If you own or plan to invest in a short-term rental property in Seaside Heights, New Jersey, you need to understand the township’s approval process before you can legally rent your property. Getting approved involves obtaining both a Mercantile License and a Rental Certificate of Occupancy through the Short-Term Rental Property program. This guide walks you through every step so you can get your property compliant, approved, and ready to generate income.
What Is a Short-Term Rental Property in Seaside Heights?
In Seaside Heights, a short-term rental property refers to any property rented for less than 30 days at a time, typically during the busy summer season. Whether you own a condo, cottage, single-family home, or multi-unit property, if you plan to rent it out for vacation stays, you fall under the township’s Short-Term Rental Property ordinance.
This ordinance was created to ensure rental properties meet safety standards, have proper insurance coverage, and maintain neighborhood quality. It also requires owners to have a local property manager available around the clock to handle emergencies and complaints.
Step 1: Apply for Your Mercantile License
Before you can move forward with your Short-Term Rental Property application, you must first obtain a Mercantile License from the Borough of Seaside Heights. This license is required for anyone renting out apartments, cottages, rooms, or any residential property for short-term stays.
The Mercantile License is a business license that authorizes you to conduct rental activity within the township. Without it, your Short-Term Rental Property application will not be approved.
How to Apply for a Mercantile License
The application process for a Mercantile License is straightforward and can be completed through the township’s online portal or by submitting a paper application.
Visit the Seaside Heights township website at
and navigate to the Business Services or Mercantile Licenses section. You can download the application form specifically for rental properties, which is titled Mercantile License Application for Rental of Apartments, Cottages, Rooms and Hotel/Motel Businesses.
Complete the application form with your business information, including your name, property address, contact details, and any corporation or LLC information if applicable. You will need to provide accurate details about the property you intend to rent.
Submit your completed application along with the required fee of $31.50. This fee covers the issuance of your Mercantile License and is separate from your Short-Term Rental Property fees.
Once your application is reviewed and approved by the Borough Clerk’s office, you will receive your Mercantile License. This license must be kept on file and provided as part of your Short-Term Rental Property application packet.
The Mercantile License is an annual requirement, so you will need to renew it each year to maintain compliance. Make sure to keep track of your renewal date to avoid any interruptions in your ability to operate your rental business.
Step 2: Create an Account on the STRP Online Portal
Once you have your Mercantile License in hand, you can move forward with the Short-Term Rental Property application process. Seaside Heights has moved all rental housing applications online, making it easier to submit documents and track your application status.
Go to
and look for the Rental Housing and Short-Term Rentals section. Create an account on the online portal, which will allow you to complete your application digitally, upload required documents, and communicate directly with the Code Enforcement Department.
Step 3: Gather and Upload Required Documents
The Short-Term Rental Property application requires several documents to prove your property is safe, properly insured, and managed according to township standards. Missing any of these documents will delay your approval, so it’s important to have everything ready before you submit.
Complete STRP Application Checklist:
Proof of liability insurance showing at least $500,000 in coverage per occurrence, as required by Ordinance 10. Your insurance policy must specifically cover short-term rental activity.
A copy of your Driver’s License or state-issued ID.
A copy of your Mercantile License, which you obtained in Step 1.
The Compliance Agreement, which is page 3 of the township’s STRP application packet. This document certifies that you agree to follow all township ordinances and ensure your property does not disrupt the neighborhood.
Condo Association Approval Letter, if your property is part of a condominium association. This letter must confirm that short-term rentals are permitted under the association’s rules.
A Security Plan that outlines how you will monitor the property and respond to issues. This includes details about security cameras, how you will handle noise complaints or disturbances, and your plan for notifying your property manager if problems arise. Unless you occupy the property yourself, you must include a SORS-certified security officer as part of your plan.
A Parking Plan that shows where guests will park and how many designated parking spaces are available. Seaside Heights limits rentals to one vehicle for every four occupants to prevent neighborhood parking issues.
A copy of your Advertisement showing the minimum rental age requirement. For rentals between April 15th and June 30th, the primary renter must be at least 21 years old. Your advertising must clearly state this requirement, and you must display your STRP license number once it is issued.
A Rental Property Security Affidavit.
A Letter of Parental Consent, only required if you plan to rent to anyone under 21 years of age. This is typically only applicable for family rentals where the primary renter is over 21 but other occupants are minors under parental supervision.
Name and contact information for your Property Manager, who must be located within Ocean County and available 24 hours a day, 7 days a week. The township requires local management to ensure someone can respond immediately to emergencies or neighbor complaints.
Step 4: Schedule and Pass Your Property Inspection
After you submit your application and all required documents through the online portal, the Code Enforcement Department will review your submission and contact you to schedule a property inspection.
