Zoning, building permits and septic rules in Borough of Ho-Ho-Kus, New Jersey

Borough of Ho-Ho-Kus’s own rules

• Owner-builder exemptionConditional

  Owner installation of a house connection for a single-family dwelling used exclusively for the owner's living purposes.

  • The owner must demonstrate personal qualification and necessary tools and testing equipment.
  • The person must be the bona fide owner and occupant.
  • The plumbing work must be personally performed by that person.
  • The work must comply with Part 2, the Plumbing Code, and Borough Council and Board of Health ordinances.

  “except that a permit may be issued to a person to install a house connection to a single-family dwelling used exclusively for his own living purposes, including the usual accessory buildings and quarters in connection with such building, provided that:”

• Local zoningPresent

  Land inside Ho-Ho-Kus borough; Borough Code Chapter 85 is its zoning chapter.

  • The code states that it includes legislation through 2026-04-28; the chapter page separately lists zoning amendments adopted 2026-07-28.

  “[HISTORY: Adopted by the Mayor and Council of the Borough of Ho-Ho-Kus 12-23-1980 by Ord. No. 551. Amendments noted where applicable.]”

• Zoning districtsPublished

  Zoning districts inside Ho-Ho-Kus borough.

  • The chapter lists R-1, R-2, R-2A, R-3, R-4, R-5, multifamily affordable housing, R-6, GB, downtown inclusionary overlay zones, general business/inclusionary residential and IP districts I through III.
  • The schedule of requirements was marked as being updated; the text portion of the code is to be used until completed.

  “This schedule is in the process of being updated. Please refer to the text portion of the code until it is completed.”

• Who permits septicLocal

  Individual sewage disposal systems inside Ho-Ho-Kus borough; administered by the Borough Board of Health, subject to referenced New Jersey standards.

  • The chapter adopts the Individual Sewage Disposal System Code of New Jersey (1963) and prescribes higher local standards.
  • Applications require licensed-engineer plans and specifications.

  “A certificate issued by the Board of Health certifying that a proposed individual sewage disposal system, or an alteration of any such system, is in compliance with the provisions of the Realty Improvement Sewerage and Facilities Act, P.L. 1954, c. 199, Standards for the Construction of Sewage Facilities for Realty Improvements, and any higher standards prescribed by this chapter.”

• Septic permitRequired

  Locating, constructing or altering an individual sewage disposal system inside Ho-Ho-Kus borough.

  • A Board of Health certificate of compliance as to location and design is also required.
  • The application must include licensed-engineer plans and specifications.
  • A separate application and certificate are required for each installation.

  new-system application and plans fee: 20 USD · alteration application and plans fee: 5 USD

  “No person shall locate, construct or alter any individual sewerage disposal system until the Board of Health shall have issued a certificate of compliance as to location and design with respect to such system and a permit to construct or alter such system.”

• Septic inspectionRequired

  Individual sewage disposal system installation inside Ho-Ho-Kus borough.

  • No exposed part may be filled in or covered until inspected by the Board of Health or authorized representative.
  • The Board of Health may test materials, construction, products or units.
  • A certificate of compliance as to installation is required before operation.

  reinspection fee: 5 USD (When caused by failure to comply with the application, plan, permit or code.)

  “No part of an individual sewerage disposal system exposed to view upon completion of installation shall in any manner be filled in around or covered from view until it has been inspected by the Board of Health or its duly authorized representative.”

• Agricultural exemptionConditional

  Agricultural divisions of land inside Ho-Ho-Kus borough where no new streets are created.

  • The Planning Board or Subdivision Committee must find the division to be for agricultural purposes.
  • All resulting parcels must be at least five acres.
  • The exclusion does not eliminate other applicable municipal development regulations.

  minimum resulting parcel: >= 5 acres (agricultural division with no new streets)

  “The following shall not be considered subdivisions within the meaning of this chapter if no new streets are created: divisions of land found by the Planning Board or Subdivision Committee thereof appointed by the Chairman to be for agricultural purposes where all resulting parcels are five acres or larger in size;”

• Subdividing landRegulated (with conditions)

  Subdivisions inside Ho-Ho-Kus borough.

