Overview: Are short‑term rentals allowed in Point Pleasant Beach, NJ?

Yes, with strong seasonal allowance and off‑season limitations:

• General rule: rentals for fewer than 30 days are prohibited year‑round.
• Seasonal exception (May 15–September 30): whole‑unit rentals of at least 7 days are permitted.
• Owner-occupied multi‑unit dwellings: no duration restrictions when the owner resides in one of the units during the tenancy.
• Residents who own more than one home in Point Pleasant Beach: no duration restrictions for a unit they are actually occupying and living in from September 30 to May 15, provided the unit was owned on or before the effective date of the ordinance.
• Advertised rentals that do not meet the above are prohibited; violators are subject to fines and potential enforcement actions.
• Do not confuse Point Pleasant Beach (Borough) with the adjacent Town of Point Pleasant. The Town has a separate ordinance that prohibits rentals for fewer than 30 days without seasonal exceptions and imposes additional restrictions (including owner-occupied single‑room rentals only). Treat these jurisdictions as distinct.

How to start a short‑term rental business in Point Pleasant Beach

1. Assess eligibility

• Confirm your property fits an allowed STR category:
  • Seasonal whole‑unit rentals (≥7 days) permitted May 15–September 30; or
  • Year‑round ≥30‑day rentals; or
  • Owner‑occupied multi‑unit where the owner lives on‑site during the stay; or
  • Qualifying resident multiple‑home scenario during September 30–May 15.
• If your property is in the Town of Point Pleasant (not the Borough), stricter rules apply; verify jurisdiction before proceeding.

2. Select a license type and term

• Seasonal rental license: expires December 31 of the year issued.
• Annual rental license: expires December 31 of the third year or at change of tenant, whichever comes first.
• STR endorsements to a rental license: available if you appoint a qualified “person in charge” who resides or has an office within five miles and has authority to represent you (including acceptance of service of process).

3. Apply and pay online (preferred)

• Use the Borough’s online portal to register and pay. You can then schedule inspections.
• If you do not pay online, print the email invoice and remit by mail or in person within 15 days.

4. Pass inspection

• A property inspection is required before occupancy or advertising. The inspector must access all areas (attic, crawlspaces, basements, utility rooms, and owner‑occupied areas).
• If violations require re‑inspection or if you miss a scheduled inspection, a $100 fee applies. All fees are non‑refundable.
• Failure to obtain a required license and inspection before occupancy or advertising is punishable by a fine up to $500.

5. Ongoing compliance

• Maintain tenant information (for annual licenses, all tenant details; for seasonal, add tenant info as available).
• Report new seasonal tenant info to the Building Department before occupancy (names, permanent address, rental dates).
• Track license expiration dates and renew on time.
• Observe occupancy, safety, and tax rules; coordinate with your property manager if applicable.

Required documents, permits, licenses, and guidelines

• Rental Certificate of Occupancy + Rental License (mandatory prior to occupancy/advertising).
• STR endorsement to a rental license, if you are not owner‑occupied during the stay (includes designation of a “person in charge”).
• Online application via the Borough portal; payment in full; scheduled inspection.
• Compliance with safety inspection checklist (see “Specific Regulations”).
• Tenant information: required on annual license application; seasonal license should include tenant details if available.
• Flood Risk Notification: the New Jersey flood disclosure law requires landlords/sellers to disclose known and potential flood risks.
• Optional reference: Landlord‑Tenant Rights booklet from the NJ Department of Community Affairs.

Specific regulations for short‑term rentals (Point Pleasant Beach, Borough, and State)

