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

YES, short-term rentals ARE explicitly allowed in Asbury Park, NJ. The City of Asbury Park has adopted a comprehensive Short-Term Rental (STR) Ordinance (City Code § 13-1300) that permits short-term rentals of five (5) classifications of properties, provided owners successfully apply for and obtain a Short-Term Rental Permit.

A short-term rental is defined as when a property owner rents out their property, or a permitted part of their property (such as a bedroom), to a guest for a short period (30 days or less) up to a cumulative total of 180 days in a calendar year.

How to Start a Short-Term Rental Business in Asbury Park

Starting a short-term rental business in Asbury Park requires following a specific multi-step process:

Step 1: Determine Property Eligibility

First, verify that your property falls into one of the five permitted classifications:

1. Condominium unit (with association approval and owner occupies as principal residence)
2. Single-family residence (owner occupies as principal residence)
3. Up to two separate units within a two-family dwelling (owner occupies one unit as principal residence)
4. Not more than two separate units in any multifamily residential dwelling (owner occupies one unit as principal residence)
5. Not more than two bedrooms within a single-family dwelling (owner occupies remainder as principal residence)

Step 2: Obtain Zoning Compliance

Contact the City of Asbury Park's Department of Planning & Redevelopment to obtain Zoning Compliance. The fee is $20.

Step 3: Prepare Required Documentation

Gather all required documents before submitting your permit application (see detailed list below).

Step 4: Submit Permit Application

Submit your Short-Term Rental Permit application to the City of Asbury Park's Department of Community Development/Code Enforcement along with all required documentation and fees.

Step 5: Complete Required Inspections

Schedule and complete the required property inspection as part of the permit process.

Step 6: Obtain Permit

Once approved, receive your Short-Term Rental Permit valid for 12 months.

Step 7: Maintain Ongoing Compliance

Submit Occupant Change Forms for each new guest and renew your permit annually.

Required Documents, Permits, Licenses, and Guidelines

Required Permits and Licenses:

1. Short-Term Rental Permit ($500 for initial application, $100 for renewal)
2. Certificate of Inspection (CI) (valid for one year, included with permit fee)
3. Zoning Compliance Certificate ($20 fee)

Required Documentation:

1. Principal Residence Proof:

• Valid and current NJ Driver's License or NJ State-issued Identification Card
• Copy of the front page of most recent Federal 1040 tax return showing legal address
• Copy of a bank statement within the past three months showing legal address

2. Property Ownership Proof:

• Copy of current, legally recorded Deed to the property, tax bill, or other document verifying current ownership

3. General Liability Insurance:

• Policy in minimum amount of $500,000.00
• Must be in the name of the Owner/Applicant
• Must be in full force and effect for the entire 12-month permit period

4. Entity Documentation (if applicable):

• If STR property is owned by LLC: Operating Agreement
• If owned by Corporation: Buy-Sell Agreement
• If owned by Partnership: Partnership Agreement
• Purpose: Verify current members/principals in the entity

5. Acknowledgments and Certifications:

• Executed Acknowledgement of Owner
• Certification of STR Property Agent and/or Responsible Party (as applicable)
• If using authorized agent: Valid authorization from Owner

6. Departmental Approvals:

• Zoning Officer confirmation
• Tax Collector confirmation (all taxes and sewer charges current)
• Construction Department confirmation (no open building permits)

7. Additional Requirements (if applicable):

• Condominium Association letter approving short-term rental (for condominium units)
• Valid 2017 Summer Rental Certificate of Occupancy (for exempt properties)

Operational Guidelines:

1. Advertising Requirements:

• All advertisements must contain the permit number issued by the City

2. Occupant Reporting:

• Submit Short-Term Rental Occupant Change Form for each new guest
• Form requires names, ages, and gender of each occupant
• Can be completed and submitted online

3. Property Classifications:

• Properties must match one of five permitted classifications exactly
• If property doesn't match classifications, may still be eligible for long-term rentals (31+ days)

4. Insurance Requirements:

• Maintain minimum $500,000 general liability insurance
• Policy must cover entire permit period

Specific Regulations for Short-Term Rentals

City of Asbury Park Regulations:

1. Eligibility Classifications:

• Five specific property types permitted for STR
• Must meet principal residence requirements
• Condominium units require association approval

2. Principal Residence Definition: Three requirements must all be met:

• Where at least one property owner spends majority of non-working time
• Property is most clearly the center of domestic life
• Address identified on driver's license/state ID, tax return, and bank statement

3. Rental Limitations:

• Maximum 180 days cumulative rental per calendar year
• Rentals limited to 30 days or less
• Unlimited rentals during 12-month permit period (up to 180 days cumulative)

4. Inspection Requirements:

• One inspection required over 12-month period
• Included in permit fee

5. Occupant Change Reporting:

• Required for each new guest
• Must include occupant demographics
• Ensures no overcrowding

Enforcement and Penalties:

• Operating without permit: Violation of City Ordinances
• Fines up to $2,000 per violation
• Each day of rental constitutes separate violation
• City uses enforcement software to track permitted and unpermitted operations

County and State Regulations:

Note: The provided content focuses on Asbury Park city-specific regulations. For county-level and state-level regulations beyond city requirements, investors should consult Monmouth County and New Jersey state resources separately.

Contact Information

City of Asbury Park Mailing Address: City of Asbury Park One Municipal Plaza Asbury Park, New Jersey 07712

Phone: (732) 775-2100

Website: www.cityofasburypark.com

Key Departments:

Department of Planning & Redevelopment

• Handles Zoning Compliance applications
• Fee: $20

Department of Community Development/Code Enforcement

• Handles Short-Term Rental Permit applications
• Located at City Hall

Tax Collector

• Confirms tax and sewer charge payments are current

Construction Department

• Confirms no open building permits on property

Source Links

1. City of Asbury Park Short-Term Rental FAQs: www.cityofasburypark.com/DocumentCenter/View/1471/Short-Term-Rentals-Frequently-Asked-Questions-PDF

2. City of Asbury Park Short-Term Rental Registration Process: www.cityofasburypark.com/DocumentCenter/View/5833

3. Proper Insurance STR Regulations - New Jersey: www.proper.insure/regulations/airbnb-laws-new-jersey/

4. Hostaway - Airbnb Rules in New Jersey: www.hostaway.com/blog/airbnb-rules-in-new-jersey/

Important Reminder: Regulations can change, and this guide is based on the information provided as of the latest updates. Investors should always verify current requirements with the City of Asbury Park before proceeding with any short-term rental operations. Consider consulting with legal and tax professionals familiar with New Jersey short-term rental regulations to ensure full compliance.