Bolthole Index

Ocean County, New Jersey

Zoning, building permits and septic rules in Pine Beach, New Jersey

The Borough of Pine Beach, Ocean County, New Jersey requires a zoning permit from the borough zoning officer before the building inspector can issue a construction permit for new construction or alterations1. Pine Beach administers its own zoning under Chapter 1752. We could not confirm which health office issues septic permits inside the borough, so ask the Ocean County Health Department before you plan a septic system3.

At a glance

Zoning
Yes: borough Chapter 175, run by the borough zoning officer2
Building permit
Required for new construction and most alterations; zoning permit first1
Residential zoning permit fee
$100 for new construction, renovation or addition4
Certificate of occupancy
Required before a new or altered building is occupied5
Septic permit
Required statewide; the health office for Pine Beach is unconfirmed6
Owner-builder
Allowed for a personal-use home, with an affidavit before the certificate of occupancy7
Sewer and water
Public sewer and water required where practicable8

Who to call

Building permits

Pine Beach Borough Construction Office

Construction permits and inspections under the State Uniform Construction Code inside Pine Beach

732-349-6425

599 Pennsylvania Ave, Pine Beach, NJ 08741

Zoning

Pine Beach Borough Zoning Office

Zoning permits and tree permits inside Pine Beach

732-349-6425

[email protected]

599 Pennsylvania Ave, Pine Beach, NJ 08741

Septic permits

Ocean County Health Department, Environmental Health Services

County health office to ask whether it is the board of health with jurisdiction for septic and well approvals in Pine Beach

732-341-9700

175 Sunset Avenue, Toms River, NJ 08754

Contact details are copied from each office’s official page and were checked against it on October 23, 2026.

Off-grid gear

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

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Do you need a building permit in Pine Beach, NJ?

Yes. Inside the Borough of Pine Beach, zoning permits must be secured from the zoning officer before the construction, erection or alteration of any building or part of a building1. A zoning permit must be issued before the building inspector may issue a construction permit; interior alterations that do not involve load-bearing walls or partitions are excluded1. Construction permits follow New Jersey's statewide Uniform Construction Code, which requires a permit for construction, alteration, repair and changes of use9. Even small outdoor work such as sheds, fences, decks, solar and mechanical equipment needs a zoning permit first10. Pine Beach's residential zoning permit fee for new construction, renovation or addition is $100, and a shed is $504. Construction permit fees come from a separate schedule that we could not confirm; ask the construction office11.

Who issues building permits and zoning approval in Pine Beach?

The borough does, not Ocean County. The zoning officer administers and enforces Chapter 1752, and the construction office handles permits under the State Uniform Construction Code11. Both offices sit on the main level of Borough Hall at 599 Pennsylvania Ave11. The zoning office reviews zoning and tree permit applications during a weekly Wednesday afternoon window, and applications can also be sent or brought in during normal business hours10. Pine Beach's code sets a decision within 10 business days of a zoning permit request12. Call (732) 349-6425 or email [email protected] to set up an appointment10. Ocean County has no countywide zoning authority, so the county planning board is not the place to start13.

Does Pine Beach have zoning, and what does it mean for lot size and setbacks?

Pine Beach has its own zoning under Chapter 175 Zoning and Subdivision2. The borough is divided into R-150 low-density residential, R-120 and R-75 medium-low and medium-density residential, R-2 redevelopment and B-1 business highway districts, and the borough clerk keeps the official zoning map14. Lot size, setbacks, height and floor area vary by district15. The standards we confirmed cover only the R-2 redevelopment district's lot 1 in block 36, which requires 8,900 square feet of lot area, a 15 foot front setback and a 35 percent lot coverage limit161718. Read your own district's schedule in the borough code or ask the zoning office before you buy10. Floodplain areas need planning board site plan approval first19.

How do septic permits work inside Pine Beach?

New Jersey requires the board of health with jurisdiction to certify a proposed septic system before any building permit is issued or construction begins6. The board of health must also inspect a septic system before it is covered20. Which board of health serves Pine Beach is something we could not confirm, and the borough code refers only to health authorities having jurisdiction8. Start with the Ocean County Health Department at 732-341-9700 and ask whether it handles septic and well approvals for your address3. Borough code expects new buildings to connect to public sewer and water, with a statement from the controlling agency where that is not practicable8. Wells need a state drilling permit21.

Can you live in an RV or tiny home in Pine Beach?

