Seaside Heights Short-Term Rental Regulations: What Property Owners Need to Know

Seaside Heights has significantly tightened its short-term rental enforcement, moving the entire application process online through its MUNIRevs portal. The borough draws a firm legal line between short-term rentals — 30 days or fewer — and long-term rentals of more than 30 days, and the licensing requirements differ accordingly. If you are renting or considering renting a property in Seaside Heights, the information below covers the actual ordinance structure, real costs, and what the borough requires before you can legally advertise or accept a guest.

The Two-Step Licensing Process

Operating a short-term rental in Seaside Heights requires two separate licenses, and you cannot apply for the second until the first is in place.

Step 1 — Mercantile License (Chapter 122): Every person or corporation renting apartments, cottages, rooms, or single-family homes is legally classified as a rental business under Seaside Heights ordinance and must hold a Mercantile License. The annual cost is $31.50. This is not optional or conditional on the number of nights you rent — any rental activity of any duration requires this license under Chapter 122, Article I.

Step 2 — STRP License (Chapter 179): For rentals of 30 consecutive days or fewer, you must obtain a Continuing Certificate of Occupancy (CCO) under the Short-Term Rental Property ordinance. Per Borough Code §179-6, the initial year costs $700 to $850 total, broken down as a non-refundable $200 application fee plus a $500 initial annual license fee, with processing fees accounting for the remainder depending on the number of units. Annual renewal is $150 and includes the mandatory annual inspection.

The inspection scheduling matters: inspections are conducted Tuesdays through Thursdays, and the borough will not schedule yours until all required documentation has been uploaded into the MUNIRevs portal. Submitting an incomplete application delays the process and delays your ability to rent legally.

The Penalty for Non-Compliance

Advertising your property on Airbnb, VRBO, MLS, or any online platform without a valid license — or accepting guests without going through the licensing process — carries fines of up to $2,000 per day in municipal court. The MUNIRevs portal and the borough's online enforcement approach make identifying unlicensed listings significantly easier than it was under the previous paper-based system.

The financial exposure from non-compliance can exceed the licensing costs by a substantial margin within a matter of days. Property owners who have been informally renting without a license in prior seasons should not assume that approach will continue without consequence.

Age Restrictions and the Spring Window

One of Seaside Heights' most specific and consistently enforced requirements involves the age of the primary renter. The borough divides the year into two periods:

April 15 through June 30 — the restricted spring window: The primary renter must be 21 years of age or older. This aligns with the prom and graduation season and is actively enforced. If you choose to rent to a primary renter under 21 during this period, you must collect a formal Letter of Parental Consent and explicit guest rosters as part of your required documentation. This is not a gray area.

July 1 through April 14 — the remainder of the year: The minimum age for the primary renter is 18.

The occupancy cap applies year-round regardless of age: a maximum of 10 occupants per property, regardless of the number of bedrooms or the square footage of the home. There are no exceptions to this cap.

What the Borough Requires Before Your Inspection

Before the Housing Department will schedule your mandatory inspection, the following must be uploaded and complete in the MUNIRevs portal:

Insurance: State and local law requires a minimum of $500,000 in commercial liability insurance per occurrence. A standard homeowner's policy does not satisfy this requirement — you need a commercial or short-term rental policy that meets the $500,000 threshold.

24/7 Local Property Manager: You must designate a local contact or property manager located within Ocean County who is reachable around the clock to handle police or code enforcement complaints. This person must be identified by name and contact information in your application.

Parking Plan: Seaside Heights restricts parking to a maximum of one vehicle per four occupants. You must submit a formalized Parking Plan documenting how parking at your property complies with this ratio.

Financial Clearance: Your application will be frozen if there are any outstanding municipal tax bills, utility balances, or active municipal court cases tied to the property. These must be resolved before the process can move forward.

Condo or HOA Approval: If your unit is part of an HOA or condominium complex, you must provide a formal letter from the association explicitly stating that short-term rentals are permitted under their governing documents. Verbal confirmation from a board member is not sufficient.

Advertising Rules and Required Postings

Two advertising requirements apply to every licensed short-term rental in Seaside Heights:

First, your STRP license number must appear in the text of every online advertisement — every Airbnb listing, every VRBO listing, every MLS entry. This is not optional. The license number functions as proof to the borough and to guests that the property is operating legally.

Second, you are prohibited from placing any physical rental signs on the property itself. Marketing must occur through online channels; signage on the property is not permitted.

Inside the unit, you are required to have specific sections of the ordinance physically printed and posted for guests: Ordinance §179-10 and §122-17 must be visible to renters. Compliance with the posting requirements is verified during the mandatory annual inspection.

Record-Keeping Requirements

Chapter 179 requires that you retain all guest logs for a minimum of three years. This includes the names of all guests, the dates of each rental, and documentation of age verification and any parental consent forms collected during the restricted spring window. The borough can request these records, and gaps in documentation create compliance exposure.

Practical Takeaway for Seaside Heights Property Owners

The licensing process in Seaside Heights is structured and sequential — you need the Mercantile License before the STRP application, the documentation in order before the inspection can be scheduled, and the license number in your advertisements before you can legally list. Properties that skip or shortcut any part of this process face fines that accumulate on a daily basis.

If you are purchasing a Seaside Heights property with the intent to operate it as a short-term rental, verifying the licensing status and compliance history of the property before closing is a meaningful part of due diligence. Existing violations or outstanding municipal balances can delay your ability to operate — and may not surface until you attempt to apply. For more on what to look for when buying in Seaside Heights, see our Seaside Heights community overview.

Explore Seaside Heights Real Estate

Browse current listings, pricing, flood zone information, and local market insights for Seaside Heights, NJ.