Bergen County, NJ: No Zoning, Owner-Builder Allowed

Bergen County, New Jersey requires a municipal construction permit for new construction and covered structural, plumbing, mechanical and electrical work; ordinary maintenance is exempt¹. Zoning belongs to each municipality or, in parts of the Meadowlands, a regional authority; the county has no countywide zoning^2,3. Septic approval comes from the health department with jurisdiction, and Bergen County Health Services serves only contracting municipalities^4,5.

At a glance

Building permit: Municipal construction permit required for new construction and covered work; ordinary maintenance is exempt¹
Zoning: Municipal or, in parts of the Meadowlands District, regional; Bergen County has no countywide zoning^2,3
Owner-builder: A personal-use builder may be exempt from builder registration, but not from construction permits or code compliance^6,7
Septic permits: Required before building approval; the health department with jurisdiction handles it, with county Health Services serving contracting municipalities^4,5
Setbacks, lot size, height, dwelling size: No county zoning standard; the municipality or applicable Meadowlands rules control^2,3
Subdivision approval: All subdivisions go to the County Planning Board for review; county approval is limited to projects affecting county roads, drainage or property⁸
Manufactured homes: Limited to single-family (R-5) use, federally regulated installation⁹
County-road driveway: $250 review fee when the proposed driveway is not covered by site-plan approval or exemption¹⁰

Who to call

Building permits

Hackensack Construction Official (Department of Building, Housing and Land Use)

Issues building/construction permits for the City of Hackensack only; every other Bergen County municipality has its own separate construction official

(201) 646-3920 ext. 2001

esisco@hackensack.org

65 Central Ave, Hackensack, NJ 07601

Zoning

Hackensack Zoning Officer (Department of Building, Housing and Land Use)

Reviews building permit applications for zoning compliance in the City of Hackensack only; every other Bergen County municipality has its own separate zoning officer and ordinance

(201) 646-3920 ext. 2020

65 Central Ave, Hackensack, NJ 07601

One more officeHealth department

Health department

Bergen County Department of Health Services

Reviews septic engineering plans and oversees septic installations, repairs and alterations for municipalities contracting with Bergen County Health Services; confirm the health department having jurisdiction for the parcel

201-634-2600

healthdept@bergencountynj.gov

One Bergen County Plaza, 4th Floor, Hackensack, NJ 07601-7076

Contact details are copied from each office’s official page and were checked against it on October 13, 2026.

Do you need a building permit in Bergen County, New Jersey?

Bergen County, New Jersey construction permits are required for new construction and covered structural, plumbing, mechanical and electrical work; ordinary maintenance is exempt.

Bergen County, New Jersey construction permits are required for new construction and covered structural, plumbing, mechanical and electrical work; ordinary maintenance is exempt¹. Apply through the construction official for the municipality containing the property, because local enforcing agencies process the applications¹. The building subcode is the New Jersey edition of the 2024 International Building Code, adopted August 17, 2026¹¹. A person building a new home for personal use is excepted from new-home-builder registration and the warranty program, but still needs required construction permits and code compliance^7,12. The registration exception covers personal-use construction no more often than once every five years⁶. An owner who performs covered work must also file the required affidavit before a certificate of occupancy can issue¹³.

Who issues building permits in Bergen County, and how do you reach them?

There is no single Bergen County building-permit office: apply to the construction official for the property’s municipality.

There is no single Bergen County building-permit office: apply to the construction official for the property’s municipality¹. Hackensack, Garfield, Paramus and Ridgewood each issue their own building permits^14,15,16,17. Hackensack’s Construction Official can be reached at 65 Central Ave, Hackensack, NJ 07601, (201) 646-3920 ext. 2001, or esisco@hackensack.org¹⁸. Septic approval is separate and stays with the health department having jurisdiction; Bergen County Health Services serves only contracting municipalities^4,5. Municipalities set construction-permit fees, and a complete application must be approved or denied within 20 business days¹. County site-plan and subdivision review uses the GeoCivix/IDT portal, separate from the municipal construction-permit application¹⁹.

Does Bergen County have zoning?

Bergen County has no countywide zoning; municipalities hold zoning authority, while applicable portions of the Hackensack Meadowlands District have regional zoning administered by the New Jersey Sports and Exposition Authority^2,3. Hackensack adopts and administers its own zoning ordinance, which regulates land use, lot size, setbacks, signage and parking, and its Zoning Officer is at (201) 646-3920 ext. 2020^14,18. Garfield, Paramus, Ridgewood, Fair Lawn, Englewood, Bergenfield, Lodi, Cliffside Park, Elmwood Park and Palisades Park also have their own zoning^{20,21,22,23,24,25,26,27,28,29}. Septic permits stay with the health department having jurisdiction, with Bergen County Health Services serving only contracting municipalities^4,5. Bergen County sets no zoning minimum for dwelling size, setbacks or lot size; get the parcel’s standards from its municipality or applicable Meadowlands authority^2,3. Every subdivision still goes to the County Planning Board for review; even a subdivision exempt from county approval needs a board exemption⁸.

How do septic permits work in Bergen County?

A Bergen County property using an onsite septic system needs approval from the health department with jurisdiction before the municipal construction official may issue the construction permit.

A Bergen County property using an onsite septic system needs approval from the health department with jurisdiction before the municipal construction official may issue the construction permit⁴. Before occupancy, the construction official must receive a septic certificate of compliance that includes the health department's confirmation that the system follows the approved plans⁴. Bergen County Health Services reviews septic plans and oversees installations, repairs and alterations only for municipalities that contract for its services, so the county is not the septic authority at every address⁵. Inside Hackensack, the city Health Department licenses the location, construction or alteration of individual sewage disposal systems³⁰. Elsewhere, ask the municipality which health department handles the parcel. Septic facilities must be inspected by an authorized board-of-health representative and receive permission before being covered³¹. When Bergen County is the responsible health department, contact Bergen County Health Services at One Bergen County Plaza, 4th Floor, Hackensack, NJ 07601-7076, or 201-634-2600³².

