Overview: Are Short-Term Rentals Allowed?

Yes. Short-term rentals are allowed in Seaside Heights, New Jersey, but only under a formal Short-Term Rental Property (STRP) program. Renting for less than 30 days is regulated by Chapter 179 (Ordinance §179). You must obtain the necessary licenses, pass inspections, carry specific insurance, meet management and posting requirements, and include your STRP license number in all advertising. Properties that rent year-round (30 days or longer) fall outside STRP and are not governed by this ordinance. Initial licensing and inspection fees are payable prior to inspection.

Important: STRP rules are specific to Seaside Heights and administered through the Code Enforcement/Housing Department. This guide covers municipal requirements and outlines the operational obligations once licensed.

How to Start a Short-Term Rental Business in Seaside Heights

• Determine licensing pathway:
  • Short-Term Rental Property (STRP) for stays under 30 days (typically seasonal).
  • Long-term rental (30+ days) is not subject to STRP rules.
• Secure required insurance:
  • Minimum $500,000 liability coverage per occurrence.
  • Proof-of-insurance processing fee applies.
• Obtain a Mercantile License:
  • Required for renting apartments, cottages, rooms, or similar residential units for short-term stays.
  • Annual renewal.
• Create an account on the STRP online portal and complete application:
  • Upload all required documents (see next section).
  • Pay application fees.
• Complete and submit the STRP application:
  • Include Compliance Agreement, Security Plan, Parking Plan, and Management Information.
• Pass inspection:
  • Housing inspection schedule is Tuesday–Thursday, in blocks of time: 9:00 am–12:00 pm and 1:30 pm–4:30 pm.
  • Pay inspection fee; a $100 reinspection fee applies if corrections are needed.
• Pay licensing and related fees:
  • Receive your STRP license number once approved.
• Maintain compliance:
  • Post required information in the unit.
  • Include your STRP license number in all advertising (print, digital, internet).
  • Keep records for 3 years.
  • Use a local property manager in Ocean County with 24/7 availability.
  • Maintain current taxes and utilities.
  • Resolve any court cases before inspections or renewals.

Required Documents, Permits, Licenses, and Guidelines

Documents must be organized and ready before scheduling inspection.

Owner and property information:

• Completed STRP Application (2025 packet available).
• Certification of Rental Property Compliance (owner certification and covenant).
• Proof of ownership (deed or equivalent).
• Owner’s driver’s license or state-issued ID.

Licenses:

• Mercantile License (for short-term rentals).
• Title Transfer Application, if ownership changed recently.

Insurance:

• Proof of liability insurance ($500,000 minimum per occurrence).
• Proof-of-insurance processing fee.

Condominium/HOA:

• Condo Association approval letter confirming STRs are permitted under association rules.

Security and management:

• Security Plan that includes a SORA-certified security officer, unless the property is owner-occupied.
• Rental Property Security Affidavit.
• Property manager information: name, company, address, 24/7 contact name and phone; must be located within Ocean County.

Operational plans and evidence:

• Parking Plan showing designated spaces (limit: 1 vehicle per 4 occupants).
• Advertisement showing the April 15–June 30 primary renter minimum age requirement (21+).
• Letter of Parental Consent if renting to anyone under 21.

Compliance:

• Compliance Agreement.
• Borough taxes and utilities must be paid and current.
• No outstanding court cases related to the property.

Post-approval:

• STRP license number for inclusion in all advertisements.

Optional/conditional:

• Letter of Parental Consent (only when renting to guests under 21).
• Floor plan/sketch and property photos may be requested during review.

Inspection focus:

• Smoke and carbon monoxide detectors, fire extinguisher, emergency egress, bedroom ventilation, and general safety/health standards.

Specific Municipal Regulations in Seaside Heights

• STRP definition: Rents for less than 30 days.
• Compliance with Chapter 179 (Ordinance §179).
• Age restrictions:
  • April 15–June 30: Primary renter must be 21 or older.
  • For the rest of the year, no short-term rental to anyone under 18.
• Security:
  • SORA-certified security officer required unless owner-occupied.
• Property management:
  • 24/7 local property manager within Ocean County is required.
• Advertising:
  • STRP license number must be on all advertising.
  • No advertising or identifying signage allowed on the property.
• Occupancy:
  • The cap is 10 occupants regardless of the number of bedrooms.
• Parking:
  • Limit of 1 vehicle per 4 occupants; a Parking Plan must be submitted.
• Guest information:
  • Provide names, addresses, dates of birth, phone numbers, and check-in/check-out dates for April 15–June 30; keep records for 3 years.
• Required postings at the unit:
  • Owner name, address, phone.
  • Property manager name, address, phone.
  • Seaside Heights Police Department and Code Enforcement contact information.
  • Parking location.
  • Garbage collection schedule.
  • Copies of Ordinance §179-10 and Ordinance §122-17.
• Financial/tax status:
  • All borough taxes and utilities must be up to date before inspection.
• Advertising restrictions:
  • No signs on the property.
• Record retention:
  • Keep rental records for 3 years.
• Penalties:
  • Violations can result in fines and potential license revocation; follow all municipal ordinances and codes to maintain status.

