Overview: Are Short-Term Rentals Allowed in Bridgewater?

No. Short‑term rentals are prohibited in Bridgewater Township.

• Explicit prohibition: It is unlawful for any owner, lessor, sub‑lessor, principal, partner, shareholder, agent, employee, representative, or other person or entity to receive or obtain consideration for soliciting, advertising, offering and/or permitting any Dwelling Unit to be occupied for a period of thirty (30) days or less. (Bridgewater Township Code, Chapter 152, § 152-1).
• Advertising prohibition: It is unlawful to advertise, by any means, any action in violation of Chapter 152. “Advertise” is defined broadly to include solicitation, promotion, and communications used to market rentals for consideration that violate the chapter. (§ 152-2).
• Exceptions: Rentals in township‑approved hotels, motels, and bed and breakfasts are not considered short‑term rentals. Rental periods longer than thirty (30) days are lawful. Month‑to‑month tenancies are lawful. (§ 152-1).
• Enforcement: The ordinance is enforced by the Police Department, Building Code Official, Fire Official, Health Department, and other code officials; violators may be summoned to Municipal Court. Violations are declared a public nuisance, and each day of violation is a separate offense. Maximum civil penalty: up to $2,000 per violation. (§ 152-3).
• Context: The prohibition applies township‑wide under Chapter 152; earlier draft proposals and council discussions considered narrower “stop‑gap” measures (e.g., focusing only on the R‑50 zone), but the adopted ordinance prohibits short‑term rentals of 30 days or less across the township.

Note: Long‑term rentals (31 days or more) and month‑to‑month leases remain permissible under the ordinance.

How to Operate in This Market

• Focus on compliant rental strategies:
  • Market to extended stays (31 days or more).
  • Offer month‑to‑month tenancies if appropriate.
  • If a property is near Bridgewater but outside municipal boundaries, verify the host municipality’s rules before listing; regulations vary widely across New Jersey.
• Do not solicit, advertise, or operate short‑term rentals for stays of 30 days or less in Bridgewater. Violations can trigger enforcement and fines.
• Maintain standard landlord compliance for longer tenancies: fair housing rules, lead‑based paint disclosures (for properties built before 1978), habitability and code standards, security deposit rules, and state tax compliance for rental income.
• Consider business structure and insurance:
  • General liability coverage appropriate for your rental activities (e.g., $500,000+ commonly requested in other NJ municipalities) is a prudent risk management measure even where not required.
  • Consider legal counsel or municipal consultation if contemplating an arrangement that might challenge the “30‑day” threshold (e.g., “revolving” short‑term stays).

Required Documents, Permits, Licenses, and Guidelines

Bridgewater currently does not issue permits or licenses for short‑term rentals because rentals of 30 days or less are prohibited.

For extended‑stay or month‑to‑month operations:

• Property ownership verification (e.g., deed, tax bill).
• Standard lease agreements and disclosure forms.
• Lead‑based paint disclosure (pre‑1978 properties).
• Certificates of insurance (general liability and property).
• Township, county, and state tax registrations where applicable.
• Evidence of compliance with Building, Fire, and Health codes (as applicable to any housing units).

No specific STR registration, inspection, or “good neighbor” rules exist for Bridgewater at this time due to the ban.

Specific Regulations: City, County, and State

City of Bridgewater

• Short‑Term Rentals prohibited: It is unlawful to rent or allow occupancy of any Dwelling Unit for 30 days or less. (§ 152-1)
• Advertising prohibition: Advertising such short‑term rentals is prohibited. (§ 152-2)
• Enforcement and penalties: Multiple enforcement agencies may act; violations are a public nuisance; fines up to $2,000 per violation; each day is a separate violation. (§ 152-3)
• Exceptions: Hotel/motel/B&B stays approved by the township; rentals longer than 30 days; month‑to‑month tenancies. (§ 152-1)

Somerset County

• The documents reviewed do not indicate county‑level STR regulations specific to Bridgewater investors. County ordinances or health and safety codes may apply generally (e.g., property maintenance, public health), but no county STR registry or permit scheme is presented in the sources.

State of New Jersey

• State‑level STR framework varies by municipality; New Jersey is a home‑rule state. Many cities impose permit/registration, safety, and insurance requirements, and collect taxes. Common elements across larger NJ cities include:
  • Permit/registration (often annual) with proof of primary residence and/or owner authorization.
  • Minimum liability insurance (commonly $500,000).
  • Safety inspections and local 24/7 contact requirements in some municipalities.
• Taxes:
  • Sales Tax: 6.625% applies to short‑term rentals.
  • New Jersey’s Hotel and Motel Occupancy Tax (HMOT) of 3.625% has been suspended. The Division of Taxation confirms that HMOT does not currently apply; only Sales Tax is due for STRs. This status has been in effect since mid‑2023 and remains current as of late 2025.

Important distinction: These state‑level and municipal examples are provided for context only. Bridgewater prohibits short‑term rentals entirely; no local permit or tax regime applies because STRs under 31 days are unlawful.

Local Authority Contact Information

Bridgewater Township

• Police Department (primary enforcement and summons authority under Chapter 152): Phone and email not provided in the documents reviewed.
• Building Code Official / Building Department: Phone and email not provided in the documents reviewed.
• Fire Official / Fire Department: Phone and email not provided in the documents reviewed.
• Health Department: Phone and email not provided in the documents reviewed.
• Township Council / Municipal Court: Municipal Court issues summons and adjudicates violations. Hearing schedule and procedures are not provided in the documents reviewed.
• Website: Bridgewater Township official site (www.bridgewaternj.gov). Direct STR/Code enforcement email/phone not available in the provided sources.

Given the limited contact details in the provided materials, investors should reach out via the township website to obtain the correct department phone numbers and emails for Building, Fire, Health, and Police for enforcement inquiries.

Source Pages (Links)

• Chapter 152: Short‑Term Rentals – Township of Bridgewater (ordinance text): www.bridgewaternj.gov/wp-content/uploads/2023/11/23-17-Short-Term-Rentals.pdf
• Patch: “Bridgewater Airbnb, Short‑Term Rental Ordinance Is A ‘Stop Gap Remedy’”: patch.com/new-jersey/bridgewater/bridgewater-airbnb-short-term-rental-ordinance-stop-gap-remedy
• Patch: “Bridgewater’s Crackdown On Airbnbs, Short‑Term Rentals Needs More Work”: patch.com/new-jersey/bridgewater/bridgewaters-crackdown-airbnbs-short-term-rentals-needs-more-work
• MyCentralJersey: “Bridgewater struggling with Airbnb, short‑term rental crackdown ordinance. Here’s why”: www.mycentraljersey.com/story/news/local/somerset-county/2023/09/25/airbnb-rules-nj-bridgewater-somerset-county/70929923007/
• Hostaway: “Airbnb Rules in New Jersey”: www.hostaway.com/blog/airbnb-rules-in-new-jersey/
• Skift: “Short‑Term Rentals and a Tax Break”: skift.com/2023/08/08/short-term-rentals-and-a-tax-break/

Practical takeaway for STR investors: Do not list or operate a short‑term rental (≤30 days) in Bridgewater. To participate in this market, structure offerings as long‑term or month‑to‑month tenancies, maintain full compliance with all housing and tax regulations, and avoid any marketing or operational steps that imply or constitute short‑term occupancy.