Can you live in an RV or tiny home on your land in Bergen County?

We could not confirm a countywide rule allowing or prohibiting residential RV use or tiny-home occupancy in Bergen County.

We could not confirm a countywide rule allowing or prohibiting residential RV use or tiny-home occupancy in Bergen County. Ask the zoning officer for the parcel's municipality, or the applicable Meadowlands authority, because local and regional zoning varies by location³. The absence of county zoning does not make a parcel unrestricted: Bergen County has no county minimum dwelling size, setback or lot-size zoning rule precisely because those controls belong at the municipal or applicable regional level². A tiny home that involves new construction still needs the municipal construction permit required by the Uniform Construction Code¹. A manufactured home in New Jersey is limited to single-family use and is subject to federal installation standards⁹.

What are the steps to build a home in Bergen County?

Identify the parcel's municipality and whether Meadowlands regional zoning applies.

Identify the parcel's municipality and whether Meadowlands regional zoning applies³.
Ask the municipal zoning officer or applicable regional authority for the parcel's use, lot-size, setback and dwelling-size rules².
If the site needs septic, get the plan approved by the health department with jurisdiction before applying for the construction permit; Bergen County Health Services serves only contracting municipalities^4,5.
Determine whether subdivision, drainage or county-road impacts require Bergen County review, then use the county portal if they do^8,19.
Apply to the municipal construction official for the construction permit¹.
Schedule required building inspections⁷.
If acting as an owner-builder, complete the required affidavit before seeking the certificate of occupancy¹³.
Obtain the certificate of occupancy before using the new building¹³.

What should you check before buying land in Bergen County?

Confirm the parcel's municipality and whether Meadowlands regional zoning applies before relying on any use, minimum-lot-size, setback or dwelling-size answer.

Confirm the parcel's municipality and whether Meadowlands regional zoning applies before relying on any use, minimum-lot-size, setback or dwelling-size answer^2,3. Ask whether public sewer is available and which health department handles septic approval; only about 11.7% of sampled county soil has no severe limitation for a conventional drain field^4,33. A private well needs an NJDEP drilling permit and local health-official construction approval³⁴. Every subdivision needs County Planning Board review, even when exempt from county approval⁸. County-reviewed site plans carry a $1,500 initial filing fee, while a County Planning Board exemption costs $250¹⁰. A qualifying county-road driveway has a separate $250 road-access review fee¹⁰. Typical property tax bills are about $10,001 a year at an effective rate near 1.7%³³.

Watch-outs

Bergen County has no countywide zoning, and county septic service reaches only contracting municipalities; identify the parcel's municipality before choosing either contact^2,5.
We could not confirm a countywide rule on living in an RV or tiny home; ask the municipal zoning officer or applicable Meadowlands authority for the parcel³.
Only about 11.7% of Bergen County's sampled soil has no severe limitation for a conventional septic drain field, so a parcel without public sewer needs site-specific review by the municipality's septic authority^5,33.
A driveway onto a Bergen County road can trigger a separate $250 road-access review fee when the proposal is not covered by site-plan approval or exemption¹⁰.

Sources

34 official pages, each quoted and re-checked · written October 13, 2026

Written October 13, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

Off-grid gear

Going off-grid in Bergen County means bringing your own water and power. The kit we’d start with:

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Compared with neighboring counties

Unlike all 6 of its neighbors, Bergen County has no countywide zoning.

Rule	Bergen County	Hudson County	Essex County	Passaic County	Union County	Morris County	Middlesex County
Building permit	Required	Required	Required	Required	Required	Required	Required
County zoning	No	Yes	Yes	Yes	Yes	Yes	Yes
Septic permits	County Dept. of Health Services	Not published	Not published	Not published	Not published	County Div. of Public Health	County Env. Health Div.

Answers from the rulebook for Bergen County

What the ordinances and state agencies actually say — one answer per question, each quoted from the official source and independently re-checked.