We could not confirm whether Pine Beach allows living in an RV, camping on a lot, or a tiny home. Do not assume either answer. Chapter 175 requires an occupancy permit before any new or altered building is used5, and a zoning permit before a structure is added to a lot10. Ask the zoning officer at [email protected], and get the answer in writing before you buy or move anything onto the property10.

Building a home in Pine Beach: the steps, in order

1. Confirm your lot's zoning district and bulk standards in Chapter 175 with the zoning office14. 2. Ask the Ocean County Health Department which board of health covers your address for septic and well certification3. 3. Apply for a zoning permit with the zoning officer; a survey, plot plan or grading plan may be needed10. 4. Once zoning approves, apply for construction permits with the construction office1. 5. Request inspections in writing; inspections run only on certain weekdays11. 6. Obtain the occupancy permit from the zoning officer before moving in5. If you build your own home for personal use, New Jersey requires an owner affidavit before the certificate of occupancy, and the home is not covered by the state new-home warranty program; permits and inspections still apply7.

What stays with Ocean County, and what to check before you buy in Pine Beach

Ocean County does not zone; zoning is left to its municipalities13. The county planning board reviews subdivisions and site plans, including those affecting county roads or drainage22, and Pine Beach charges its own minor subdivision fee23. A driveway onto a state highway needs a state access permit24. Before you buy, check flood exposure, since development in floodplain areas needs site plan approval first19, and confirm sewer service. For land outside the borough, see the Ocean County page. Ocean County's typical home value is about $554,88725.

Watch-outs

  • Recent zoning and subdivision amendments adopted in 2026 appear in the borough's online code, and we have not reviewed their text, so confirm current standards with the zoning office2.
  • A zoning permit is required before construction permits are accepted, so skipping it delays the whole application11.
  • Rental properties need an inspection before each new occupancy, and sales of residential buildings need a resale occupancy permit26.
  • We could not confirm the septic permitting office, owner-builder details beyond the state affidavit, or RV and tiny home rules; call the Ocean County Health Department and the Pine Beach zoning office3.

Sources

  1. Chapter 175 Article II: Enforcement and Administration; Permits and Fees - Borough of Pine Beach, NJ (Borough of Pine Beach), quoted and re-checked
  2. Chapter 175 Article II: Enforcement and Administration; Permits and Fees - Borough of Pine Beach, NJ (Borough of Pine Beach), quoted and re-checked
  3. Ocean County Health Department, Environmental Health Services (oceancountyhealth.gov)
  4. Chapter 175 Article II: Enforcement and Administration; Permits and Fees - Borough of Pine Beach, NJ (Borough of Pine Beach), quoted and re-checked
  5. Chapter 175 Article II: Enforcement and Administration; Permits and Fees - Borough of Pine Beach, NJ (Borough of Pine Beach), quoted and re-checked
  6. New Jersey Statutes, R.S. 58:11-23 through 58:11-43 (New Jersey statewide rule), quoted and re-checked
  7. N.J.A.C. 5:23, Uniform Construction Code (New Jersey statewide rule), quoted and re-checked
  8. Chapter 175 Article IV: General Regulations - Borough of Pine Beach, NJ (Borough of Pine Beach), quoted and re-checked
  9. N.J.A.C. 5:23-2.14, Construction permits—when required (New Jersey statewide rule), quoted and re-checked
  10. Pine Beach Borough Zoning Office (pinebeachnj.gov)
  11. Pine Beach Borough Construction Office (pinebeachnj.gov)
  12. Chapter 175 Article II: Enforcement and Administration; Permits and Fees - Borough of Pine Beach, NJ (Borough of Pine Beach), quoted and re-checked
  13. Ocean County Master Plan 2011, quoted and re-checked
  14. Chapter 175 Article IX: Districts; Map; Boundaries; Schedule - Borough of Pine Beach, NJ (Borough of Pine Beach), quoted and re-checked
  15. P.L. 2013, c.106 (Municipal Land Use Law amendments) (New Jersey statewide rule), quoted and re-checked
  16. Chapter 175 Article X: Zone District Regulations - Borough of Pine Beach, NJ (Borough of Pine Beach), quoted and re-checked
  17. Chapter 175 Article X: Zone District Regulations - Borough of Pine Beach, NJ (Borough of Pine Beach), quoted and re-checked
  18. Chapter 175 Article X: Zone District Regulations - Borough of Pine Beach, NJ (Borough of Pine Beach), quoted and re-checked
  19. Chapter 175 Article X: Zone District Regulations - Borough of Pine Beach, NJ (Borough of Pine Beach), quoted and re-checked
  20. New Jersey Statutes, R.S. 58:11-23 through 58:11-43 (New Jersey statewide rule), quoted and re-checked
  21. Bulletin 88-10: Private On-Site Water Supply Systems (New Jersey statewide rule), quoted and re-checked
  22. Chapter 300: Submission and Approval Procedure, quoted and re-checked
  23. Chapter 175 Article II: Enforcement and Administration; Permits and Fees - Borough of Pine Beach, NJ (Borough of Pine Beach), quoted and re-checked
  24. Major Access Permits (New Jersey statewide rule), quoted and re-checked
  25. Typical home value (Zillow): Bolthole Index county data
  26. Chapter 175 Article II: Enforcement and Administration; Permits and Fees - Borough of Pine Beach, NJ (Borough of Pine Beach), quoted and re-checked

