Matawan, New Jersey
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Matawan, NJ
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Local STR Agent
Local STR Agent
STR Regulations for Matawan, New Jersey
This guide translates the Borough’s official code and administrative practice into an actionable playbook for starting and operating a short‑term rental in Matawan. It consolidates the regulations, permits, inspections, fees, and contact points investors must manage. Where Matawan is silent on specific STR topics, New Jersey state‑level requirements and best‑practice compliance are included. All items reflect the posted municipal information as of the latest seasonal hours posted on the borough site.
Note: If you already own or manage rentals in Matawan, the same Fire Prevention process—rental registration, Continued Certificate of Occupancy (CCO), and smoke/carbon monoxide detector compliance—applies to STR units. Municipal registration and fire/life‑safety compliance are prerequisites even if you rent nightly.
1) Are Short‑Term Rentals Allowed in Matawan, NJ?
Yes. Short‑term rentals are allowed in Matawan subject to:
- New Jersey law (NJ Rev Stat §§40:52‑1 and 1‑2): Municipalities may license/regulate the rental of residential dwellings but may not prohibit transient rentals outright.
- Matawan Zoning Ordinance (Chapter 304): STRs must comply with zoning and occupancy rules for the district, including the Residential Rental Occupancy permit (CCO) process.
- Fire Prevention Bureau: All rental units (including STRs) require a New Rental Registration and a CCO inspection. New rental registration fee is $250 per unit and includes one CCO. Annual occupant changes must be reported to the Fire Prevention Office. 304‑7 requires a CCO before any use/occupancy.
- Residential Rental Occupancy law (N.J.A.C. 5:27): STRs must meet state housing safety standards, including smoke and carbon monoxide alarms.
The Fire Prevention Bureau’s process is the controlling municipal step; there is no separate STR ordinance in Matawan. East Brunswick (a nearby Middlesex County municipality) recently tightened STR rules (e.g., booking‑service registration, night caps, advertising restrictions), but those requirements do not apply to Matawan.
Bottom line: STRs are permissible if you obtain and maintain Matawan rental registration, a CCO, and state fire/life‑safety compliance. As a matter of best practice, keep detailed logs and consider local occupancy limits, posted maximums, and any quiet‑enjoyment controls to reduce complaints.
What do Airbnb hosts actually earn in Matawan?
Matawan hosts earn a median $17,032/year with $152 ADR and 41% occupancy.
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See the full Matawan market breakdown2) How to Start a Short‑Term Rental Business in Matawan
This section outlines the end‑to‑end path from acquisition to booking. It is designed for investors planning to place new STR listings and for existing rentals converting to short‑term occupancy.
Step 1: Confirm zoning eligibility
- Review Chapter 304 (Zoning) to ensure the property is in a district where residential use is permitted. STRs are residential rentals; you cannot operate a lodging use that fails to comply with zoning or requires a different use.
- Properties must have a dwelling unit that meets the definition in §304‑3: a self‑contained unit with cooking and sanitary facilities for one family/household.
Step 2: Prepare the property for Fire Prevention review
- Ensure compliance with NJ Uniform Fire Code requirements: install 10‑year sealed battery smoke alarms and CO detectors as required; verify number and placement per state standards. NJ’s 10‑year sealed battery smoke alarm guidance applies. 304‑7.E requires CCO upon any use variance; STRs should be standard residential occupancy but must otherwise comply.
- Confirm smoke/CO alarms are installed, operable, and documented for the Fire Official’s inspection.
Step 3: Submit New Rental Registration
- Email a completed application (see Forms below) to: Jose.Pujols@MatawanBorough.com; Lynn.Kramer@MatawanBorough.com; Lara.Calo@MatawanBorough.com.
- You will receive a new registration number once the application is complete. The New Rental Registration fee is $250 per unit and includes one CCO.
Step 4: Schedule a CCO inspection
- Submit a New Rental CCO application and request an inspection date. The Fire Prevention Office will issue an inspection number and fee after your application is verified.
- Fees (Resale/CCO schedule also applies to rental CCO):
- Received prior to 10 business days of requested inspection: $110
- Received 4–10 business days prior: $135
- Received fewer than 4 business days prior: $160
- Duplex/Two‑family re‑sale CCO: $185 (any date)
- Temporary CCO: $250
- Any re‑inspection: $25
- Use the issued inspection number to pay online under Fire Prevention. After payment, the office will confirm the inspection date/time.
Step 5: Payment and scheduling
- Pay registration and inspection fees online using the registration/inspection number:
- “Rental Registration” for the $250 registration fee
- “Rental CCO” for the CCO inspection fee
- Late afternoon/early evening CCO inspections may be available—call to schedule.
Step 6: Post‑inspection and issuance
- Upon passing the CCO inspection, the CCO will be issued. The property is now compliant for occupancy.
- For ongoing STR operations, maintain smoke/CO alarms and life‑safety measures. You must report annual occupant changes to the Fire Prevention Office. Any structural changes, exits, or fire safety alterations may require re‑inspection.
