Morristown, New Jersey Short Term Rental Regulations Guide for Airbnb hosts

Overview: Are Short-Term Rentals Allowed in Morristown, NJ?

Short-term rentals are allowed in Morristown, but only in the Town Core zoning district and under strict conditions. The Town adopted Ordinance O-11-2020 to regulate STRs (1–28 days) to balance tourism and housing stock while protecting neighborhood character. STRs are a prohibited use in all other zoning districts.

What do Airbnb hosts actually earn in Morristown?

Morristown hosts earn a median $47,156/year with $189 ADR and 68% occupancy.

Top performers pull in $53,260+ per year.

See the full Morristown market breakdown

Market Entry: How to Start a Short-Term Rental Business in Morristown

Confirm zoning eligibility first. STRs may only operate in the Town Core district.
Ensure your property fits one of the permitted classifications within Town Core:
- A unit in a condominium/co-op/HOA where the governing documents explicitly permit STRs.
- A lawfully existing accessory structure with a valid Certificate of Habitability on the same lot as an owner-occupied residence.
- One unit within a 2–4 family property, provided the property is owner-occupied at the time of rental.
Obtain the two-step municipal approvals:
- Short-Term Rental License from the Division of Property Maintenance ($200, one-year, non-transferable).
- Certificate of Habitability from Housing & Property Maintenance ($60, valid for 6 months).
Demonstrate compliance with off-street parking requirements in Morristown’s Land Development Ordinance as part of the license application.
Establish operating protocols: one guest party per unit, annual rental days capped at 60, no signage, and compliance with noise/nuisance ordinances. You must designate an in-town emergency contact and post required information inside the unit.
Note: If your unit is in an HOA or co-op/condo, you must still comply with the association’s rules (no Airbnb clause means no STRs).

Required Documents, Permits, Licenses, and Guidelines

Short-Term Rental License
- Issued by: Division of Property Maintenance
- Fee: $200 (non-refundable), one-year term, non-transferable
- Application form provided by the Town Clerk
- Requires demonstration of off-street parking compliance
Certificate of Habitability
- Issued by: Housing & Property Maintenance Department
- Fee: $60; valid for 6 months
- Confirms compliance with the Town’s Housing and Property Maintenance Code
Inside-unit posting requirements include:
- Owner and leaseholder information
- In-town emergency contact details and phone number
- Phone numbers for Police, Fire, and Code Enforcement
- Maximum onsite parking spaces
- Trash and recycling pick-up day and rules
- Copies of the ordinance, license, and Certificate of Habitability
- Statement that renters may be cited for ordinance violations
- Daily guest register: guest name/address/phone, dates of stay, number of guests and vehicles (plate/make), available for inspection
Advertising requirements:
- Include the STR license number in all listings and ads
Prohibitions:
- No signage identifying the STR anywhere, including mailboxes
- No rental to anyone under 21
- No commercial or social events with non-guests
- No use creating glare, fumes, odors, or other nuisances offsite
- No STR in non–Town Core districts
- No renting more than 60 days per year
- Only one guest party per unit; occupancy limit determined by Housing & Property Maintenance and noted on the license

Specific Regulations: City, County, and State

City (Morristown)
- Zoning: Only allowed in Town Core; prohibited elsewhere.
- Permitted classifications (Town Core only):
  - Condo/HOA/co-op units if governing documents allow STRs
  - Lawful accessory structures with Certificate of Habitability on owner-occupied lots
  - One unit in 2–4 family properties if owner-occupied at rental time
- Licenses and approvals: STR license (Division of Property Maintenance, $200/1-year) and Certificate of Habitability (Housing & Property Maintenance, $60/6 months)
- Occupancy and use: 1–28 days per stay; maximum 60 rental days/year; one guest party per unit; no events; no under-21 renters; primary occupant must be 21+
- Onsite conduct: noise/nuisance standards; no offsite impacts; must maintain residential character
- Signage and parking: no STR signage; demonstrate off-street parking compliance
- Operations: in-town emergency contact; required postings in unit; include license number in ads; keep daily guest register for inspection
County (Morris County)
- The provided materials do not contain county-specific STR regulations.
State (New Jersey)
- Morristown’s STR definition excludes month-to-month leases governed by N.J.S.A. 46:8-1 et seq.
- If local rules are unclear on state-level health/safety or tax matters, confirm requirements with the NJ Department of Community Affairs and NJ Division of Taxation (e.g., local occupancy tax and business registration obligations).

