Toms River, NJ Short-Term Rentals: Insurance Requirements (2026)
Key Facts
- Requirement
- owner must carry insurance
- Proof
- furnished to the Township
- Applies to
- single-room rentals
- Paired rule
- owner-occupied year-round
Summary
A Toms River Township homeowner renting a single room to a lodger must carry sufficient insurance coverage and give the township proof of it, one of the conditions in the room-rental rule.
The lease or rental of a single room within a dwelling is permitted provided the following conditions are satisfied:
(1) The dwelling has been inspected, issued a rental certificate of occupancy, and complied with all other requirements set forth in § 335-2H.
(2) The landlord has filed the appropriate registration with the Township pursuant to N.J.S.A. 46:8-28 and § 287-32 of the Township Code.
(3) The dwelling complies with all applicable health, safety, construction, zoning, and fire codes.
(4) The dwelling has a minimum of two bedrooms.
(5) The addition of the tenant does not result in a violation of occupancy limitations.
(6) The owner maintains all required insurances in sufficient coverage amounts and has furnished proof thereof to the Township.
(7) The dwelling is owner-occupied year-round.
(8) A minimum tenancy of one month, and a maximum of one tenant.
(9) The tenant has unrestricted access to the dwelling's common areas and amenities, including but not limited to kitchens, basements, garages, laundry facilities, patios/porches, pools, assigned closets, assigned bathrooms, and living and dining areas.
(10) Bedroom doors may have privacy locks, but not key locks.
(11) There is sufficient space on the subject property to lawfully provide one on-premises parking space for the tenant's vehicle.
§ 335-42. Commercial rentals. The lease or rental of any dwelling for commercial or corporate purposes is prohibited.
Official source re-checked September 7, 2026: no newer edition of the code had been published (publisher’s edition: rev 4954830; v33 updated 2026-04-22; through 04-22-2026).
Full Breakdown
Section 335-41, part of the Short-Term Rentals article, sets eleven conditions before a single-room rental is allowed. One requires the owner to maintain all required insurance in sufficient coverage amounts and furnish proof to the township; this sits alongside the rental certificate of occupancy, two-bedroom minimum, one-month minimum tenancy, one-tenant cap, and year-round owner-occupancy requirements that apply to the same room rental.
Violations & Fines
Failing to maintain and prove the required insurance is a chapter violation subject to the maximum fines under N.J.S.A. 40:49-5 and 40:69A-29, each day a separate offense, and can support revocation of the rental certificate of occupancy under § 335-47.
Frequently Asked Questions
Does Toms River require insurance to rent out a room?
What if I skip the insurance requirement?
Sources & Official References
Other rules in Toms River
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