Toms River, NJ Solar Energy: HOA Restrictions (2026)

Ocean County has dozens of HOA-governed communities, particularly 55+ developments (Holiday City, Crestwood Village, Leisure Village, Silver Ridge Park, Greenbriar Woodlands, Four Seasons) and newer subdivisions in Jackson, Barnegat, and Little Egg Harbor. New Jersey's Solar Rights Act (N.J.S.A. 45:22A-48.2) provides strong protection: HOAs cannot adopt or enforce restrictions prohibiting solar collectors on the roof of a single-family dwelling solely owned by an individual. HOAs may still impose reasonable placement, color, and visibility rules, but such rules cannot result in more than a 10% increase in installation cost or more than a 10% decrease in efficiency compared to the homeowner's preferred design. Architectural review committees must act within a reasonable time (commonly 60 days under governing documents) or the application is deemed approved. This protection applies to single-family homes whose roofs are individually owned — condominium townhouse roofs designated as common elements are not covered. Battery storage and EV chargers have separate protections (recent NJ legislation).