Contact Information (Where Available)

Division of Property Maintenance (STR licensing)
- Agency: Town of Morristown Division of Property Maintenance
- Note: Specific phone/email not provided in the sources
- Process: Applications via Town Clerk; license fee $200; demonstrate parking compliance
Housing & Property Maintenance Department (Certificate of Habitability)
- Agency: Town of Morristown Housing & Property Maintenance Department
- Note: Specific phone/email not provided in the sources
- Certificate fee: $60; valid for six months
Town Clerk (application intake/coordination)
- Agency: Town Clerk, Town of Morristown
- Note: Specific phone/email not provided in the sources

Tip: For current phone/email/addresses, contact the Town of Morristown’s main number or website. If you’re inside Town Core and in an HOA/co-op, also consult your association’s governing documents and management company.

Source Links

Town of Morristown Ordinance O-11-2020 (Short-Term Rentals) – PDF: ecode360.com/MO0747/laws/LF1299916.pdf
Daily Record coverage of Morristown’s STR ordinance: www.dailyrecord.com/story/news/2020/03/11/morristown-approves-short-term-rental-regulations/5022362002/
Morris Township Ordinance 24-24 (Morris County) – STR Prohibition: www.morristwp.com/DocumentCenter/View/12030/ORD-24-24-Adopt-Short-term-Rentals
VTCNG coverage of Morristown zoning context (Vermont) – not New Jersey; included here only to confirm the Morristown (NJ) references are distinct: www.vtcng.com/news_and_citizen/news/local_news/morristown-zoning-rules-limit-short-term-rentals/article_b667f532-8216-11ed-8d1f-1fec296fa9d7.html

Notes for investors:

Confirm that your parcel is within the Town Core zoning district before proceeding.
If your building is governed by an HOA/condo association, obtain written confirmation that short-term rentals are permitted and that your unit is compliant.
Build your SOPs around the 60-day cap, single-guest-party rule, under-21 prohibition, signage ban, and the posting requirements. These are frequent pitfalls during inspections or complaints.
Keep the guest register current and make it accessible for inspections to avoid enforcement issues.

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Ask the AI Advisor about Morristown

Morristown is a historic town in Morris County, New Jersey, and serves as the county seat. With a population of approximately 20,000 residents, it carries the atmosphere of a well-preserved small American city rather than a typical suburb, anchored by a stately central green and a brick-lined downtown of locally owned restaurants, galleries, and shops. Often described as the "military capital of the American Revolution," Morristown is best known for its deep Revolutionary War history, and it functions as a gateway to the scenic Skylands and Highlands regions of northwestern New Jersey. The town sits about 30 miles west of New York City, an easy journey for weekend visitors coming from the metropolitan area.

The signature attraction is the Morristown National Historical Park, which spreads across several sites in and around the town. Jockey Hollow, about a ten-minute drive south of the Morristown Green, was the site of the Continental Army's 1779–1780 winter encampment and today offers miles of wooded hiking and bridle trails. The park also preserves the Ford Mansion, where George Washington headquartered during the 1777 encampment, and Fort Nonsense, a hilltop earthwork overlooking the town that requires only a short drive and a brief uphill walk to reach.

In the heart of the town, the Morristown Green is a two-acre park that has served as the civic center since the colonial era and is surrounded by 18th- and 19th-century architecture, civic buildings, and small businesses that give the area its walkable, small-city feel. Just steps from the Green, the Mayo Performing Arts Center anchors the cultural calendar with year-round concerts, films, and family shows in a restored 1930s theater, making downtown lively well beyond the usual workday hours.

A short drive east, the Frelinghuysen Arboretum offers more than 120 acres of formal gardens, woodland trails, and a historic mansion, providing a quieter, family-friendly complement to the town's Revolutionary sites. The surrounding Morris County park system adds lakes, golf courses, and additional preserves within a short drive, while the rolling countryside of the New Jersey Highlands begins just to the northwest.

Morristown's combination of walkable downtown character, nationally significant historical sites, and reliable access from both New York City and northern New Jersey makes it a natural fit for short-term rentals. Visitors can spend their days exploring encampment trails, catching a show at the performing arts center, or driving into the nearby Highlands, then return in the evening to a town that feels distinctively rooted in American history.