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

Short-term rentals are allowed in Morristown, but only in the Town Core zoning district and under strict conditions. The Town adopted Ordinance O-11-2020 to regulate STRs (1–28 days) to balance tourism and housing stock while protecting neighborhood character. STRs are a prohibited use in all other zoning districts.

Market Entry: How to Start a Short-Term Rental Business in Morristown

• Confirm zoning eligibility first. STRs may only operate in the Town Core district.
• Ensure your property fits one of the permitted classifications within Town Core:
  • A unit in a condominium/co-op/HOA where the governing documents explicitly permit STRs.
  • A lawfully existing accessory structure with a valid Certificate of Habitability on the same lot as an owner-occupied residence.
  • One unit within a 2–4 family property, provided the property is owner-occupied at the time of rental.
• Obtain the two-step municipal approvals:
  • Short-Term Rental License from the Division of Property Maintenance ($200, one-year, non-transferable).
  • Certificate of Habitability from Housing & Property Maintenance ($60, valid for 6 months).
• Demonstrate compliance with off-street parking requirements in Morristown’s Land Development Ordinance as part of the license application.
• Establish operating protocols: one guest party per unit, annual rental days capped at 60, no signage, and compliance with noise/nuisance ordinances. You must designate an in-town emergency contact and post required information inside the unit.
• Note: If your unit is in an HOA or co-op/condo, you must still comply with the association’s rules (no Airbnb clause means no STRs).

Required Documents, Permits, Licenses, and Guidelines

• Short-Term Rental License
  • Issued by: Division of Property Maintenance
  • Fee: $200 (non-refundable), one-year term, non-transferable
  • Application form provided by the Town Clerk
  • Requires demonstration of off-street parking compliance
• Certificate of Habitability
  • Issued by: Housing & Property Maintenance Department
  • Fee: $60; valid for 6 months
  • Confirms compliance with the Town’s Housing and Property Maintenance Code
• Inside-unit posting requirements include:
  • Owner and leaseholder information
  • In-town emergency contact details and phone number
  • Phone numbers for Police, Fire, and Code Enforcement
  • Maximum onsite parking spaces
  • Trash and recycling pick-up day and rules
  • Copies of the ordinance, license, and Certificate of Habitability
  • Statement that renters may be cited for ordinance violations
  • Daily guest register: guest name/address/phone, dates of stay, number of guests and vehicles (plate/make), available for inspection
• Advertising requirements:
  • Include the STR license number in all listings and ads
• Prohibitions:
  • No signage identifying the STR anywhere, including mailboxes
  • No rental to anyone under 21
  • No commercial or social events with non-guests
  • No use creating glare, fumes, odors, or other nuisances offsite
  • No STR in non–Town Core districts
  • No renting more than 60 days per year
  • Only one guest party per unit; occupancy limit determined by Housing & Property Maintenance and noted on the license

Specific Regulations: City, County, and State

• City (Morristown)
  • Zoning: Only allowed in Town Core; prohibited elsewhere.
  • Permitted classifications (Town Core only):
    • Condo/HOA/co-op units if governing documents allow STRs
    • Lawful accessory structures with Certificate of Habitability on owner-occupied lots
    • One unit in 2–4 family properties if owner-occupied at rental time
  • Licenses and approvals: STR license (Division of Property Maintenance, $200/1-year) and Certificate of Habitability (Housing & Property Maintenance, $60/6 months)
  • Occupancy and use: 1–28 days per stay; maximum 60 rental days/year; one guest party per unit; no events; no under-21 renters; primary occupant must be 21+
  • Onsite conduct: noise/nuisance standards; no offsite impacts; must maintain residential character
  • Signage and parking: no STR signage; demonstrate off-street parking compliance
  • Operations: in-town emergency contact; required postings in unit; include license number in ads; keep daily guest register for inspection
• County (Morris County)
  • The provided materials do not contain county-specific STR regulations.
• State (New Jersey)
  • Morristown’s STR definition excludes month-to-month leases governed by N.J.S.A. 46:8-1 et seq.
  • If local rules are unclear on state-level health/safety or tax matters, confirm requirements with the NJ Department of Community Affairs and NJ Division of Taxation (e.g., local occupancy tax and business registration obligations).

Contact Information (Where Available)

• Division of Property Maintenance (STR licensing)
  • Agency: Town of Morristown Division of Property Maintenance
  • Note: Specific phone/email not provided in the sources
  • Process: Applications via Town Clerk; license fee $200; demonstrate parking compliance
• Housing & Property Maintenance Department (Certificate of Habitability)
  • Agency: Town of Morristown Housing & Property Maintenance Department
  • Note: Specific phone/email not provided in the sources
  • Certificate fee: $60; valid for six months
• Town Clerk (application intake/coordination)
  • Agency: Town Clerk, Town of Morristown
  • Note: Specific phone/email not provided in the sources

Tip: For current phone/email/addresses, contact the Town of Morristown’s main number or website. If you’re inside Town Core and in an HOA/co-op, also consult your association’s governing documents and management company.

Source Links

• Town of Morristown Ordinance O-11-2020 (Short-Term Rentals) – PDF: ecode360.com/MO0747/laws/LF1299916.pdf
• Daily Record coverage of Morristown’s STR ordinance: www.dailyrecord.com/story/news/2020/03/11/morristown-approves-short-term-rental-regulations/5022362002/
• Morris Township Ordinance 24-24 (Morris County) – STR Prohibition: www.morristwp.com/DocumentCenter/View/12030/ORD-24-24-Adopt-Short-term-Rentals
• VTCNG coverage of Morristown zoning context (Vermont) – not New Jersey; included here only to confirm the Morristown (NJ) references are distinct: www.vtcng.com/news_and_citizen/news/local_news/morristown-zoning-rules-limit-short-term-rentals/article_b667f532-8216-11ed-8d1f-1fec296fa9d7.html

Notes for investors:

• Confirm that your parcel is within the Town Core zoning district before proceeding.
• If your building is governed by an HOA/condo association, obtain written confirmation that short-term rentals are permitted and that your unit is compliant.
• Build your SOPs around the 60-day cap, single-guest-party rule, under-21 prohibition, signage ban, and the posting requirements. These are frequent pitfalls during inspections or complaints.
• Keep the guest register current and make it accessible for inspections to avoid enforcement issues.