Edison, NJ Short-Term Rentals: Insurance Requirements (2026)

Three insurance layers can apply to an Edison vacation rental, but none of them is required by Edison ordinance. First, the operator's own property and liability coverage: most standard New Jersey homeowners (HO-3) and dwelling-fire (DP) policies exclude or sharply limit coverage for short-term commercial rental use; the operator needs either an endorsement (such as the ISO HO 17 33 'Home-Sharing Host Activities' endorsement) or a dedicated short-term-rental policy from a carrier writing that line in New Jersey (Proper Insurance, Slice, CBIZ, and similar). Second, platform host-protection programs - Airbnb's AirCover for Hosts (up to $1 million in host liability and host damage protection) and Vrbo's $1 million Liability Insurance - provide secondary coverage on bookings made through the platform but do not satisfy a New Jersey-law insurance requirement and do not cover off-platform bookings. Third, where the dwelling is in a homeowners' association or condominium subject to a master policy, the association's bylaws may impose minimum personal-liability coverage and may prohibit transient rental outright - this is an HOA/condo-document question, not an Edison Code question. The Edison Township Clerk does not require proof of insurance at Chapter 17 rental-license issuance, and the Edison Division of Health does not require insurance documentation at the Rental Re-Occupancy Inspection. State law layers a separate landlord registration duty under the New Jersey Landlord Identity Registration form (N.J.A.C. 5:10-1.11) for buildings with three or more units, but that is a registration duty rather than an insurance mandate. The 2018 Statewide Insurance Fund STR Guidance recommends but does not require a $500,000 to $1 million liability limit on commercial-rated coverage for residential STRs; operators should treat that as best-practice, not a codified Edison minimum.