Overview: Are Short-Term Rentals Allowed in Hightstown?

Explicitly: Yes—Hightstown does not appear to have adopted any short-term rental–specific ordinances (e.g., registration, permit caps, minimum stay requirements, or a ban). A scan of the borough’s ordinance lists through 2025 and the online municipal code index shows no short-term rental regulations. As a result, short-term rentals are generally allowed to the extent they comply with underlying zoning (e.g., residential use, principal use), building and fire safety codes, and any deed restrictions or HOA rules that govern the property. State-level requirements (safety devices, taxation, and hotel/rooming-house statutes) still apply.

Important caveats:

• Public housing or Housing Authority units are subject to strict federal prohibitions on subletting and operating a business from the unit. If your property is part of the Hightstown Housing Authority or otherwise subject to deed-restricted affordability controls, short-term rentals are not permitted.
• If the property is part of a condominium or homeowners’ association, many boards restrict rentals under 30 days; verify and obtain any required approvals.
• Borough departments can change their interpretation or enforcement posture at any time. Contact the Construction & Zoning office to verify zoning and any local requirements before listing.

How to Start a Short-Term Rental in Hightstown

• Confirm zoning and use eligibility

  • Contact the Construction & Zoning Department to verify your parcel is zoned for residential use and that operating a short-term rental is an allowed principal use. If you plan to operate an STR within a multi-family building or mixed-use property, confirm that the use is permitted at that location and scale.
  • If the building or development is under an HOA/condo regime, obtain written confirmation that short-term rentals are permitted and any board approval process you must follow.

• Meet safety and habitability standards

  • Ensure working smoke alarms and carbon monoxide detectors are installed per state law (NJ Uniform Fire Code;see state section).
  • If you rent rooms individually in a boarding or rooming arrangement, the property must comply with the Hotel and Apartment House Act safety requirements (e.g., sprinkler and egress standards; see state section).
  • Confirm municipal fire prevention requirements (e.g., extinguishers, posted egress plans, inspection protocols) with the Fire Department.

• Insurance and risk management

  • Secure a landlord or commercial liability policy that explicitly covers short-term rentals and short-stay tenant exposures.
  • Review coverage limits and exclusions (e.g., property damage, guest injury, theft). Many carriers exclude short-term hosting or require an endorsement.

• Operations and compliance

  • Collect and remit the New Jersey 14% State Transient Occupancy Tax (TTB) on taxable rentals. Ensure your platform (Airbnb, VRBO) collects it for you or file/pay directly if hosting off-platform.
  • Maintain accurate guest logs and communications to evidence lawful transient occupancy. Avoid creating a de facto rooming house without meeting state safety standards.
  • Post house rules that reflect borough noise and nuisance ordinances. Monitor quiet hours and parking to prevent neighbor complaints and enforcement actions.

• Documentation and recordkeeping

  • Maintain a compliance file: zoning verification, insurance policies, safety device receipts/installation logs, guest communications, tax filings, and inspection records. This is critical if the borough adopts regulations later or if neighbors file complaints.

Required Documents, Permits, Licenses, and Guidelines

• Local

  • No STR registration or business license appears to be required at this time in Hightstown. However, if you undertake alterations or change occupancy in ways that trigger code issues (e.g., creating additional sleeping rooms without proper egress), you may need construction/zoning permits. Always confirm with the Construction & Zoning and Fire Prevention offices.

• State and federal

  • NJ Fire Safety requirements: Smoke detectors and carbon monoxide detectors (as applicable) and boarding/rooming house standards if renting individual rooms (NJ Uniform Fire Code; see “NJ Hotel and Apartment House Act,” below).
  • NJ State Transient Occupancy Tax: 14% of the room rental rate. File/pay as required by the NJ Division of Taxation. If you use a hosting platform, it generally collects and remits the tax for you.

Specific Regulations: City, County, and State

• City-level (Hightstown Borough)

  • No STR-specific municipal ordinances were found (zoning, permits, caps, or bans).
  • Standard zoning, building, fire, and noise/nuisance rules apply. Verify that your STR use conforms to the principal residential use allowed in your zoning district. Contact Construction & Zoning for parcel-specific guidance.
  • If your property is within the Hightstown Housing Authority footprint or subject to affordability/deed restrictions, subletting and commercial uses are prohibited.

• County-level (Mercer County)

  • No countywide short-term rental regulations identified.

• State-level (New Jersey)

  • NJ Hotel and Apartment House Act (N.J.S.A. 55:13B-1 et seq.). If your operation constitutes a “boarding house,” “rooming house,” or “hotel” (e.g., renting rooms individually for fewer than 90 days, with common facilities and services), you must comply with strict safety standards including:
    • Automatic sprinklers in every room and area.
    • Two means of egress, fire separations, and approved egress hardware.
    • Emergency lighting, illuminated exit signs, and marked egress routes.
    • Fire detection and alarm systems.
    • Annual inspections and certifications. Requirements are technical and property-specific; consult the state and your building/fire officials before renting individual rooms.
  • NJ Uniform Fire Code: Smoke alarms and CO detectors are required in residential dwellings and certain rental situations; ensure devices are installed, maintained, and in good working order.
  • NJ State Transient Occupancy Tax (TTB): 14% on room rentals for stays under 90 days. Platform bookings usually collect the tax automatically; if hosting off-platform, you must register and remit the tax directly to the NJ Division of Taxation.

Contact Information (Hightstown Borough)

• Construction & Zoning Department

  • Phone: (609) 490-5100 (general borough line; ask for Construction & Zoning)
  • Physical address: 156 Bank Street, Hightstown, NJ 08520
  • Official site (departments and code links): www.hightstownborough.com/
  • Borough Code (online): ecode360.com/HI1169
  • Forms & Permits: www.hightstownborough.com/forms-and-permits/

• Fire Prevention

  • Phone: (609) 448-1245
  • Official fire department site (local contacts and info): www.hightstownfire.org/

• Police Department (for noise/disturbance questions or enforcement coordination)

  • Phone: (609) 448-1234
  • Official police site: www.hightstownpolice.com/

• Borough Clerk

  • Phone: (609) 490-5100
  • Address: 156 Bank Street, Hightstown, NJ 08520

• New Jersey Division of Taxation (Transient Occupancy Tax)

  • Website: www.state.nj.us/treasury/taxation/
  • Note: Use the division’s “Tax Talk” or business registration and TTB guidance pages for current filing/payment instructions.

Links to Source Pages

• Hightstown Borough main site: www.hightstownborough.com/
• Borough Code (Hightstown eCode 360): ecode360.com/HI1169
• Hightstown Borough – Ordinances (archives and adopted ordinances): www.hightstownborough.com/ordinances/
• Hightstown Fire Department (contacts, local fire code info): www.hightstownfire.org/
• Hightstown Police Department (contacts, neighborhood issues): www.hightstownpolice.com/
• NJ Division of Taxation – Business Tax/TTB: www.state.nj.us/treasury/taxation/
• NJ Hotel and Apartment House Act (full text of safety requirements): law.justia.com/codes/new-jersey/title-55/section-55-13b-1/
• Tenant Handbook – Housing Authority of the Borough of Hightstown (public housing restrictions): www.hightstownhousing.org/documents/tenantHandbook2021.pdf

Notes for investors:

• While STRs are allowed in the absence of a local ban, a successful operation hinges on proactive zoning confirmation, HOA/condo compliance, and strict adherence to state fire safety and tax laws. The market can change quickly; reassess municipal ordinances and HOA rules annually.