Bergen County rules

County-wide zoningAbsent
Bergen County’s county-level zoning authority over municipal zoning and municipal master plans.
- The County retains authority for county planning functions and site-plan standards affecting county roads or drainage facilities under the County Planning Act.
- Municipal zoning and master-plan authority remains with municipalities; portions of the Meadowlands District are subject to NJSEA regional planning and zoning.
“In New Jersey, municipalities, not counties, have the authority to zone land for different uses”
Bergen County Standards for Sustainable Land Development—Site Plans ↗Re-checked Oct 7, 2026
Local zoningVaries (with conditions)
The aggregate zoning structure across Bergen County, including municipal zoning and regional NJSEA zoning within applicable portions of the Hackensack Meadowlands District.
- Municipal zoning applies in municipalities and areas outside the NJSEA-regulated Meadowlands District.
- The NJSEA administers regional planning and zoning within the Hackensack Meadowlands District, which includes portions of ten Bergen County municipalities: Carlstadt, East Rutherford, Little Ferry, Lyndhurst, Moonachie, North Arlington, Ridgefield, Rutherford, South Hackensack, and Teterboro.
- For properties in the Meadowlands District located in opt-out municipalities Secaucus, Kearny, and Carlstadt, applications are submitted to NJSEA and forwarded to the appropriate municipality for full review.
- Applicable dimensional, use, subdivision, site-plan, floodplain, and other regulations depend on the municipality and parcel location.
“The NJSEA is the Authority of the State of New Jersey responsible for the regional planning and zoning of the Hackensack Meadowlands District (District)”
Bergen County Master Plan: Public Facilities and Services ↗Re-checked Oct 7, 2026
Minimum dwelling sizeNone
County zoning dimensional regulation of dwelling size in unincorporated Bergen County.
- No county zoning rule is established by the cited official source.
- Municipal zoning and state construction or housing rules may impose requirements.
“In New Jersey, municipalities, not counties, have the authority to zone land for different uses; nor do counties typically provide the services often provided by municipalities including affordable housing, fire protection, and an array of other public amenities or protections.”
Bergen County Master Plan — Introduction ↗Re-checked Oct 6, 2026
Minimum lot sizeNone
County zoning minimum-lot-size regulation in unincorporated Bergen County.
- No county zoning minimum-lot-size rule is established by the cited official source.
- Municipal zoning and county subdivision or site-plan review may still impose applicable requirements.
“Zoning ordinances can regulate development that relates “to the nature and extent of the uses of land and of buildings and structures thereon.” (N.J.S.A. 40:55d-62) This includes permitting (or prohibiting) specific uses in specified areas of the community, the size and layout of lots, and other controls on design.”
Bergen County Master Plan — Introduction ↗Re-checked Oct 6, 2026
SetbacksNone
County zoning setback regulation in unincorporated Bergen County.
- No county zoning setback rule is established by the cited official source.
- Municipal zoning, county subdivision/site-plan review, state construction, floodplain, and environmental rules may still apply.
“In New Jersey, municipalities, not counties, have the authority to zone land for different uses; nor do counties typically provide the services often provided by municipalities including affordable housing, fire protection, and an array of other public amenities or protections.”
Bergen County Master Plan — Introduction ↗Re-checked Oct 6, 2026
Who permits septicCounty (with conditions)
County Health Services septic plan review and oversight for municipalities that contract with Bergen County.
- Services are provided through contractual agreements with municipalities.
- The source states that services cover approximately 30 contracting towns, not all Bergen County municipalities.
- The county reviews engineering plans and oversees new and existing septic installations, repairs, and alterations.
- The source does not establish countywide septic authority.
contracting municipalities: approximately 30 towns
“Health inspection supervisors and staff work to serve contracting communities and county government. These services are part of the department’s contractual agreements, which facilitate municipal compliance with state public health regulations. A combination of supervisory and direct services are provided to approximately 30 contracting towns. [...] Review engineering plans for residential and commercial septic systems [...] Maintain oversight of new/existing septic system installations, repairs and alterations”
bergencountynj.gov ↗Re-checked Oct 5, 2026
Subdividing landLimited
All land subdivisions in Bergen County for county review, with County Planning Board approval required only when the subdivision affects a County road, County drainage facility, or County-owned or maintained buildings or land.
- All subdivisions must be submitted to the County Planning Board for review.
- Approval is limited by N.J.S.A. 40:27-6.2 to subdivisions abutting a County road or County drainage facility, causing stormwater to drain to County infrastructure, or affecting County-owned or maintained buildings or land.
- Subdivisions not located on a County road and not affecting County drainage facilities are exempt from County approval, but the property owner must obtain an exemption from the County Planning Board.
“All subdivisions of land within Bergen County shall be submitted to the County Planning Board for review. [...] The following subdivisions shall require approval from the Bergen County Planning Board as set forth and limited in N.J.S.A.40:27-6.2: 1. Subdivisions that abut either a County road or County drainage facility. [...] Subdivisions that are not located on a County road and do not affect County drainage facilities are exempt from County approval. The property owner shall obtain an exemption from the County Planning Board.”
Bergen County Standards for Sustainable Land Development—Subdivisions ↗Re-checked Oct 5, 2026
Driveway accessLimited
Proposed residential driveways on Bergen County roads that are not subject to Site Plan Approval or Exemption.
- The cited fee schedule addresses County-road access only, not every driveway in Bergen County.
- A $250 road-access permit fee applies for review of the proposed driveway.
road access permit fee: 250 USD (proposed driveway on a County road not subject to Site Plan Approval or Exemption)
“Residential Driveway - Road Access Permit Fee: $250.00 – for review of a proposed driveway on a County road not subject to Site Plan Approval or Exemption”
Fee Schedule for Site Plan Application ↗Re-checked Sep 26, 2026
Permit feesPublished (with conditions)
Site plans requiring Bergen County review under the County Site Plan Review Ordinance and related County Planning Board applications.
- Initial County Planning Board filing fee is $1,500.00; County Planning Board exemption fee is $250.00.
- Additional fees include processing fees, final approval, inspection, reprocessing, storm-drain connection, extension, waiver, violation, outdoor dining, residential driveway, and cellular-tower fees as stated in the source.
- All fees are due before final approval; checks are payable to the County of Bergen; fees cannot be combined and separate checks are required; online payments are subject to processing-company service fees.
- The schedule was amended by Ordinance No. 23-36 and adopted November 1, 2023.
- Federal, state, and county governments are exempt from fees.
- Municipal governments, including schools and libraries, are exempt from fees.
- Houses of worship and 501(c)(3) nonprofit charitable organizations are exempt from fees, but may be required to post a performance guarantee and related inspection fee.
initial filing fee: 1500 USD · county planning board exemption fee: 250 USD · inspection fee: 6% of Performance Guarantee (minimum of $350.00) · storm-drain connection permit fee: 600 USD per connection · extension fee: 300 USD per year (written extension request required if not approved within one calendar year) · waiver fee: 150 USD per waiver · residential driveway road access permit fee: 250 USD (County road not subject to Site Plan Approval or Exemption)
“FEE SCHEDULE FOR SITE PLAN APPLICATION For site plans requiring County Review as per Section of the Standards for Sustainable Land Development - Site Plan Review Ordinance of Bergen County. [...] Initial Filing Fee: $1,500.00 [...] Exemption Fee: $250.00”
Fee Schedule for Site Plan Application ↗Re-checked Oct 5, 2026
Permit processPublished (with conditions)
Bergen County subdivision and site-plan development-review applications.
- Starting January 1, 2024, all new subdivision and site-plan applications must be submitted through the GeoCivix/IDT portal.
- The filer is treated as the applicant on the project homepage and is responsible for uploading initial documents, completing tasks, and responding to comments; the filer may not be the actual applicant.
- The County Planning Board resolution also requires subdivision applications to be submitted to the County Planning Board and requires completeness materials including the application form, fees, signed and sealed drawings, checklists, digital plans, and potentially traffic, stormwater, and urban-runoff documents.
portal start date: 2024-01-01
“Starting January 1, 2024, all new subdivision and site plan applications must be submitted through the GeoCivix/IDT portal. [...] the person who files the application will be deemed as the “applicant” on the project homepage. This is the person responsible for uploading the initial documents, completing tasks, and responding to comments. This is may not be the actual applicant of the project.”
Application Submission Portal ↗Re-checked Oct 5, 2026

