien certificates, but was used toward the purchase of, among other things, seven homes by Falci and his wife, Donna. Only 3% of investors’ funds were actually invested in tax lien certificates.

“This judgment is a significant result for those investors who received false promises and invested in the Falci-controlled companies,” said Attorney General John J. Hoffman. “Funds that were originally diverted for personal use will now be returned back to investors and Vincent P. Falci will no longer be working in New Jersey’s securities industry as a result of the work of the Bureau of Securities.”

“This case illustrates the importance of performing due diligence,” said Steve Lee, Acting Director of the State Division of Consumer Affairs. “Unregistered persons or unregistered securities should raise a red flag for investors, and investors need to follow up by contacting the Bureau of Securities.”

“With fake annual reports and fictitious rates of return, the numbers didn’t add up for investors in Falci’s companies,” said Steve Lee, Acting Director of the New Jersey Division of Consumer Affairs. “This result should send a message that lies to investors and securities fraud will lead to serious consequences.”

In addition to making false statements regarding how much of investor funds had been invested in tax certificates, Falci promised investors a 7% rate of return based on fictitious previous year results.

“To attract investors to his fraudulent scheme – many of whom were firefighters and police officers – Falci promised a high rate of return. Any guarantee of investment results should be viewed with skepticism, especially in a low interest rate environment where lower rates of return are the norm,” said Laura H. Posner, Chief of the Bureau of Securities.

The investment companies and funds created and controlled by Falci included Saber Funds LLC; Saber Funds Distributors, LLC; Saber Asset Management, LLC; Fixed Term Government Fund, LLC; MSI Fund I, LLC; MSI Fund II, LLC; BWX Fund, LLC; Preferred Income Portfolio, I; Phoenix Equities, LLC; and Hallus Realty Group, LLC. Donna Falci was a part owner of Saber Asset Management, LLC and Saber Funds, LLC while son Vincent N. Falci was a part owner of Hallus Realty Group, LLC and Phoenix Equities, LLC.

If all terms of the Consent Order and Final Judgment are met, $217,500 of the $800,000 civil penalty will be suspended.

Rudolph G. Bassman, Chief of Enforcement, conducted the investigation on behalf of the Bureau and Amy G. Kopleton, Deputy Bureau Chief, oversaw the prosecution of this matter on behalf of the Bureau.

Deputy Attorneys General Victoria A. Manning and Isabella T. Stempler of the Securities Fraud Prosecution Section in the Division of Law represented the Bureau of Securities in this matter.

The Bureau can be contacted toll-free within New Jersey at 1-866-I-INVEST (1-866-446-8378) or from outside New Jersey at 973-504-3600.  The public is encouraged to visit the Bureau’s website at www.njsecurities.gov.

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Last Modified: 9/29/2015 1:04 PM