Insurance Requirements: Edison vs New Brunswick

What insurance does Edison require for a short-term rental?

Edison Township has not codified an STR-specific insurance requirement, minimum liability limit, or named-insured rule. The Chapter 17 (Housing) rental-license application does not require proof of insurance, and the Edison Division of Health does not require insurance documentation at the Rental Re-Occupancy Inspection. Operators carry their own homeowners or commercial STR coverage as a private-market matter and may layer the host-protection program offered by Airbnb or Vrbo on platform bookings.

Will my homeowners policy cover an Edison Airbnb claim?

Often no, or only partially. Most standard New Jersey homeowners policies (HO-3) and dwelling-fire policies (DP) exclude or sharply limit coverage for short-stay commercial rental use; a carrier that learns of undisclosed STR use after a loss may deny the claim. Operators should add a home-sharing endorsement (such as ISO HO 17 33) or carry a dedicated short-term-rental policy through carriers that write that line in New Jersey. Confirm coverage in writing before listing.

Does Airbnb's AirCover satisfy New Jersey law?

There is no New Jersey statute or Edison ordinance that requires a specific STR insurance product, so AirCover and Vrbo's Liability Insurance can serve as secondary coverage on platform bookings without violating any codified rule. They typically do not respond to off-platform bookings, and they may be excess over the host's own coverage. Operators should not treat platform coverage as a substitute for primary STR liability and property coverage on the dwelling.

Do I need STR insurance in Middlesex County?

Not by county or state law. Some NJ municipalities require liability coverage for a permit. Check your town and consult an insurer.

Does Airbnb coverage replace a policy?

No. Marketplace host protection supplements but does not replace a proper short-term rental or landlord insurance policy.