New Jersey rules that apply here

Building permitRequired
Construction, enlargement, repair, renovation, alteration, reconstruction, demolition, regulated equipment installation or alteration, and changes of use governed by the New Jersey Uniform Construction Code.
- A permit must be obtained before covered work begins.
- Ordinary maintenance as defined in N.J.A.C. 5:23-2.7 does not require a permit or notice.
- Minor work requires a permit, but work may proceed after notice to the enforcing agency before the permit is issued.
- Emergency work not involving lead abatement requires notice as soon as practicable and a permit application no later than 72 hours afterward.
- A permit is required for work abating violations cited in a Notice of Violation and Order to Terminate issued after a certificate of occupancy.
- A permit is required for lead-abatement projects requiring a lead-abatement clearance certificate.
- Additional exceptions exist for specified temporary structures, tents, tensioned membrane structures, canopies and greenhouses; electrical or mechanical equipment may still require a permit.
“It shall be unlawful to construct, enlarge, repair, renovate, alter, reconstruct or demolish a structure, or change the use of a building or structure, or portion thereof, or to install or alter any equipment for which provision is made or the installation of which is regulated by this chapter without first filing an application with the construction official, or the appropriate subcode official where the construction involves only one subcode, in writing and obtaining the required permit therefor.”
N.J.A.C. 5:23-2.14, Construction permits—when required ↗Re-checked Sep 11, 2026
2 more reviewed findings on this topic
- Required — New construction and work on existing buildings in Bergen County subject to the New Jersey Uniform Construction Code.
  “A construction permit is required for any new construction as well as for work on existing buildings, including structural, plumbing, mechanical, and electrical work. There are some exceptions to the general permit requirement. For example, construction permits are not required for ordinary maintenance, which includes routine repair.”
  The New Jersey State Uniform Construction Code ↗Re-checked Oct 4, 2026
- Required — New construction and construction, alteration, repair, renovation, reconstruction, enlargement, or demolition of buildings and structures in Bergen County.
  “A construction permit is required for any new construction as well as for work on existing buildings, including structural, plumbing, mechanical, and electrical work. There are some exceptions to the general permit requirement. For example, construction permits are not required for ordinary maintenance, which includes routine repair.”
  Uniform Construction Code General Information ↗Re-checked Oct 6, 2026
Owner-builder exemptionConditional
A new home built by an owner, or a new home in which the owner performed design, construction, plumbing, or electrical work, for purposes of certificate-of-occupancy issuance and New Home Warranty and Builders' Registration Act coverage.
- A certificate of occupancy cannot be issued unless the owner files an affidavit with the construction official.
- The affidavit must certify that all work was done in conformity with applicable law.
- The owner must acknowledge that work performed by the owner or by a subcontractor under the owner's supervision is not covered under the New Home Warranty and Builders' Registration Act.
- The owner must state that this lack of coverage will be disclosed to anyone purchasing the property from the owner within 10 years after the certificate of occupancy is issued.
- The affidavit must use a form prescribed by the Department of Community Affairs.
- This rule does not itself establish an exemption from construction permits, inspections, building-code compliance, or professional-licensing requirements.
disclosure period after certificate of occupancy: 10 years
“unless the owner shall file [...] an affidavit”
N.J.A.C. 5:23, Uniform Construction Code ↗Re-checked Oct 1, 2026
4 more reviewed findings on this topic
- Conditional — A person constructing a new home in Bergen County for the person's own personal use and occupancy, under New Jersey's builder-registration rules.
  “Nothing herein shall be interpreted as requiring that a person who constructs a new home for his own personal use and occupancy [...] be registered”
  N.J.A.C. 5:25-2.1, Registration required ↗Re-checked Oct 6, 2026
- Conditional — A person constructing a new home for that person's own personal use.
  “Under New Jersey law, all new home builders are required to be registered with the Dept. of Community Affairs. This includes those who build single-family homes, townhouses, duplexes, cooperatives, condominiums, factory-built and modular residences. The only exception is a person who constructs a new home for his or her own personal use.”
  Construction Code FAQs for New Home Buyers ↗Re-checked Oct 6, 2026
- Available (with conditions) — A person constructing a new home for their own personal use in Bergen County.
  “It does not include a person who constructs a new home for his/her own personal use, a licensed architect, engineer, or attorney, or someone who contracts with a licensed architect, engineer, or attorney to provide professional services related to the construction of a new home.”
  Builder Registration and New Home Warranty for Builders ↗Re-checked Oct 6, 2026
- Available (with conditions) — A person constructing a new home for his or her own personal use, for purposes of New Jersey new-home-builder registration and warranty requirements.
  “It does not include a person who constructs a new home for his/her own personal use”
  Builder Registration and New Home Warranty for Builders ↗Re-checked Oct 1, 2026
Building code adoptedAdopted (with conditions)
Construction regulated by New Jersey's statewide Uniform Construction Code, including the building subcode and other listed subcodes.
- The current building subcode is the 2024 International Building Code, New Jersey edition, adopted through N.J.A.C. 5:23-3.14.
- The statewide UCC includes additional subcodes, including plumbing, electrical, energy, mechanical, one- and two-family dwelling, fuel gas, rehabilitation, barrier-free, and elevator subcodes.
- The current 2024 model-code amendments became effective August 17, 2026, and expire February 9, 2029.
- The Department of Community Affairs is the primary state building-codes and standards agency; enforcement may involve local enforcing agencies under the UCC.
building subcode: International Building Code/2024, New Jersey edition (NJ edition and referenced New Jersey amendments apply) · effective date of 2024 model-code amendments: 2026-08-17 · expiration date of 2024 model-code amendments: 2029-02-09
“In 1975, the New Jersey Uniform Construction Code Act established the Department of Community Affairs as the primary building codes and standards agency in the State. The Act provided for a single, mandatory construction code and for a fundamental restructuring of the enforcement process. Hence, the New Jersey Uniform Construction Code (UCC), NJAC 5:23 et seq. was adopted and became effective January 1, 1977.”
Current Construction Codes ↗Re-checked Sep 11, 2026
2 more reviewed findings on this topic
- Adopted (with conditions) — New Jersey building-code subcode applicable statewide, including Bergen County, subject to the Uniform Construction Code.
