Overview: STR Status in Toms River, NJ

Short-term rentals are permitted in Toms River, but with significant restrictions. The township operates a two-tier system:

• Mainland Toms River: Short-term rentals are restricted to minimum 30-day consecutive stays (effectively limiting STR viability)
• Barrier Island Only: Seasonal short-term rentals are permitted from April 1st through November 30th, with no minimum stay specified in the current regulations (though historical regulations mentioned 3-day minimums)

The township has implemented a comprehensive rental certification program requiring annual registration, inspections, and compliance with safety standards. All short-term rentals must obtain a Rental Certificate of Inspection/Occupancy before operating.

How to Start a Short-Term Rental Business in Toms River

Step 1: Determine Property Eligibility

• Barrier Island Properties: Can operate as seasonal short-term rentals (April 1-November 30)
• Mainland Properties: Effectively prohibited from STR use due to 30-day minimum stay requirement
• Verify zoning compliance with township departments before proceeding

Step 2: Complete Pre-Application Requirements

1. Close All Open Permits/Violations: All open permits and violations with any township department must be resolved before scheduling inspection
2. Property Substantial Damage: Properties deemed substantially damaged must come into compliance
3. Ownership Verification: If purchased within last 6 months or owner doesn't match tax records, provide proof of ownership

Step 3: Submit Rental Certificate Application

Application Methods:

• Email: Housing@tomsrivertownship.com
• Mail: PO Box 728, Toms River, NJ 08754
• Drop-off: 33 Washington Street, Toms River, NJ

Processing Time: Allow 24-48 hours for processing after email submission; you'll receive SDL Portal link for online payment

Step 4: Prepare Required Documentation

See detailed requirements in next section

Step 5: Schedule Inspection

• Standard Notice: Minimum 5 days
• Peak Season Notice (May 1-July 15): Minimum 10 days
• Inspection Hours: Monday-Friday, 9 AM - 4 PM (excluding holidays)
• Required Presence: Owner or authorized representative over 18 must be present

Required Documents, Permits, Licenses, and Guidelines

Mandatory Documentation Checklist

All Properties Must Provide:

1. Homeowner's Insurance Declaration Page (Required)
2. Annual Insurance Registration - Required per NJ law P.L. 2022, C.92
3. Heat Certificate from licensed professional for all fuel-burning heat sources (Required)
4. Proof of Ownership (if purchased within 6 months or doesn't match tax records)

Conditional Requirements:

• Well Water: Ocean County Health Department Water Analysis Certificate (if applicable)
• Wood-Burning Stove/Fireplace: Fireplace/Chimney certificate from Toms River Township Building Department
• Pre-1978 Construction: Lead-Safe Certificate required (exempt for seasonal rentals under 6 months)

Safety Equipment Requirements (Per NJAC 5:70-4.19)

Smoke Alarms:

• Pre-1984: 10-year sealed battery operated on each level, within 10 feet of sleeping areas
• 1984-1990: Interconnected electric (hard-wired) with battery backup on each level
• 1991-Present: Interconnected electric with battery backup in each sleeping room, within 10 feet of sleeping room doors, each level including basements

Carbon Monoxide Alarms:

• Required in all dwelling units with fuel-burning appliances or attached garages
• Must be installed within 10 feet of sleeping areas

Fire Extinguisher:

• Minimum 2A-10B:C rating, maximum 10 pounds
• Located within 10 feet of kitchen and in egress path
• Top no more than 5 feet above floor
• Must be serviced/tagged by certified Division of Fire Safety contractor within past 12 months or provide receipt for recently purchased unit

Property Standards

Exterior Requirements:

• Clean of trash, debris, high grass, weeds, leaves
• Remove unregistered/inoperable vehicles
• House exterior clean, trimmed, neat; paint intact
• Roof, chimney, siding, gutters, downspouts intact and clean
• Handrails required where 4+ risers over 30 inches height and all egress stairs
• All outside showers clean, sanitary, with proper drainage
• Bulkheads and docks intact, secured, free from rotted boards
• Outside sheds must have locks/latches