Step 7: Listing and occupancy management
- Ensure listings reflect the posted maximum occupancy. If a posted occupancy limit is less than your proposed guest count, adhere to the posted limit.
- Implement house rules to minimize noise, parking, and trash issues; provide a local contact for guest issues.
Step 8: Ongoing compliance
- Renew annual rental registration when billed; maintain a log of guest reservations and confirm that all occupancy and use patterns remain within zoning and CCO requirements.
- Monitor state smoke/CO alarm requirements. Replace detectors as needed and keep proof of compliance.
Contact emails (Fire Prevention Bureau)
Phone directory (Fire Prevention Bureau)
- Main Office: 732‑566‑3898
- Jose Pujols, Fire Official: x135
- Lynn Kramer, Office Assistant: x128
- Lara Calo, Part‑time Office Assistant: x634
- Ed Lee, Fire Inspector: x634
- Xavier Romo, Fire Inspector: x633
- Office hours (regular): Mon–Fri 8:30 am–4:30 pm (summer hours vary)
3) Required Documents, Permits, Licenses, and Guidelines
The following are mandatory for STRs in Matawan. Keep originals and digital copies; reference the links below for forms and official postings.
New Rental Registration
- Purpose: Registers each rental unit with the Borough; fee includes one CCO.
- Submit: Email completed application (New Rental Registration) to the Fire Prevention Office.
- Fee: $250 per unit.
- Contact: See emails above.
Continued Certificate of Occupancy (CCO) for New Rentals
- Purpose: Certifies life safety compliance and occupancy suitability prior to any use.
- Process: Apply, pay inspection fee, pass inspection, receive CCO.
- Inspection fees: $110–$160 based on timing; re‑inspection $25; duplex/two‑family: $185; temporary CCO: $250.
- Scheduling: Use the issued inspection number to pay; office will confirm date/time.
Fire Safety Standards (NJ Uniform Fire Code)
- Smoke alarms: 10‑year sealed battery devices installed as required; test monthly.
- Carbon monoxide alarms: Install per state standards in applicable locations.
- Detector guidance: See NJ Division of Fire Safety resources.
Zoning Compliance (Matawan Zoning Ordinance Chapter 304)
- Property must conform to zoning district use and occupancy rules.
- Occupancy Permit: In addition to CCO, 304‑7 requires an occupancy permit prior to any use or re‑use.
- Noise/Nuisance: 304‑3 defines nuisance and gives the Borough tools to address disturbances. STRs should implement guest rules to avoid noise or traffic impacts.
Online Payments
- Fire Prevention portal accepts payments for:
- “Rental Registration” ($250)
- “Rental CCO” (inspection fee)
- Use the registration or inspection number; change the description to match your payment.
Forms and Apps (PDFs and Calendars)
- New Rental Registration application (email submission; no direct PDF link posted on the page)
- New Rental CCO application PDF: APPLICATION FOR RESIDENTIAL‑RENTAL CCO‑NEW
- Resale/CCO application PDF: APPLICATION FOR RESALE‑CCO NEW
- Status of Fire Code Violations and Penalties application PDF
- On‑line Payment Instructions PDF
- Fire Prevention Inspection Forms directory
- Fire Official Schedule (calendar booking portal)
Source for forms and schedule:
- Fire Prevention: Rental Registration and CCO page (see “Links to Source Pages” section)
- On‑line Payment portal: Payment Service Network (see “Links”)
State Requirements to Consider
- NJ Residential Rental Occupancy Law (N.J.A.C. 5:27): Minimum housing standards; STRs are rentals and must comply.
- NJ Uniform Fire Code: Smoke and CO alarms; detectors must meet state requirements.
4) Specific Regulations for Short‑Term Rentals in Matawan (City, County, State)
City of Matawan
- Zoning Ordinance Chapter 304 governs permitted uses and occupancy standards. STRs must meet zoning and occupancy rules and obtain required permits before any use.
- Fire Prevention Bureau administers rental registration and CCO inspections; registration includes one CCO. New rental registration fee is $250 per unit. Fees vary by timing for inspections.
- CCO and occupancy permits must be obtained before occupancy or re‑occupancy. The Fire Official may issue temporary CCO at their discretion for unoccupied properties meeting minimum life safety requirements.
- Annual reporting: Owners must email or send all changes of occupants annually.
- Occupancy limits: Posted maximum occupancy must be observed; exceeding posted limits is a violation.
Monmouth County
- No county‑level STR‑specific rules were identified in the provided sources. County health and safety provisions may apply in some contexts but are not STR‑targeted in this dataset.
State of New Jersey
- Municipal authority: N.J.S.A. 40:52‑1 and 40:52‑1.2 allow municipalities to license and regulate the rental of residential dwellings but do not authorize outright bans on transient rentals.
- Residential rental occupancy standards: N.J.A.C. 5:27 establishes minimum safety requirements for rental dwellings, including STRs.
