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

Yes, short-term rentals are explicitly allowed in Landing, NJ, subject to municipal regulations. Landing is a section within West Milford Township, Passaic County, New Jersey, and is governed by West Milford's municipal regulations. The township has established a comprehensive framework for short-term rentals through Chapter 285, Section 13 of the Township Code, which balances the rights of property owners with the community's health, safety, and welfare concerns.

How to Start a Short-Term Rental Business in Landing, NJ

Step 1: Eligibility Assessment

• Property Types Permitted: Single-family residences (individually or collectively owned), condominium units, and units in Lake Associations (provided association bylaws permit STRs)
• Occupancy Limitations:
  • Maximum one STR unit per multifamily residential dwelling
  • Maximum one STR unit within a single-family dwelling where STR shares common kitchen/bathroom facilities with the owner's unit
  • Maximum occupancy for non-owner-occupied STRs: one family or two unrelated individuals

Step 2: Pre-Application Preparation

• Owner's Status Verification: Only property owners (not tenants) may apply for STR permits
• Zoning Compliance: Ensure property complies with Township Land Use Regulations and Zoning Ordinances
• Property Taxes: Verify all property taxes are current before application
• Code Violations: Ensure all municipal code violations have been abated and any open construction permits are closed
• Insurance: Obtain general liability insurance of at least $1,000,000 with West Milford Township named as additional insured

Step 3: Application Submission

• Where to Apply: West Milford Township Clerk's Office
• When: Before advertising or renting the property
• Timeline: Township Clerk issues or denies permit within 10 business days of complete application submission

Required Documents, Permits, Licenses, and Guidelines

Municipal Short-Term Rental Permit

• Application Fee: $500 (nonrefundable if denied)
• Annual Renewal Fee: $500
• Validity: One year from issuance date
• Transferability: Not transferable; new application required upon property ownership change

Required Documentation

1. Owner Information:

   • Name, address, telephone, and email of record owner(s)
   • Driver's license for verification
   • For entities: names and contact information for all partners, officers, and/or directors

2. Property Information:

   • STR property address
   • Number and location of parking spaces available (legal off-street parking preferred)
   • Certification that renters will not use on-street parking unless no off-street parking available

3. Responsible Party Information:

   • Name, address, telephone, and email of designated short-term rental property agent (if owner not present 24/7)
   • Name, address, telephone, and email of responsible party (must be New Jersey resident)
   • Written certifications from both agent and responsible party agreeing to perform specified duties

4. Association Approvals:

   • Condominium association approval letter
   • For Lake Association units: certification that notice was provided to the Association

5. Compliance Certifications:

   • Zoning compliance certificate
   • Township Fire Prevention Office certification (smoke/CO2 alarms and fire extinguishers in working order)
   • Sworn statement of no prior license revocations or suspensions
   • Acknowledgement of receipt and review of § 285-13 requirements

6. Insurance and Financial:

   • General liability insurance proof ($1,000,000 minimum, Township as additional insured)
   • Tax compliance certification (current with all property taxes, no outstanding fines/penalties)

Required Inspections

• Annual Fire Safety Inspection: Conducted by Township Fire Prevention Office

State-Level Requirements (NJ Multiple Dwellings)

• Certificate of Registration: Required for hotels and multiple dwellings
• Registration Fee: $100 per building
• Annual Recertification Fee: $25 per building (up to 4 buildings, maximum $100 total)
• Certificate of Inspection: Within 30 days of inspection

Specific Regulations for Short-Term Rentals

Municipal Regulations (West Milford Township)

Occupancy and Rental Limitations

• Rental Period: 30 or fewer consecutive days, maximum 180 days cumulative per calendar year
• Single Contract Rule: One STR contract per dwelling unit at a time
• Primary Occupant: Must be over 21 years of age and actually occupy the property

Advertising Requirements

• Permit Number: Must be included in every print, digital, internet advertisement, MLS listing, or real estate listing
• Prohibition: No signage or identifying mechanisms (including lawn signage) allowed

Operational Requirements

• Owner/Agent Availability: Available 24/7, 365 days per year; must respond to complaints within 2 hours
• Site Visits: Required at rental initiation and within 24 hours after completion (or weekly for multi-week rentals) if no owner/responsible agent on-site
• Posted Information (must be prominently displayed in STR):
  • Owner name and contact information
  • Responsible party and STR agent names and phone numbers
  • Emergency contact numbers (Police, Fire, Code Enforcement, Planning/Building)
  • Maximum number of on-site parking spaces
  • On-street parking regulations
  • Property line survey/map
  • Trash and recycling pick-up day and rules

Compliance and Enforcement

• Neighborhood Impact: Use best efforts to ensure guests don't disrupt neighbors' quiet enjoyment
• Complaint Response: Responsible party and STR agent must resolve complaints when owner unreachable
• Revocation Triggers:
  • Two or more substantiated civil/criminal complaints within one year
  • Three substantiated complaints about excessive vehicles within one year

County-Level Regulations (Passaic County)

No specific short-term rental regulations found at the county level that apply to Landing beyond municipal and state requirements.

State-Level Regulations (New Jersey)

Hotel and Multiple Dwelling Maintenance (N.J.A.C. 5:10)

• Scope: Applies to hotels and multiple dwellings; many single-family STRs may be exempt
• Registration: Required for hotels and multiple dwellings with specific information including ownership, management, and property details
• Inspections:
  • Hotels: Once every five years
  • Multiple dwellings: Based on violation history (2, 5, or 7-year cycles)
• Maintenance Standards: All buildings must comply with Uniform Fire Code (N.J.A.C. 5:70)

Penalties and Enforcement

• Municipal Penalties: Vary by violation; license revocation possible
• State Penalties (N.J.A.C. 5:10-1.17):
  • Initial penalties: $175-$500 per violation area
  • Continuing violations: $1,000-$5,000 per violation area
  • Life hazard violations: $325-$5,000 depending on severity

Contact Information

West Milford Township (Primary Authority)

• Township Clerk's Office: For permit applications, renewals, and general STR inquiries
• Township Fire Prevention Office: For fire safety inspections and certifications
• Zoning/Property Maintenance Official: For enforcement and violation inquiries
• Department of Code Enforcement: For code compliance issues
• Planning/Building Department: For zoning compliance certificates

State-Level Contacts

• New Jersey Bureau of Housing Inspection: For multiple dwelling regulations
• Department of Community Affairs: For state code administration

Note: Specific phone numbers and email addresses require verification through official Township and State websites, as contact details were not included in the provided documents.

Links to Source Pages

1. West Milford Township Code § 285-13 (Short-term rentals): westmilford.org/FCpdf/Town%20Code%20Section%20285-13%20STR.pdf

2. New Jersey Administrative Code - Hotel and Multiple Dwelling Maintenance Regulations: www.nj.gov/dca/codes/codreg/pdf_regs/njac_5_10.pdf

This guide provides a comprehensive overview of short-term rental regulations for investors interested in Landing, NJ. As regulations may change, investors should verify current requirements with local authorities before proceeding with any short-term rental venture.