  “BUILDING SUBCODE (NJAC 5:23-3.14) International Building Code/2024, NJ ed [...] Aug 17, 2026”
  Current Construction Codes ↗Re-checked Sep 26, 2026
- Adopted — New residential construction and other construction subject to New Jersey’s State Uniform Construction Code statewide.
  “The New Jersey State Uniform Construction Code (UCC) Act, which was signed into law in 1975, authorizes the Commissioner of the Department of Community Affairs to adopt and enforce rules pertaining to construction codes and provides for the administration and enforcement of those rules throughout the State.”
  The New Jersey State Uniform Construction Code ↗Re-checked Oct 1, 2026
InspectionsRequired
Construction work regulated by the New Jersey Uniform Construction Code, with periodic inspections at required construction stages by the enforcing agency's code officials or inspectors.
- Inspections are periodic rather than continuous.
- Construction must stop at specified points so inspections can occur, including bottom-of-footing trenches before footings, rough plumbing and electrical wiring before framing, and framing before finishes cover the system.
- The source describes inspections during construction to verify compliance with the UCC.
“During construction, the code official or inspector conducts regular inspections to ensure that the work performed complies with the UCC. The code requires construction work to stop so that certain inspections can be performed at particular points in construction, namely inspection of the bottom of footing trenches before placement of footings and inspection of the rough plumbing and electrical wiring before the framing inspection of framing system before they are covered with finishes.”
New Jersey Department of Community Affairs, New Home Warranty—Consumer Information ↗Re-checked Sep 11, 2026
Certificate of occupancyRequired
New buildings or structures erected statewide in New Jersey.
- The certificate must be issued by the construction official before the building or structure is used or occupied in whole or part.
- The enforcing agency issues the certificate upon application by the owner when all regulatory requirements have been met.
“New buildings: [...] certificate of occupancy shall have been issued”
N.J.A.C. 5:23, Uniform Construction Code ↗Re-checked Oct 1, 2026
One more reviewed finding on this topic
- Limited — Renovated or altered buildings, reconstructed buildings, building additions increasing height or area, changes of use, temporary occupancy, and minor work statewide in New Jersey.
  “No certificate of occupancy shall be required [...] minor work”
  N.J.A.C. 5:23, Uniform Construction Code ↗Re-checked Oct 1, 2026
Lot coverageDistrict specific
Municipal zoning ordinances throughout New Jersey may regulate the percentage of lot or development area occupied by structures.
- The exact lot-coverage percentage depends on the applicable municipal zoning ordinance and district.
- Cluster-development standards may authorize deviations under the conditions stated in the ordinance.
percentage of lot or development area occupied by structures: May be regulated by municipal zoning ordinance percent
“the regulations in one district may differ from those in other districts. [...] the percentage of lot or development area that may be occupied by structures”
P.L. 2013, c.106 (Municipal Land Use Law amendments) ↗Re-checked Sep 12, 2026
Building heightDistrict specific
Municipal zoning ordinances throughout New Jersey may establish district-specific building-height and story limits.
- The exact height and story limits depend on the applicable municipal zoning ordinance and district.
- Planned-development and cluster-development standards may vary otherwise applicable intensity standards under the statutory conditions.
building height: May be regulated by municipal zoning ordinance · number of stories: May be regulated by municipal zoning ordinance
“the regulations in one district may differ from those in other districts. [...] Regulate the bulk, height, number of stories, orientation, and size of buildings”
P.L. 2013, c.106 (Municipal Land Use Law amendments) ↗Re-checked Sep 12, 2026
Manufactured homesLimited
Manufactured HUD homes used as residential dwellings statewide in New Jersey.
- Manufactured HUD homes are limited to use group R-5, single-family dwellings.
- Units must meet federal construction standards under 24 CFR Part 3285.
- The federal government is solely responsible for oversight of manufactured-home installation in New Jersey.
- Installation contractors must be licensed by HUD, installations must be inspected by HUD-approved third-party inspectors, and certification of compliance with federal installation standards must be completed.
permitted state use group: R-5 (The page describes HUD manufactured homes, not all factory-built or modular structures.) · residential classification: single-family dwelling
“Manufactured (HUD) Homes are limited to buildings of [use] group R-5 (single family dwellings)”
Manufactured/Modular Buildings Program ↗Re-checked Sep 12, 2026
Septic permitRequired
Individual subsurface sewage disposal systems (septic systems) under 2,000 gallons per day, statewide; permits issued by local health departments
- Local health departments issue permits for location, design, construction, installation, alteration, repair and operation of systems discharging less than 2,000 gpd; needed for all residences and some small-scale commercial operations
- NJDEP does not issue these permits unless the applicant seeks an alternative design treatment works approval
- Alternative design treatment works approval (waiver for systems not strictly conforming to N.J.A.C. 7:9A) requires the local health department to first review and endorse the septic application; the local health department makes final approval
- Systems over 2,000 gpd require an NJPDES permit under N.J.A.C. 7:14A or discharge to ground water permit
- Major subdivisions proposing 50 or more housing units with septic systems require NJDEP 50-or-more realty improvement certification, which does not eliminate the need for individual septic applications to the local health department
large-system threshold: > 2000 gallons per day (NJPDES permit required above this)
“the standards for individual subsurface sewage disposal systems (n.j.a.c. 7:9a) require that septic permits be obtained before locating, designing, constructing, installing, altering, and operating a septic system.”
NJDEP Division of Water Quality: Septic Systems Permitting Information ↗Re-checked Nov 6, 2026
2 more reviewed findings on this topic
- Required — Individual on-site subsurface sewage disposal systems serving residences or other buildings in Bergen County.
  “Prior to issuing a construction permit for a building using a subsurface sewage disposal (septic) system, the construction official shall require, as a prior approval, proof of certification or approval of the subsurface sewage disposal (septic) system plan from the health department having jurisdiction.”
  Bulletin 79-7: Septic Systems ↗Re-checked Oct 6, 2026
- Required — Construction of a New Jersey realty improvement requiring sewerage facilities, including septic facilities.