- Smoke alarms: NJ requires 10‑year sealed battery smoke alarms. Replace outdated detectors immediately. CO detectors must be installed where applicable.
Notable: Nearby municipalities (e.g., East Brunswick) have adopted stricter STR ordinances—these rules do not apply in Matawan.
5) Contact Information (Local Authority in Charge of STRs)
Borough of Matawan
- Mailing Address: 201 Broad Street, Matawan, NJ 07747
- Phone: 732‑566‑3898
- Fax: 732‑290‑7585
Fire Prevention Bureau (Rental Registration and CCO)
- Jose Pujols, Fire Official: x135
- Lynn Kramer, Office Assistant: x128
- Lara Calo, Part‑time Office Assistant: x634
- Ed Lee, Fire Inspector: x634
- Xavier Romo, Fire Inspector: x633
- Office Hours: Mon–Fri 8:30 am–4:30 pm (summer hours vary)
- Fire Official’s hours are posted monthly via the Fire Official Schedule
Email submissions
- For new rental registration and CCO applications:
6) Links to Source Pages
Matawan Fire Prevention Bureau – Rental Registration and Certificate of Occupancy
Matawan Zoning Ordinance – Chapter 304
Matawan Borough Code Book
Fire Prevention Inspection Forms
Fire Official Schedule (Calendar)
On‑line Payment Portal (Payment Service Network)
NJ 10‑Year Sealed Battery Smoke Alarm Guidance (Division of Fire Safety)
NJ Division of Fire Safety and RIMS
NJ Bureau of Housing (Residential Rental Occupancy standards reference)
Background for Context (Not Matawan Law)
- East Brunswick Tightens Short‑Term Rental Rules
- patch.com/new-jersey/eastbrunswick/east-brunswick-tightens-short-term-rental-rules-address-noise-parking
Investor checklist summary
- Confirm zoning and residential use at the property address.
- Submit New Rental Registration application via email; receive registration number.
- Apply for New Rental CCO; pay inspection fee; schedule inspection.
- Pass CCO inspection; obtain CCO and occupancy approval.
- Publish listings with accurate occupancy and house rules; maintain guest logs.
- Report annual occupant changes to the Fire Prevention Office.
- Maintain smoke/CO alarms (10‑year sealed battery) and test monthly; keep documentation.
- Keep registration current and use the borough’s online payment portal for renewals and fees.
This playbook aligns investor due diligence with Matawan’s administration and New Jersey’s state requirements. Where Matawan has not adopted separate STR regulations, the Fire Prevention CCO process and state housing/fire code are the compliance backbone.
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Overview of Matawan
Matawan is a small borough in Monmouth County, New Jersey, with a population of approximately 8,900 residents. Situated along Matawan Creek in the New York metropolitan area, it carries a quiet suburban character punctuated by a walkable historic downtown and easy access to both the Jersey Shore and the wider tri-state region. The borough is best known as the site of a series of shark attacks along Matawan Creek in July 1916, an event that helped inspire Peter Benchley's novel "Jaws." Roughly 35 to 40 miles south-southwest of Manhattan, Matawan serves as a convenient base between the Atlantic beaches of the coast and the cultural and economic opportunities of the greater New York region.
Just minutes from the borough, Cheesequake State Park spreads across roughly 1,600 acres in neighboring Old Bridge Township and offers a varied landscape of hardwood forest, salt marsh, and a freshwater lake. Visitors come for hiking, mountain biking, fishing, and camping, and the park's proximity to the Garden State Parkway makes it a popular year-round stop for travelers from the New York metro area. It lies about ten minutes northeast of Matawan and provides a low-key outdoor escape for guests who want to skip the beach crowds.
About 20 miles to the east, the Sandy Hook peninsula forms the northern tip of the New Jersey shore and is part of the Gateway National Recreation Area. The barrier beach offers swimming, surfing, a seven-mile multi-use path, and the historic Sandy Hook Lighthouse, the oldest working lighthouse in the United States. Visitors also explore the brick officers' quarters of the former Fort Hancock. From Matawan, Sandy Hook is roughly a 30-minute drive, making it a comfortable day trip for beachgoers.
The borough also sits within easy reach of the broader Jersey Shore. Asbury Park, Long Branch, and Red Bank are each within roughly a half hour's drive and offer boardwalk promenades, live music, dining, and a mix of restored Victorian architecture and modern galleries. The Henry Hudson Trail, a converted rail line that passes through nearby communities, is popular for walking, jogging, and cycling and provides a quieter way to experience the Bayshore region.
Matawan combines a small-town atmosphere with one of the most accessible locations in central New Jersey. Its proximity to the Garden State Parkway, the Atlantic beaches, the Gateway National Recreation Area, and substantial state parkland gives short-term rental guests a balanced mix of suburban comfort, historical character, and outdoor recreation. Travelers who want to enjoy the Jersey Shore while remaining within commuting distance of New York City frequently find Matawan an appealing alternative to the busier coastal towns.
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