  • Final subdivision approval is required before transfer, sale or agreement to transfer or sell land forming part of a subdivision, except under an agreement expressly conditioned on final subdivision approval.
  • Agricultural divisions with no new streets and resulting parcels of at least five acres are excluded from the chapter's subdivision definition if found and certified as stated.

  agricultural resulting parcel size: >= 5 acres (division for agricultural purposes, no new streets, and Planning Board or Subdivision Committee finding)

  “No person shall transfer, sell or agree to transfer or sell, except pursuant to an agreement expressly conditioned on final subdivision approval, any land which forms part of a subdivision as defined in this chapter until final approval of such subdivision has been obtained pursuant to this chapter.”

• Building in a floodplainRequired

  Development in a flood hazard area inside Ho-Ho-Kus borough.

  • The applicant must apply to the Floodplain Administrator and obtain the required permit.
  • Depending on the nature and extent of development involving a building or structure, an additional floodplain-development permit or approval may be required in addition to a building permit.
  • The application must identify the development and site, state intended use and occupancy and valuation, include site and construction documents, and be signed.

  permit commencement deadline: 180 days (permit becomes invalid if development does not commence within 180 days; extensions may be granted in writing for periods not exceeding 180 days each)

  “Any person, owner or authorized agent who intends to conduct any development in a flood hazard area shall first make application to the Floodplain Administrator and shall obtain the required permit.”

• Short-term rentalsProhibited

  Paid or consideration-based use or occupancy of a dwelling unit for 175 days or less inside Ho-Ho-Kus borough.

  • An otherwise lawful occupancy for more than 30 days is not prevented by the chapter.
  • Up-to-30-day occupancy without consideration by a member of the owner's housekeeping unit, such as a house guest, is permitted.
  • The prohibition was amended 2020-10-27 by Ordinance 2020-38.

  prohibited rental duration: 175 days or less (lawful occupancy for more than 30 days; owner-household guest without consideration)

  “Notwithstanding anything to the contrary contained in the Borough Code, it shall be unlawful for an owner, lessor, sublessor, any other person(s) or entity(ies) with possessory or use right(s) in a dwelling unit, their principals, partner or shareholders, or their agents, employees, representatives and other person(s) or entity(ies), acting in concert or a combination thereof, to receive or obtain actual or anticipated consideration for soliciting, advertising, offering, and/or permitting, allowing, or failing to discontinue the use or occupancy of any dwelling unit, as defined herein, for a period of 175 days or less.”

• Permit processPublished (with conditions)

  Individual sewage-disposal approval process inside Ho-Ho-Kus borough.

  • Applications are supplied by the Board of Health Secretary.
  • A separate application and certificate are required for each installation.
  • Licensed-engineer plans and specifications are required.
  • A permit and location/design certificate precede construction; an installation certificate precedes operation.

  “All applications for certifications are supplied by the Secretary of the Board of Health for that purpose. A separate application shall be filed and a separate certificate issued for each installation.”

Rules another office applies inside Borough of Ho-Ho-Kus

Borough of Ho-Ho-Kus does not set these itself; the county, a health district or the state does, and they apply to every address inside its limits.

• Minimum dwelling sizeSpecified

  R-1 Single-Family Residential District inside Ho-Ho-Kus borough.

  • The stated areas exclude garages, basements, open porches, livable attics and accessory buildings.

  one-story livable floor area: >= 1750 square feet (R-1 dwellings) · multistory livable floor area: >= 2250 square feet (R-1 dwellings)

  “Livable floor area for one-story dwellings shall not be less than 1,750 square feet, with 2,250 square feet for multistory dwellings, exclusive of garages, basements, open porches, livable attics and accessory buildings.”

• Minimum lot sizeSpecified

  R-2 Single-Family Residential District inside Ho-Ho-Kus borough.