  “No building permit for the construction of a realty improvement shall be issued by any municipal or other authority in this State nor shall the construction of any realty improvement be begun until the board of health having jurisdiction shall have certified that the proposed water supply system and sewerage facilities for the proposed realty improvements are in compliance with the provisions of this act and the standards for construction of such water supply and sewerage facilities promulgated by the State Department as herein provided and those established by local ordinances, where such local ordinances prescribe higher standards than those promulgated by the State Department.”
  New Jersey Statutes, R.S. 58:11-23 through 58:11-43 ↗Re-checked Oct 5, 2026
Septic inspectionRequired
Septic tanks, tile fields, seepage pits, and other systems or structures providing sewerage facilities to New Jersey realty improvements before they are covered from view.
- Inspection must be performed by an authorized representative of the board of health.
- Permission to cover must be given by the board of health or its authorized representative.
- The requirement applies before the septic facility is covered from view.
“No septic tank, tile field, seepage pit or system or structure designed to provide sewerage facilities to any realty improvement shall be covered from view until the same has been inspected by an authorized representative of the board of health and permission to cover the same has been given by the board or its authorized representative.”
New Jersey Statutes, R.S. 58:11-23 through 58:11-43 ↗Re-checked Oct 5, 2026
Off-grid sanitationLimited
Youth camps (N.J.A.C. 8:25) that used privies and pit-toilets before June 6, 1994; not a general rule for private homes or off-grid residences
- Only youth camps that used privies and pit-toilets prior to June 6, 1994 may continue using them
- Continued use is permitted only where it would be impracticable under Department of Environmental Protection rules to provide flush toilets
- Privies and pit-toilets must be constructed of readily cleanable material with adequate natural lighting and ventilation
- Each privy and pit-toilet must be located at least 150 feet from any well or point well, stream or lake and at least 50 feet from any campsite
- Lime or other deodorant substances must be sprinkled at least once daily on the contents of privy vaults
- The vault must be emptied regularly and contents disposed of under the statewide sludge management plan and NJPDES rules, N.J.A.C. 7:14A
- Otherwise each youth camp must make flush toilets and urinals available (N.J.A.C. 8:25-10.5(a))
setback from any well, point well, stream or lake: >= 150 feet · setback from any campsite: >= 50 feet · deodorant application frequency: at least once daily · grandfather cutoff date: 1994-06-06 (existing facilities only)
“youth camps, which have used privies and pit-toilets prior to june 6, 1994, shall be permitted to continue using them where it would be impracticable under department of environmental protection rules to provide flush toilets.”
N.J.A.C. 8:25 New Jersey Youth Camp Safety Standards (NJ Dept. of Health, current through Register Vol. 57, No. 12, March 18, 2026) ↗Re-checked Nov 6, 2026
Well permitRequired
Proposed wells meeting the applicable New Jersey definition of a well, including private and residential wells.
- A New Jersey DEP well-drilling permit is required before construction of the well.
- The well driller must be properly licensed.
- Municipal or county health officials issue the well-construction permit, make site visits, and issue necessary approvals.
- Electrical permits and inspections required by the State Uniform Construction Code remain applicable to associated electrical work.
“All proposed wells are issued a drilling permit by the New Jersey Department of Environmental Protection [Well Drilling, (609) 984-6831]. Municipal or county health officials shall issue the well construction permit, make site visits, and issue necessary approvals.”
Bulletin 88-10: Private On-Site Water Supply Systems ↗Re-checked Oct 5, 2026
Mandatory utility hookupSewer (with conditions)
Existing properties with septic or private water-supply facilities that are no longer suitable for use, when public facilities are available; adopted local sewer-service-area rules may impose additional connection deadlines.
- The local health inspector must determine that the existing septic or water-supply facility is no longer suitable for use.
- Public facilities must be available within the meaning of Plumbing Subcode Section 2.19.
- Under the NJDEP model ordinance, an ISSDS abutting an operational and available gravity sanitary sewer in the adopted sewer service area must connect and discontinue use of the ISSDS.
- The model ordinance lists exceptions where connection requires a pumping station, blasting of bedrock, an easement or right-of-way, crossing a watercourse, railway, major highway or other significant obstacle; where the sewer is at least 100 feet from the structure; where only Stage II approval exists; or while a sewer connection ban is in effect.
- The model ordinance provides a 90-day connection period after the sewer becomes available and operational, or after the ordinance's effective date, whichever is later.
- Upon connection under the model ordinance, the ISSDS must be pumped by a licensed septic cleaner and the tank or cesspool broken or removed and backfilled with clean fill.
connection deadline under model ordinance: 90 days (Local adoption and the listed availability, operational, approval, and sewer-ban exceptions control.) · sewer distance exception: >= 100 feet (A sewer located 100 feet or more from the building or structure is treated as unavailable under the model ordinance.)
“Section 2.19 for mandatory connections to the public water supply and sewer shall apply when existing septic or water supply facilities are no longer suitable for use as determined by the local health inspector, and public facilities are available within the meaning of 2.19.”
New Jersey Uniform Construction Code Plumbing Subcode Regulations ↗Re-checked Oct 5, 2026
Agricultural exemptionConditional
Uniform Construction Code construction permits for pre-engineered grain bins, manure-handling equipment, and impoundments on qualifying commercial farms.
- The commercial farm must produce at least $2,500 in agricultural or horticultural products annually, and the building's main or intended use must relate to products produced on that farm.
- The equipment or impoundment must be used on a farm to store agricultural commodities or by-products produced by or used on that farm.
- On-site construction work, including foundations and plumbing and electrical connections, remains subject to all applicable subcode requirements and inspections.
- This is a statewide Uniform Construction Code permit exemption; it does not determine municipal zoning or other local land-use approvals.
minimum annual farm production: >= 2500 USD (For the commercial-farm-building definition in N.J.A.C. 5:23-3.2(d)1.)
“Pre-engineered grain bins, manure handling equipment and impoundments [...] shall not require a construction permit.”
nj.gov ↗Re-checked Nov 4, 2026
Shed and accessory-building permit exemptionConditional
Garden-type utility sheds and similar accessory structures serving Group R-2, R-3, R-4, or R-5 buildings.
- The structure must be 200 square feet or less in area.
- The structure must be 10 feet or less in height.
- The structure must be accessory to a Group R-2, R-3, R-4, or R-5 building.
- The structure cannot contain a water, gas, oil, or sewer connection.
- An electrical-work construction permit is required when applicable.