The inspection is a critical step in the approval process. An inspector will visit your property to verify that it meets all safety and habitability standards required by Seaside Heights ordinances.
During the inspection, the township will check:
Smoke detectors and carbon monoxide detectors are installed and functioning in all required locations.
Fire extinguishers are accessible and up to code.
Emergency exits and egress windows are present and meet size and accessibility requirements.
Bedrooms have proper ventilation and emergency escape routes.
The overall condition of the property meets health and safety standards, including electrical systems, plumbing, and structural integrity.
If your property passes the inspection on the first visit, you will move forward to the final step. If any issues are identified, you will need to make the necessary corrections and schedule a reinspection, which costs an additional $100.
Step 5: Pay Your Fees and Receive Your Rental Certificate of Occupancy
Once your property passes inspection and all documents are approved, you will need to pay the required fees to receive your Rental Certificate of Occupancy.
Short-Term Rental Property Fees:
First-year application fee: $200
First-year licensing fee: $500
Inspection fee: $100
Proof of insurance processing fee: $50
Mercantile License fee: $31.50 (already paid in Step 1)
Reinspection fee: $100 (only if needed)
After all fees are paid, the township will issue your Rental Certificate of Occupancy electronically through the online portal. This certificate must be renewed annually or whenever significant changes are made to the property.
Why Seaside Heights Requires a Local Property Manager
One of the most important requirements in the Seaside Heights Short-Term Rental Property ordinance is the mandate for a local property manager. Every rental property must have a designated manager located within Ocean County who is available 24 hours a day, 7 days a week.
This requirement ensures that if an emergency occurs, a noise complaint is filed, or the township needs to contact someone immediately, there is a local representative who can respond in person. Property owners who live out of state or far from the Jersey Shore cannot manage their rentals remotely and remain compliant with this rule.
For investors and second-home owners, this makes hiring a professional property management company not just a convenience, but a legal necessity.
Required Postings at Your Rental Property
Once your property is approved, Seaside Heights requires you to post specific information inside the rental unit where guests can easily see it. This includes:
Owner’s name, address, and phone number
Property manager’s name, address, and phone number
Seaside Heights Police Department and Code Enforcement Department contact information
Location of designated parking spots for the rental unit
Garbage collection schedule
Copies of Ordinance 179-10 and Ordinance 122-17
These postings help guests understand the rules and provide them with emergency contact information if issues arise during their stay.
Additional Rules for Spring and Early Summer Rentals
If you plan to rent your property between April 15th and June 30th, additional rules apply. During this time period, the primary occupant executing the rental agreement must be at least 21 years old. All other occupants must be immediate family members or under the legal guardianship of the primary renter.
You must also provide the township with detailed information about every guest staying at your property during this period, including full names, addresses, dates of birth, phone numbers, and check-in and check-out dates. This information must be kept on file for three years.
Staying Compliant Year After Year
Getting your initial approval is just the beginning. To stay compliant and avoid fines or license suspension, you need to renew your Rental Certificate of Occupancy and Mercantile License annually. You must also keep all rental records for at least three years, ensure all borough taxes and utility bills are paid up to date, and resolve any outstanding court cases before your property can be inspected or renewed.
Violations of the Short-Term Rental Property ordinance can result in fines ranging from $1,500 to $2,000 per violation, per day. These penalties apply to property owners, rental agents, and even guests who violate the rules.
How Breezy Beach Stays Simplifies the Entire Process
At Breezy Beach Stays, we understand that navigating the Seaside Heights rental approval process can feel overwhelming, especially if you’re new to property management or live outside the area. That’s why we offer full-service property management designed to keep your investment compliant, profitable, and stress-free.
Our team handles every aspect of the rental process, including preparing and submitting your Mercantile License and Short-Term Rental Property applications, coordinating township inspections and annual renewals, serving as your required 24-hour local property manager, managing guest communication and resolving issues immediately, maintaining your property with professional cleaning and maintenance services, optimizing your listing with professional photography and strategic pricing, and ensuring your property stays fully compliant with all Seaside Heights ordinances year after year.
With Breezy Beach Stays, you never have to worry about missed deadlines, failed inspections, or late-night phone calls. We take care of everything so you can enjoy the benefits of owning a Jersey Shore rental property without the hassle.
Ready to Get Your Seaside Heights Rental Approved?
The Seaside Heights rental approval process is manageable when you know what to expect and have all your documents organized. By obtaining your Mercantile License first, completing the Short-Term Rental Property application thoroughly, and partnering with a trusted local property manager, you can get your rental approved quickly and start welcoming guests to the Jersey Shore.
If you want professional support from a team that knows Seaside Heights inside and out, contact Breezy Beach Stays today. We’ll handle the paperwork, the inspections, the compliance requirements, and the day-to-day management so your rental stays legal, booked, and profitable all season long.