  • Corner lots require at least 12,000 square feet.
  • Lot area is computed within 145 feet of the front street line.

  minimum lot area: >= 10000 square feet (corner lots require 12,000 square feet) · minimum frontage: >= 75 feet · minimum lot width: >= 60 feet · minimum lot depth: >= 100 feet

  “The lot area shall not be less than 10,000 square feet and shall be computed within 145 feet of the front street line, except corner lots, which shall not have less than 12,000 square feet.”

• SetbacksSpecified

  R-1 Single-Family Residential District inside Ho-Ho-Kus borough; interior and corner lots.

  • Front yard may conform to an existing setback line within 600 feet, but no building need have a front yard greater than 80 feet.
  • Corner lots have a 50-foot side-street yard and 50-foot interior side yard.

  front yard: >= 50 feet (existing setback-line rule and 80-foot maximum required front yard) · side yards: >= 50 feet (each side yard) · rear yard: >= 50 feet

  “Front yard depth: 50 feet, except that where the existing buildings on the same side of the street and within 600 feet of either side line of the subject property form an existing setback line, new buildings shall conform to the existing setback line, provided that no building need have a front yard greater than 80 feet.”

  One more reviewed finding on this topic

  • Specified — R-2 Single-Family Residential District inside Ho-Ho-Kus borough.

    “Front yard depth: 30 feet, except that where the existing buildings on the same side of the street and within 200 feet of either side line of the subject property form an existing setback line, new buildings shall conform to the existing setback line, provided that no building need have a front yard greater than 50 feet.”

• Building heightSpecified

  R-1 Single-Family Residential District inside Ho-Ho-Kus borough.

  • The principal-building limit includes no more than 2 1/2 stories; the accessory-building limit includes no more than 1 1/2 stories.

  principal building height: <= 35 feet · accessory building height: <= 15 feet

  “Maximum building heights. No principal building shall exceed a height of 35 feet containing no more than 2 1/2 stories. No accessory building shall exceed a height of 15 feet containing no more than 1 1/2 stories.”

  One more reviewed finding on this topic

  • Specified — R-2 Single-Family Residential District inside Ho-Ho-Kus borough.

    “No principal building shall exceed a height of 35 feet containing no more than 2 1/2 stories. No accessory building shall exceed a height of 15 feet containing no more than 1 1/2 stories.”

• Driveway accessRequired

  Reduced-frontage lots in the R-2A Single-Family Residential District inside Ho-Ho-Kus borough.

  • The lot must be served by a public street for primary roadway access.
  • The configuration must be a reduced-frontage lot under the identified settlement agreement.
  • The reduced-frontage portion may be no deeper than 145 feet from the front lot line.
  • No principal or accessory buildings may be placed in the reduced-width portion.

  single-lot paved driveway width: >= 11 feet · shared driveway width: >= 16 feet (driveway serves more than one lot)

  “Served by a paved driveway with a minimum width of 11 feet where serving one lot or a minimum of 16 feet should the driveway serve more than one lot by a shared driveway easement.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Borough of Ho-Ho-Kus or Bergen County directly.

• Building permit — Building permits for construction inside Ho-Ho-Kus borough.
• Inspections — Building inspections inside Ho-Ho-Kus borough.
• Certificate of occupancy — Certificates of occupancy inside Ho-Ho-Kus borough.
• Living in an RV — Occupancy of recreational vehicles on private land inside Ho-Ho-Kus borough.
• Camping on your land — Temporary camping inside Ho-Ho-Kus borough.

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.

Off-grid gear

Going off-grid in Borough of Ho-Ho-Kus means bringing your own water and power. The kit we’d start with:

• Water Crystal Quest Filter any source — well, rain, or creek — to drinking-clean.
• Power Bluetti Solar generators and home battery backup for living off the grid.
• Septic Soil percolation test kit Run your own perc test before paying an engineer — the first thing a septic office asks about.
• Water Well water test kit Bacteria, nitrates, hardness — know what the well on a parcel is really pumping.

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