How Toms River Handles Short-Term Rentals: A Practical Guide

Toms River maintains 38 local ordinances across all categories, and 6 of those deal specifically with short-term rentals. Here is a breakdown of what the city actually requires, what is prohibited, and where Toms River falls on the strict-to-permissive spectrum compared to other cities.

Insurance Requirements

Toms River Code Chapter 335, Article VI requires every short-term-rental owner to maintain liability insurance of at least $500,000 for combined property damage and bodily injury per occurrence, and to furnish proof to the Township at registration.

Key details: Code Section: Ch. 335, Art. VI. Liability Minimum: $500,000 combined. Coverage Scope: Property damage and bodily injury. Proof of Insurance: Required at registration. State Tax Authority: N.J.S.A. 54:32D.

Operating without the $500,000 policy is enforced by the Bureau of Property Maintenance under N.J.S.A. 40:49-5. Each day is a separate offense and the Township may suspend or revoke the Rental Certificate of Occupancy under the revocation ordinance.

This is not one of those rules that cities tend to ignore. Toms River actively enforces its insurance requirements requirements.

Occupancy Limits

Toms River Chapter 335, Article VI restricts each short-term rental to a single rental room with a maximum of one tenant. Sleeping rooms must contain at least 70 square feet, and the inspector posts the maximum occupancy on the Rental Certificate of Occupancy.

Key details: Code Section: Ch. 335, Art. VI. Rooms Per STR: One room, one tenant. Sleeping Room Minimum: 70 sq ft floor area. Owner-Occupancy: Required year-round. Posted On: Rental Certificate of Occupancy.

Exceeding the posted Rental C.O. occupancy or operating a multi-room STR violates Chapter 335 and is enforced by the Bureau of Property Maintenance under N.J.S.A. 40:49-5. Each day is a separate offense and non-compliant advertising is independently prohibited.

This is not one of those rules that cities tend to ignore. Toms River actively enforces its occupancy limits requirements.

Noise Rules

Short-term rental tenants in Toms River must comply with the township's general nuisance ordinance (Chapter 368). Noise clearly audible from 100 feet or more constitutes a nuisance. Property owners are responsible for tenant conduct, and repeated violations can trigger nuisance property designation with $300 per-call fees.

Key details: Noise Standard: Audible from 100 feet. Nuisance Call Fee: $300 per call. Owner Responsibility: Yes, for tenant conduct. State Noise Code: N.J.A.C. 7:29 applies.

Nuisance property probation triggers $300 per-call user fees. STR violations carry fines under N.J.S.A. 40:49-5 and 40:69A-29. Each day a violation persists is a separate offense.

Parking Rules

Short-term rental properties must comply with the township's general parking regulations. Vehicles may not be parked on grass, mulch, or any non-designated surface. Unregistered vehicles are prohibited on residential property unless garaged. Overnight truck/trailer parking bans apply on designated streets.

Key details: Grass Parking: Prohibited. Unregistered Vehicles: Must be in enclosed garage. Overnight Truck Ban: 9 PM – 6 AM on listed streets. Violation Fine: Up to $100.

Parking violations carry fines up to $100 or imprisonment up to 10 days, or both. More than two violations of Section 477-12 require mandatory court appearance.

Taxes & Fees

Toms River charges a $150 registration and inspection fee for short-term rentals, with a $50 amended registration fee and $50 reinspection fee. New Jersey collects 6.625% sales tax on transient accommodations, and municipalities may impose an occupancy tax up to 3% under N.J.S.A. 40:48F-1.

Key details: Registration Fee: $150. Amended Registration: $50. Reinspection Fee: $50. NJ Sales Tax: 6.625% on transient stays. Late Fee: $35 after 30 days.

Failure to register or pay fees results in violations under N.J.S.A. 40:49-5. Late fees of $35 apply after 30 days. Each day of non-compliance is a separate offense.

Permit Requirements

Toms River requires registration of all short-term rentals under Chapter 335, Article VI. Seasonal/short-term rental certificates are valid only April 1 through November 30 on the barrier island. Dwellings must be owner-occupied year-round, have a minimum of two bedrooms, and registration numbers must appear on all advertisements.

Key details: Code Section: Ch. 335, Article VI. Registration Fee: $150. Barrier Island Season: April 1 – November 30. Insurance Required: $500,000 liability minimum. Registration Validity: 3 years.

Every person convicted of a violation is subject to maximum fines and penalties under N.J.S.A. 40:49-5 and 40:69A-29. Each day a violation persists constitutes a separate violation. Advertising a rental that fails to comply is independently prohibited. Enforced by Bureau of Property Maintenance and Police Department.

This is not one of those rules that cities tend to ignore. Toms River actively enforces its permit requirements requirements.

The Bottom Line

Toms River is tougher than many cities when it comes to short-term rentals. Out of the 6 rules covered here, 3 are rated strict. If you are a homeowner, renter, or business owner in Toms River, take the time to understand these requirements before they become a problem. Most violations come with fines, and some repeat violations can escalate.

This guide is based on Toms River's current municipal code. Local rules can and do change, so check the individual ordinance pages for the latest details, penalties, and FAQs.