- This is a statewide Uniform Construction Code building-work permit exemption; local zoning or other prior approvals may still apply.
maximum area: <= 200 square feet · maximum height: <= 10 feet
“garden-type utility sheds [...] 200 square feet or less in area, 10 feet or less in height [...] electrical work shall be required, when applicable.”
N.J.A.C. 5:23-2.14, Construction permits--when required ↗Re-checked Nov 4, 2026
Building in a floodplainRequired
Regulated activities in a flood hazard area and/or riparian zone along a regulated water in New Jersey.
- A regulated activity includes alteration of topography through excavation, grading, and/or placement of fill; clearing, cutting, and/or removal of vegetation in a riparian zone; creation of impervious surface; storage of unsecured material; construction, reconstruction, repair, alteration, enlargement, elevation, or removal of a structure; or conversion of a building into specified residential or critical-building uses.
- If a proposed activity is not listed as a regulated activity, it does not require approval under the FHACA Rules even if it occurs within a flood hazard area or riparian zone.
- The required authorization type depends on the proposed activity.
- A coastal permit must be obtained instead of a flood hazard permit when a regulated activity requires a CAFRA or waterfront development permit and is within FHACA jurisdiction.
- A limited number of grandfathered projects may be exempt from a flood hazard permit or authorization under N.J.A.C. 7:13-2.1(c).
- Other federal, State, and local rules, plans, and ordinances may also apply; the applicant is responsible for necessary approvals.
“Before undertaking a regulated activity in a regulated area along a regulated water, a permit or authorization must first be obtained. The type of permit or authorization that is required will depend on the type of activity that is being proposed.”
New Jersey Department of Environmental Protection Flood Hazard Area Technical Manual ↗Re-checked Nov 4, 2026
One more reviewed finding on this topic
- Limited — Construction of a new dwelling in a New Jersey floodway.
  “Since the construction of a new dwelling in a floodway is prohibited under N.J.A.C. 7:13-11.3, the applicant must prove to the Department that it will be located outside the floodway.”
  New Jersey Department of Environmental Protection Flood Hazard Area Technical Manual ↗Re-checked Nov 4, 2026
Short-term rentalsLimited
Short-term transient-accommodation rentals in New Jersey.
- Rental of short-term transient accommodations is largely subject to municipal ordinance.
- The cited municipal licensing authority concerns rental of real property for a term less than 175 consecutive days for residential purposes by a person having a permanent place of residence elsewhere.
- License amounts are adopted by the municipal governing body as part of the municipal fee ordinance.
- A municipal occupancy tax on short-term rentals only applies to transient accommodations obtained through a transient space marketplace or that are professionally managed units.
- Municipal occupancy tax may not exceed three percent, except Newark, Elizabeth, Jersey City, Paterson, Atlantic City, Wildwood, Wildwood Crest, and North Wildwood may apply separate hotel or tourism-related statutory taxes.
municipal occupancy-tax maximum: <= 3 percent (Except Newark, Elizabeth, Jersey City, Paterson, Atlantic City, Wildwood, Wildwood Crest, and North Wildwood.) · municipal licensing term threshold: < 175 consecutive days (Rental is for residential purposes by a person having a permanent place of residence elsewhere.)
“Pursuant to N.J.S.A. 40:48F-1 through 7, municipalities allowing short-term rental of transient accommodations are also authorized to impose a municipal occupancy tax not to exceed three percent (3%) on such transactions, except for Newark, Elizabeth, Jersey City, Paterson, Atlantic City, Wildwood, Wildwood Crest, and North Wildwood which are authorized to apply separate hotel or tourism-related statutory taxes to transient accommodation rentals.”
Local Finance Notice 2026-09: Short-Term Transient Accommodations ↗Re-checked Sep 12, 2026
county zoning authorityNone
New Jersey counties' authority to adopt zoning regulations for unincorporated areas.
- The Municipal Land Use Law's zoning grant is assigned to the governing body of a municipality.
- The statutory definition of municipality covers cities, boroughs, towns, townships, and villages; it does not identify counties as municipalities.
- County planning boards have planning and subdivision-review roles, but the cited zoning grant does not confer county zoning authority.
“The Legislature may enact general laws under which municipalities, other than counties, may adopt zoning ordinances limiting and restricting to specified districts and regulating therein, buildings and structures, according to their construction, and the nature and extent of their use, and the nature and extent of the uses of land”
P.L. 2013, c.106 — Municipal Land Use Law amendments ↗Re-checked Sep 21, 2026
county building authorityLimited
County administration and enforcement of the State Uniform Construction Code in New Jersey.
- The authority is limited to a pilot county.
- A pilot county must be a county of the first class with a population over 900,000 and population density under 4,000 persons per square mile, measured according to the 2010 federal decennial census.
- The county governing body must appoint the county construction official, subcode officials, and technical assistants by ordinance or resolution, as applicable.
- The county may administer and enforce the code for buildings and structures owned by the pilot county, including its departments, divisions, bureaus, boards, councils, authorities, or other agencies.
- The county may administer and enforce the code for a municipality within the pilot county only when the county has entered into a Uniform Shared Services and Consolidation Act shared-service agreement with that municipality.
- For county-owned buildings, the county construction official may impose fees for permit applications and inspections related to construction activities by private parties on county property.
- A county construction official may not assume code-enforcement responsibilities that the Department of Community Affairs is required to administer under C.52:27D-129 or another provision of the State Uniform Construction Code Act.
- The cited pilot authority does not create general county building-permit or building-code authority over private residential construction throughout unincorporated county land.
pilot-county population: > 900000 persons (2010 federal decennial census) · pilot-county population density: < 4000 persons per square mile (2010 federal decennial census)
““Pilot county” means any county of the first class with a population of over 900,000 and a population density of less than 4,000 persons per square mile according to the 2010 federal decennial census. [...] the governing body of a pilot county may appoint, by ordinance or resolution, as applicable, a county construction official, subcode officials, and technical assistants to administer and enforce the code in regard to: (1) buildings and structures owned by the pilot county [...] and (2) a municipality located within the pilot county with which the pilot county has entered into a shared service agreement”
P.L. 2018, c.157 — County Code Enforcement Pilot Program ↗Re-checked Sep 21, 2026