Written October 23, 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.

Answers from the rulebook for Borough of Pine Beach

Borough of Pine Beach’s own rules

  • Building permitRequired

    New construction, erection, alteration or change of use inside Pine Beach borough

    • A zoning permit must be issued before the building inspector may issue a construction permit (§ 175-8a).
    • Interior alterations not involving load-bearing walls or partitions are excluded (§ 175-9).
    “zoning permits shall be secured from the zoning officer prior to construction, erection or alteration of any building or part of a building”
  • InspectionsLimited

    Residential rental and resale occupancy inside Pine Beach borough; general construction inspections were not opened

    • Inspection is required before initial occupancy or change of occupancy of rented buildings (§ 175-10b).
    • Resale occupancy permit required for sale of residential, commercial or business buildings (§ 175-10c).
    “all buildings and structures and units thereof leased or rented for living or sleeping purposes, regardless of the term of rental, shall be inspected by the building inspector or his duly authorized representative prior to every initial occupancy or change of occupancy”
  • Certificate of occupancyRequired

    New construction, erection or alteration inside Pine Beach borough

    • Occupancy permit is issued by the zoning officer after review by fire and health officials (§ 175-10a).
    • An occupancy permit issued under the building code also satisfies the zoning requirement.
    “no building hereafter constructed, erected or altered shall be occupied or used, in whole or in part, for any use whatever until an occupancy permit has been issued by the zoning officer”
  • Local zoningPresent (with conditions)

    Land inside Pine Beach borough limits: Borough of Pine Beach Chapter 175 Zoning and Subdivision applies.

    • Zoning permits and occupancy permits are issued by the borough zoning officer under Chapter 175.
    • Zoning and subdivision amendments adopted 2026-03-13 (Ord. 2026-03-826 and 2026-04-827) appear on the eCode360 page; their text was not opened.
    “this chapter shall be administered and enforced by the zoning officer appointed by the mayor pursuant to law.”
  • Zoning districtsPublished (with conditions)

    Zone districts of Pine Beach borough

    • Districts listed: R-150 low density residential; R-120 & R-75 medium low-density and medium-density residential; R-2 redevelopment; B-1 business highway.
    • Official zoning map is kept by the borough clerk (§ 175-55).
    “in accordance with the purpose and intent of this chapter, the borough of pine beach is hereby divided into the following zone districts:”
  • Minimum dwelling sizeDistrict specific (with conditions)

    Single-family residences in the R-2 redevelopment district (lot 1 in block 36 only), under the R-89 bulk schedule

    • Applies only to lot 1 in block 36 per the R-2 zone description.
    • Minimum net floor area: one story 1,050 sq ft; two story 1,500 sq ft.

    minimum net floor area, one story: >= 1050 square feet · minimum net floor area, two story: >= 1500 square feet

    “maximum building height 30 (2) maximum lot coverage (%) 35 minimum net floor area: one story (square feet) 1,050 two story (square feet) 1,500”
  • Minimum lot sizeDistrict specific (with conditions)

    Single-family lot in the R-2 redevelopment district (lot 1 in block 36 only), R-89 bulk schedule

    • Lot width is measured between side lot lines at the nearest portion of the dwelling; corner lots have special rules (note 1 of the schedule).

    lot area: >= 8900 square feet (R-2 zone description limits to lot 1 in block 36) · lot depth: >= 110 feet · lot width: >= 50 feet · lot frontage: >= 15 feet

    “lot area (square feet) 8,900 depth (feet) 110 width (feet) 50”
  • SetbacksDistrict specific (with conditions)

    Single-family residences in the R-2 redevelopment district (lot 1 in block 36 only), R-89 bulk schedule

