Tiny home rules in Holiday City-Berkeley, NJ — covering tiny houses on wheels (THOWs), park model RVs, and tiny home on foundation builds — determine where they are legal and how they get permitted.
Tiny homes on foundations allowed in Ocean County under NJ UCC (IRC Appendix AQ). Tiny homes on wheels typically classified as RVs — banned as permanent residences. New NJ ADU law (2024) opens secondary-dwelling pathway.
New Jersey's Uniform Construction Code (N.J.A.C. 5:23) adopted the International Residential Code with Appendix AQ (Tiny Houses, 400 sq ft or less) effective in recent cycles, giving Ocean County homeowners a legal path for permanent foundation-built tiny homes. Minimum ceiling heights, loft, egress, and smoke detector rules apply. Tiny homes on wheels (THOW) are classified as recreational vehicles under NJMVC rules and cannot lawfully serve as permanent dwellings outside of a licensed campground. Ocean County RV-friendly campgrounds (Wading Pines, Sea Pirate, Turkey Swamp Park adjacent areas) permit seasonal RV living but not year-round residence. The 2024 New Jersey ADU law (P.L. 2024 c.2, N.J.S.A. 52:27D-123.16 et seq., effective 2025) requires municipalities to permit accessory dwelling units by right on lots with single-family or two-family homes, with maximum ADU size of at least 850 sq ft — creating a realistic pathway for tiny-home-style secondary dwellings in Toms River, Brick, Lakewood, Jackson, and other Ocean County municipalities. Pinelands Commission approvals required in preservation and forest zones. Flood zones require elevation to BFE+1 foot or higher.
THOW used as residence outside approved campground: zoning violation, must remove; fines $100 to $1,250 per day in Toms River and similar municipalities. Unpermitted tiny house on foundation: UCC stop-work + retroactive permit or demolition. Flood-zone non-compliance: NFIP insurance and post-flood ICC claim consequences.
Ocean County, NJ
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