Rental Property Rules in Toms River, NJ

If you live in Toms River or are thinking about moving there, rental property rules are one of those things you probably won't think about until they affect you directly. Toms River has 3 specific rules on the books covering different aspects of rental property rules, and some of them might surprise you.

Rental Registration

Every rental unit in Toms River Township must be registered with the Bureau of Property Maintenance and hold a certificate of occupancy before it can be leased, rented, occupied, or advertised.

Key details: Registration/inspection fee: $150. Nonseasonal registration term: 3 years. Seasonal/short-term term: 1 year. Ad requirement: registration number required.

Renting, leasing, occupying, or advertising an unregistered or uncertified rental unit violates §§ 335-5 and 335-8, exposing owners to Township penalties under § 335-21, including fines set by N.J.S.A. 40:49-5 and 40:69A-29.

Compared to other cities, Toms River takes a harder line on rental registration. The enforcement and penalty structure reflects that.

Rent Control

Toms River Township has no rent control in force: the Township Council repealed its Rent Leveling Board on March 11, 2026 (Ord. No. 4831-26), ending the ordinance first adopted December 9, 2008 (Ord. No. 4168-08) as former Chapter 363, Article II. Landlords set market rents freely, and any future rent control the Township might adopt still could not reach existing affordable units.

Key details: Current status: No rent control in effect. Repeal date: March 11, 2026. Repealing ordinance: Ord. No. 4831-26. Original ordinance: Ord. No. 4168-08 (12-9-2008). Affordable units: Exempt from any future rent control.

There is no rent-control penalty to enforce because the ordinance itself is gone; the Rent Leveling Board that once heard tenant appeals over illegal increases no longer exists. Landlords who violate lease terms or state landlord-tenant law face civil claims in Ocean County Superior Court, not a municipal fine. Affordable-unit overcharges remain enforceable by the Township's AH administrator under § 348-11.3, which can require repayment and bar further rent increases until compliance is restored.

If you are coming from a city with tighter rules, you will find Toms River gives residents more flexibility on rent control.

Repairs & Habitability

Toms River Township has adopted the 2006 International Property Maintenance Code as its rental habitability standard, enforced by the Bureau of Property Maintenance and Housing Inspection Division. Landlords who let units fall into disrepair face a minimum $100 fine per violation, and the Township's public officer can order a landlord to repair, vacate or demolish a building found unfit for habitation.

Key details: Code adopted: 2006 IPMC. Enforcer: Bureau of Property Maintenance. Minimum fine: $100 per violation. Unfit-building lien appeal window: 60 days. Public officer: Construction Official.

Violating the Property Maintenance Code carries a minimum fine of $100, rising to the maximum penalties allowed under N.J.S.A. 40:49-5 and 40:69A-29, and every day a violation continues is charged as a separate offense (§ 335-2.J). For a building declared unfit, the public officer can order repairs, closure or demolition at the owner's expense, and unpaid costs become a lien on the property; owners get 60 days to contest the lien's reasonableness in Superior Court (§ 335-2.M).

The Bottom Line

Toms River's rental property rules rules are a mixed bag. Some areas are strict, others are relaxed, and the details matter. The best approach is to check the specific rule that applies to your situation rather than assuming Toms River is broadly strict or permissive.

All of the above reflects Toms River's municipal code as of our last review. If you need specifics on fines, exemptions, or filing requirements, the detailed ordinance pages linked above have the full breakdown.