Occupancy Limits: Hoboken vs Union City
How do occupancy limits rules compare between Hoboken, NJ and Union City, NJ?
Hoboken and Union City have similar restriction levels.
Hoboken, NJ
Hudson County
Hoboken does not publish a per-unit STR occupancy formula because the City has no dedicated short-term rental ordinance and relies instead on Chapter 155 (Rent Control) and Chapter 196 (Zoning) to restrict transient rentals. Rent-controlled units are barred from STR use, and only owner-occupied dwellings in zones that permit residential use may be rented short-term. Lawful occupancy of any dwelling is governed by the New Jersey Property Maintenance Code (N.J.A.C. 5:10) minimum-square-footage rules.
View full Hoboken rules →Union City, NJ
Hudson County
Union City does not set short-term rental occupancy limits because Chapter 296, Article V, Section 296-13 of the City Code (originally adopted Dec. 15, 2015 and reinforced by Ord. No. 2025-1, Jan. 21, 2025) categorically prohibits short-term vacation rentals of 30 consecutive days or less in any residential property. Because no STR permit pathway exists in this Hudson County city, there is no maximum-guests-per-bedroom rule, no two-per-bedroom-plus-two formula, and no per-square-foot occupancy standard for transient rentals at the local level.
View full Union City rules →Key Facts Comparison
| Fact | Hoboken | Union City |
|---|---|---|
| Dedicated STR Code | None - regulated through Ch. 155 and Ch. 196 | - |
| Guest Cap Formula | Not specified locally | - |
| Owner-Occupancy | Required (no tenant-run STRs) | - |
| Rent-Controlled Units | Prohibited from STR use (Ch. 155) | - |
| Long-Term Occupancy | NJ Property Maintenance Code N.J.A.C. 5:10 | Set by NJ Property Maintenance Code N.J.A.C. 5:10 |
| Registration | Annual via SDL Portal | - |
| Contact | Rent Leveling Office, (201) 420-2000 ext. 1721 | Union City Zoning Officer, (201) 348-5731 |
| STR Status | - | Prohibited - no occupancy formula exists locally |
| Governing Code | - | Union City Code Ch. 296, Art. V, Section 296-13 |
| STR Definition | - | Rental for 30 consecutive days or less to transient guests |
| Adopted / Reinforced | - | Dec. 15, 2015; Ord. No. 2025-1 (Jan. 21, 2025) |
| State STR Preemption | - | None - municipalities may ban STRs outright |
Highlighted rows indicate differences between cities.
Hoboken FAQ
How many guests can stay in a Hoboken short-term rental?
Hoboken does not publish a numeric STR guest cap because the City has no dedicated STR ordinance. Maximum lawful occupancy of any dwelling unit is set by the New Jersey Property Maintenance Code (N.J.A.C. 5:10) sleeping-room square-footage rules, not by an STR-specific formula.
Does the '2 per bedroom + 2' rule apply in Hoboken?
No. That rule comes from cities like Jersey City (Ch. 255) that have a dedicated STR permit. Hoboken instead restricts who may operate an STR (owner-occupants only, no rent-controlled units) and lets the New Jersey Property Maintenance Code govern headcount.
Can I rent my Hoboken rent-controlled apartment on Airbnb?
No. Hoboken Chapter 155 (Rent Control) prohibits owners of rent-controlled units from listing those units as short-term or transient rentals on platforms like Airbnb or Vrbo. Violations carry fines and may trigger Rent Leveling Office enforcement.
Union City FAQ
How many guests can stay in a Union City Airbnb?
Union City does not set a guest cap for short-term rentals because Chapter 296, Article V, Section 296-13 prohibits the use entirely. There is no permitted STR pathway with an occupancy formula.
Does the '2 per bedroom + 2' rule apply to Union City STRs?
No. Union City has not adopted that or any other STR occupancy standard because short-term vacation rentals are banned under Chapter 296, Article V. Lawful long-term residential occupancy is governed by NJ N.J.A.C. 5:10 minimum-square-footage rules, not STR formulas.
Can I host a few guests for under 30 days if I don't charge them?
Hosting unpaid household guests in your own residence is not a vacation rental. Chapter 296, Article V targets exclusive transient use for 30 consecutive days or less; charging consideration is what triggers the prohibition.
Compare other topics
See how Hoboken and Union City compare on other ordinance categories.
Want to add a third city?
Use our full comparison tool to compare up to three cities.
Open Comparison Tool