Note: If you do not comply with zoning or condo restrictions, your application may be denied or your license at risk.

County and State-Level Requirements (Ocean County, New Jersey)

County:

• No separate county-level STRP ordinance was identified in the provided content. Property managers must be located within Ocean County per municipal rule.

State of New Jersey:

• No single statewide STRP licensing statute is cited in the provided content. STRP operators must comply with all applicable state laws (e.g., health and safety, building/fire codes, tenant/occupancy rules).
• Mercantile licensing is local (Borough) authority.
• Short-term rental operations and guests must obey local and state noise, health, and public safety regulations.
• For state-level tax obligations (e.e., sales or occupancy taxes), confirm current requirements with the Borough or state tax authorities; this was not specified in the provided content.

Contact Information and Where to Submit

Code Enforcement/Housing Department

• Physical address:
  • 100 Grant Avenue, Municipal Complex Building B, Seaside Heights, NJ 08751
• Phone: (732) 793-9100
• Fax: (732) 793-0319
• General housing email: housing@seaside-heightsnj.org
• Main office: (732) 793-9100
• Official Borough site (for forms, portals, payments): www.seaside-heightsnj.org

Key contacts:

• Ken Roberts, Code Enforcement, Zoning Officer & Flood Plain Manager — kroberts@seaside-heightsnj.org — (732) 793-9100 ext. 122
• Ann Phillips, Code Enforcement — aphillips@seaside-heightsnj.org — (732) 793-9100 ext. 117
• Daniel Patterson, Code Enforcement — dpatterson@seaside-heightsnj.org — (732) 793-9100 ext. 131
• Jim Bonney, Code Enforcement — jbonney@seaside-heightsnj.org — (732) 793-9100 ext. 197

Office hours:

• Monday and Friday: 8:30 am–4:30 pm
• Inspections: Tuesday, Wednesday, Thursday — 9:00 am–12:00 pm and 1:30 pm–4:30 pm

Source Pages

• STRP Application (official application/packet overview and fees): www.seaside-heightsnj.org/DocumentCenter/View/1066/STRP-Application
• Code Enforcement/Housing Department portal (program resources, forms, and contact information): www.seaside-heightsnj.org/171/Code-EnforcementHousing
• 2025 Rental Application packet (print version): www.seaside-heightsnj.org/DocumentCenter/View/1077/2025-Rental-Application-packet-Print-version
• Mercantile License Application (PDF): www.seaside-heightsnj.org/DocumentCenter/View/30/Mercantile-License-Application-PDF
• Minimum Liability Insurance Requirements (law): www.seaside-heightsnj.org/DocumentCenter/View/987/Minimum-Liability-Insurance-Requirements-Law
• Security Affidavit (revised): www.seaside-heightsnj.org/DocumentCenter/View/1349/Security-AFFIDAVIT-rev
• Certification of Rental Property Compliance: www.seaside-heightsnj.org/DocumentCenter/View/1350/Certification-of-Rental-Property-Compliance
• Condo Association Info Letter: www.seaside-heightsnj.org/DocumentCenter/View/758/Condo-Association-Info-Letter
• Rental CO Inspection Application Only: www.seaside-heightsnj.org/DocumentCenter/View/713/Rental-CO-Inspection-Application-Only

Operational checklist (recap for investors):

• License: Mercantile License.
• Insurance: $500,000 liability per occurrence.
• Plans: Security Plan (with SORA officer unless owner-occupied), Parking Plan, Compliance Agreement.
• Management: Local property manager in Ocean County with 24/7 availability.
• Documents: Owner ID, proof of ownership, condo approval letter (if applicable), advertisement proof for April 15–June 30 age rule, guest roster for those dates, and supporting affidavits.
• Advertising: Include STRP license number; no on-property signage.
• Occupancy: Max 10 occupants; 1 vehicle per 4 occupants.
• Posting: Owner/manager/contact info, police/code contacts, parking location, trash schedule, ordinances §179-10 and §122-17.
• Recordkeeping: 3 years.
• Financials: Borough taxes and utilities must be current; resolve any court cases prior to inspection.
• Renewal: Annual; inspections Tue–Thu; fees payable prior to inspection.