Point Pleasant Beach (Borough) — Key rules

• Duration of Rentals (§13‑14):
  • STR prohibited for fewer than 30 days at any time.
  • Seasonal exception: ≥7‑day whole‑unit rentals allowed from May 15–September 30.
  • Owner‑occupied multi‑unit dwellings: no duration restrictions when owner resides on‑site during the tenancy.
  • Residents with multiple homes: no duration restrictions from September 30–May 15, if living on‑premises, and the unit was owned before the ordinance’s effective date.
• STR Endorsements & “Person in Charge”:
  • Owner‑operated STRs must be either owner‑occupied or have a STR endorsement to the rental license.
  • Person in charge must reside or have an office within five miles; must be authorized to act as the owner’s legal agent (including accepting service of process).
  • You must notify the Borough within three business days of any change in the person in charge.
• Licensing & Inspections:
  • Seasonal licenses expire December 31 of the year issued.
  • Annual licenses expire December 31 of the third year or at tenant change.
  • Inspections cover smoke and carbon monoxide detectors, fire extinguisher, utilities/appliances, exterior condition, and more.
  • $100 re‑inspection fee for violations or missed inspections.
  • Violations (operating without a license/inspection before occupancy/advertising): fines up to $500.
• Advertising:
  • Listings must comply with the Borough code; prohibited rentals cannot be advertised.
• Flood Disclosure:
  • NJ law (P.L. 2023, c.94) mandates flood risk disclosures for landlords and sellers.

Town of Point Pleasant (adjacent jurisdiction) — Important contrast

• STRs are prohibited for fewer than 30 days.
• Multiple‑room rentals within a dwelling to one or multiple tenants are prohibited.
• A single room may be rented if the dwelling is owner‑occupied year‑round, has at least two bedrooms, maintains appropriate insurance, has a minimum one‑month tenancy, provides unrestricted access to common areas, and meets other safety/registration requirements.
• Commercial/corporate rentals are prohibited.
• Amenity rentals are prohibited.
• Prohibited rentals cannot be advertised.
• Enforcement by Code Enforcement and the Police Department; penalties per state statutes; each day constitutes a separate violation.

State of New Jersey — Tax and general compliance

• Taxes:
  • Sales tax generally applies at 6.625%.
  • Hotel and motel occupancy fee commonly applies at 5% for short stays under 90 days.
  • Confirm whether your booking platform (e.g., Airbnb/Vrbo) collects/remits these taxes; if not, register with the NJ Division of Taxation and file returns.
• Local occupancy taxes:
  • Some NJ municipalities add local occupancy fees; verify if Point Pleasant Beach imposes any additional tourism/occupancy taxes.
• Business registration:
  • If operating through an LLC or other entity, register with the NJ Division of Revenue and Enterprise Services.
• Insurance:
  • Carry sufficient liability and property coverage; confirm HOA/condo bylaws for additional restrictions.

Contact information (Point Pleasant Beach Building Department)

• Building & Licensing Department
  • Address: 416 New Jersey Avenue, Point Pleasant Beach, NJ 08742
  • Phone: 732‑899‑3306
  • Fax: 732‑892‑1594
  • Hours: Monday–Friday, 9:00 a.m.–4:00 p.m.
  • Contact: Patty Harth, 732‑892‑1118, ext. 236
  • Email: building@pointbeach.org
  • Online Rental Registration Portal: main.govpilot.com/web/public/56a365fc-ff7_Rental‑Property‑Registration-pointpleasantbeach?uid=7316&ust=NJ&pu=1&id=0

Links to source pages

• Borough of Point Pleasant Beach — Rental Properties (including inspection checklist, licensing portal, seasonal allowance, flood disclosure reference)
  • pointpleasantbeach.org/168/Rental-Properties
• Borough of Point Pleasant Beach — Ordinance 2024‑32A (draft) amending Sections 13‑1 and 13‑14 (owner‑occupied and “person in charge” requirements)
  • pointpleasantbeach.org/DocumentCenter/View/518/Ordinance-2024-32A-Amending-Section-13-14-Duration-of-Rentals-Version-A---REMOVED-FROM-AGENDA-12324?ref=writing.strisker.com
• Point Pleasant Borough (Town) — Ordinance 2020‑12 (Town, not the Beach) prohibiting STRs <30 days and setting single‑room rental conditions
  • ecode360.com/PO0252/laws/LF1269970.pdf
• New Jersey STR overview and tax context (third‑party guide; verify with municipal/state sources)
  • www.redawning.com/pm/post/new-jersey-short-term-rental-laws

Important notes

• Regulations evolve; verify current versions with the Building Department and the Borough Clerk before finalizing any investment or operating plans.
• Jurisdictional distinction is critical: Point Pleasant Beach (Borough) and Point Pleasant (Town) have materially different STR rules.