Interior Requirements:

• Ready for occupancy, freshly painted, good repair, structurally sound, sanitary
• All surfaces free of mold and mildew
• Clean flooring free from rips/wear areas
• Closets must have doors, poles, proper shelves
• Free from rodent and insect infestation
• All utilities operational (electric, gas, water)

Window Requirements:

• At least one window in every bedroom and living room
• All operable windows must open easily and hold position
• Working locking devices, no loose/missing glass
• All operable windows must have intact screens
• All basement windows must have tight-fitting covers

Door Requirements:

• All bedrooms/bathrooms privacy doors with operable latch/privacy lock (no key locks/deadbolts)
• Sliding doors must open/close freely with working locks
• All doors must open/close freely and latch properly

Appliance and Utility Requirements:

• All major appliances cleaned and operable
• GFCI protection within 6 feet of water sources
• All electrical work/repairs must be completed by licensed electrician
• All heat outlets permanent and secured to wall
• Plumbing fixtures in working order, no leaks

Specific Regulations for Toms River, Ocean County, New Jersey

City-Level Regulations

Rental Certificate Validity:

• Non-Seasonal Rentals: Valid for 3-year period (January 1st of issue year through December 31st of third year)
• Seasonal/Short-Term Rentals: Valid April 1st through November 30th ONLY on barrier island
• Change in Occupancy/Ownership: Requires new inspection and certificate regardless of remaining validity

Seasonal Rental Restrictions:

• Seasonal rentals permitted only on barrier island
• Operating period: April 1st through November 30th
• NOT permitted outside this period
• Pre-1978 homes exempt from lead-safe requirement if rented less than 6 months

Occupancy Limits:

• Maximum occupancy limits set by ordinance #335-14
• Limits may be adjusted downward based on acceptable means of egress
• Occupancy limit documented on Rental Certificate

Advertising Requirements:

• Rental/Landlord Registration numbers must be placed on ALL advertisements
• Registration numbers valid for 3-year period

Inspection Scheduling:

• Minimum 5 days' notice standard
• Minimum 10 days' notice required May 1st-July 15th
• Owner/authorized representative over 18 must be present

Ocean County-Level Requirements

Water Testing:

• Well water requires Ocean County Health Department Water Analysis Certificate
• Certificate must be submitted with application

State-Level Regulations (New Jersey)

Insurance Requirements:

• NJ law P.L. 2022, C.92 requires annual registration of proof of insurance for all rental units and multi-family homes
• Declaration page must be current and provided with application

Fire Safety Standards:

• All safety equipment requirements per NJAC 5:70-4.19
• Smoke alarm, carbon monoxide alarm, and fire extinguisher standards as detailed above

Lead Safety:

• Pre-1978 construction requires Lead-Safe Certificate unless exempt
• Seasonal rentals under 6 months are exempt from lead requirements

Contact Information for Local Authority

Toms River Township Division of Code Enforcement/Housing

Primary Contact:

• Phone: 732-341-1000 ext 8440
• Fax: 732-286-3814
• Email: Housing@tomsrivertownship.com

Mailing Address:

• PO Box 728
• Toms River, NJ 08754

Physical Address/Drop-off Location:

• 33 Washington Street
• Toms River, NJ

Alternative Contact Method:

• Email applications to Housing@tomsrivertownship.com for processing (24-48 hour response time)

Division of Property Maintenance (same contact information)

Links to Source Pages

• Toms River Township Rental Inspection Guidelines: tomsrivertownship.com/DocumentCenter/View/10565/Rental-Inspection-Guidelines
• Toms River Rental Certificate of Occupancy Packet: schlosserrealestate.com/wp-content/uploads/2022/11/Rental-Packet-2022-pdf.pdf
• Toms River Airbnb Regulation News Article: www.app.com/story/news/local/communitychange/2017/03/28/toms-river-puts-limits-airbnb/99759332/

Important Note: This guide is based on provided documents and regulations as of 2024-2025. Always verify current requirements with Toms River Township before making investment decisions, as regulations may change and enforcement may vary.