Inside cities and towns in Bergen County

Municipal rules found while researching the county. They apply inside that city or town, not to unincorporated land.

Local zoningPresent (with conditions)
Zoning administration in the City of Hackensack, a Bergen County municipality.
- This claim is municipality-specific and does not establish zoning rules for every Bergen County municipality.
“The Department’s responsibilities include zoning, property maintenance, planning, engineering, and construction permit inspections.”
Building, Housing & Land Use ↗Re-checked Sep 26, 2026

Set by your town or city, not the county

In New Jersey, zoning is adopted by each town or city, so Bergen County has no county-wide answer on these. Find your town or city in the list of places on this page, or call its clerk or zoning administrator.

Zoning districts
Living in an RV
Camping on your land
Tiny homes
Accessory dwellings

Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.

Living off-grid in Bergen County, New Jersey

Is Bergen County a good place to live off-grid or homestead?

Bergen County scores 27/100 on the Bolthole Index, a weak county profile. Its strengths: a durable current and mid-century hazard profile and strong self-sufficiency basics: 48.1″/yr rainfall with little drought. Watch-outs: little seclusion — roughly 3,789,003 people within a 30-minute drive and higher long-term carry cost.

How much does land cost in Bergen County, New Jersey?

Land in Bergen County runs about $188,137 per acre, based on the latest county data.

What is the water situation in Bergen County?

Bergen County gets about 48.1" of rain a year, with severe drought in roughly 3.1% of years.

How remote is Bergen County?

A representative private-land location has about 3,789,003 people within a 30-minute drive and 27,532,630 within two hours. The road-network catchments count population across county lines and clusters of smaller cities; straight-line radius values remain available as a comparison.

Building permits, zoning and septic rules in Bergen County, New Jersey