    • Front setback runs from the driveway side; 15 ft on existing roads, 10 ft on proposed streets, corner lots 15 ft existing / 10 ft proposed, with a 30 ft height limit at those front setbacks.
    • Accessory-use setbacks differ: front 25 ft, rear 10 ft, side 10 ft.

    front setback: >= 15 feet (10 ft on proposed streets; corner lots 15 ft existing / 10 ft proposed) · rear setback: >= 10 feet · one side setback: >= 5 feet · both sides setback: >= 10 feet

    “setback requirements: front (feet) 15 (2) rear (feet) 10 one side (feet) 5”
  • Lot coverageSpecified

    Single-family residences in the R-2 redevelopment district (lot 1 in block 36 only), R-89 bulk schedule

    • Applies to lot 1 in block 36 only.

    maximum lot coverage: <= 35 percent

    “maximum building height 30 (2) maximum lot coverage (%) 35 minimum net floor area: one story (square feet) 1,050 two story (square feet) 1,500”
  • Building heightSpecified

    Single-family residences in the R-2 redevelopment district (lot 1 in block 36 only), R-89 bulk schedule

    • Height restrictions of 18 ft and 30 ft apply within front-setback zones (note 2b).
    • Accessory-use maximum height is not stated in this schedule row.

    maximum building height: <= 30 feet (18 ft height limit for 15-20 ft from right-of-way on existing roads)

    “maximum building height 30 (2) maximum lot coverage (%) 35 minimum net floor area: one story (square feet) 1,050 two story (square feet) 1,500”
  • Mandatory utility hookupWater and sewer (with conditions)

    New buildings and uses inside Pine Beach borough

    • Where public sewer or water is not practicable, a statement from the controlling agency is required instead (§ 175-28).
    • Where a well or septic tank is used, it must conform to borough and health-authority standards (§ 175-28).
    “all buildings or uses shall be served by a public sanitary sewage facility and a public water supply shall be required.”
  • Subdividing landRegulated (with conditions)

    Subdivision of land inside Pine Beach borough

    • Subdivision plans must not infringe Chapter 175 provisions for existing structures or uses (§ 175-29).
    • Minor subdivision fee applies (§ 175-11j(4)); the subdivision chapter article was not opened.

    minor subdivision application fee: 200 USD (plus $50 for each new lot)

    “(4) minor subdivision applications: $200 plus $50 for each new lot to be created.”
  • Building in a floodplainRequired

    Development in Pine Beach borough floodplain areas (watercourse, encroachment and floodplain zones)

    • Site plan approval by the planning board is required first; the lowest floor must be at least one foot above the design flood profile.
    • Chapter 92 flood damage prevention was not opened.
    “no site plan shall be approved in any floodplain area unless and until there has been compliance with the following requirements:”
  • Permit feesPublished (with conditions)

    Zoning permit and related application fees inside Pine Beach borough

    • Construction (building, plumbing, electrical) permit fees are governed by Chapter 63 and by the schedule under the all-code agreement with Ocean County (§ 175-11k); not opened.
    • Land use board fees and escrow of at least $1,500 apply (§ 175-11j(11)).

    residential new construction, renovation or addition zoning permit fee: 100 USD · residential storage shed zoning permit fee: 50 USD · minimum escrow deposit: >= 1500 USD

    “c. residential new construction, renovation or addition: $100.”
  • Permit processPublished (with conditions)

    Zoning permit and occupancy permit process inside Pine Beach borough

    • Zoning permit decision within 10 business days; deemed approved if not acted on (§ 175-9).
    • Occupancy permit decision within 10 days of written application (§ 175-10a).
    “the zoning officer shall issue or deny a zoning permit within 10 business days of a request therefor.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Borough of Pine Beach or Ocean County directly.

  • Owner-builder exemption — Owner-builder construction inside Pine Beach borough
  • Living in an RV — Recreational vehicle occupancy inside Pine Beach borough
  • Camping on your land — Temporary camping inside Pine Beach borough
  • Tiny homes — Tiny home occupancy inside Pine Beach borough
  • Manufactured homes — Manufactured home occupancy inside Pine Beach borough
9 more unanswered
  • Accessory dwellings
  • Who permits septic
  • Septic permit
  • Septic inspection
  • Off-grid sanitation
  • Well permit
  • Agricultural exemption
  • Driveway access
  • Short-term rentals

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.

Unanswered questions are usually a sign that Borough of Pine Beach publishes no rule on the point, not that none exists. Ocean County’s page lists the county offices to call.

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