Bolthole Index

Ocean County, New Jersey

Zoning, building permits and septic rules in Stafford Township, New Jersey

Stafford Township, New Jersey, in Ocean County, sets its own zoning under Chapter 211 of its code and issues zoning permits through its Zoning Department1. The township Building Department issues building permits2. Septic plans are approved by the health department with jurisdiction, which we could not confirm for Stafford; start with the Ocean County Health Department3.

At a glance

Building permit
Required; issued by the Stafford Township Building Department2
Zoning
Township zoning, Code Chapter 211; zoning permit from the Zoning Department1
County zoning
None; zoning authority belongs to municipalities4
R-75 lot
7,500 sq ft minimum, 75 ft wide, 100 ft deep (sewer-based)5
Septic
Health-department plan approval before the construction permit6
Certificate of occupancy
Required before use7
Owner-builder
Allowed with an affidavit; permits and inspections still apply8

Who to call

Building permits

Stafford Township Building Department (Building Inspections)

Building permits, inspections and certificates of occupancy inside Stafford Township

609-597-1000

260 East Bay Avenue, Manahawkin, NJ 08050

Zoning

Stafford Township Community Development / Zoning Department

Zoning permits, the zoning map and zone questions inside Stafford Township

609-597-1000

260 East Bay Avenue, Manahawkin, NJ 08050

Septic permits

Ocean County Health Department, Environmental Health Services

Likely the health department for septic plan approval and certificates of compliance; confirm it has jurisdiction for the parcel

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 Stafford Township means bringing your own water and power. The kit we’d start with:

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Does Stafford Township, NJ have zoning, and what does it mean for lot size and setbacks?

Yes. Stafford Township adopts its own zoning regulations, found in Chapter 211 of the township code, and its Zoning Department issues zoning permits for new residential dwellings and for additions, fences and pools1. Ocean County has no zoning of its own, because New Jersey limits zoning authority to municipalities4.

Rules differ by district. In the R-75 zone, a lot needs at least 7,500 square feet, 75 feet of width and 100 feet of depth, with a 25-foot front setback and a 35-foot height limit5910. The R-75 limits are 40% building coverage and 55% impervious coverage11. In RR-1, the minimum lot is 6,000 square feet with 75 feet of width and 80 feet of depth, and the front setback is 20 feet1213. RR-1 allows 50% building coverage and 65% impervious coverage14.

The township's chart bases these lot sizes on sewer availability, and it lists residential zones only, so confirm your parcel's zone and the governing Chapter 211 numbers with the Zoning Department1516.

Do you need a building permit in Stafford Township, and who issues it?

Yes. Construction inside Stafford Township needs a permit from the township Building Department, which issues construction permits after its subcode officials approve the plans217. The department enforces the codes New Jersey adopts under the Uniform Construction Code, and it also serves Eagleswood and Surf City18.

The township publishes a construction permit fee schedule under Chapter 12, Section 8, and the fee must be paid before the permit issues19. The version we reviewed is dated 2018, so ask the department for the current schedule. Inspections cover building, electrical, plumbing, mechanical and fire work, and the department states they are performed within 3 business days2017.

New Jersey requires a permit for new construction and for work on existing buildings, but not for ordinary maintenance21.

Who handles zoning permits and building permits, and how do you reach them?

Stafford has two counters at the municipal building, 260 East Bay Avenue, Manahawkin, NJ 08050, both reached at 609-597-10001716. The Building Department handles construction permits, inspections and certificates of occupancy7. The Community Development/Zoning Department issues zoning permits and answers zone questions; the township zoning map is kept at the municipal building outside its office16.

Zoning permits are paid by check or money order payable to Stafford Township, with no cash accepted, and the application can be picked up, mailed or downloaded22. The township also runs an online portal for scheduling and permit status, which we did not review22.

Inside Stafford, do not go to the county for either permit. Ocean County's role is planning-board review of subdivisions that affect county roads or drainage23.

How do septic permits work for a home in Stafford Township?

Septic is not decided at the township building counter. New Jersey places septic enforcement with municipal or county boards of health3. The construction official must see the health department's approval of the septic plan before issuing a construction permit, and that approval states the bedroom count for a house6.

Before the certificate of occupancy, a certificate of compliance with a health-department statement that the system matches the plans is required24. The state also requires the board of health to inspect a septic system before it is covered25.

We could not confirm which health department has jurisdiction over Stafford; Ocean County's Environmental Health Services at 732-341-9700 is the place to start326. Ocean County soils matter here: about 0% of the county's soils are rated not limited for a conventional drain field, so expect a site evaluation and possibly an engineered system27. If public sewer reaches the lot, the township's lot sizes assume it5; whether a new home must connect is something we could not confirm.

Can you live in an RV, tiny home or manufactured home in Stafford Township?

We could not confirm Stafford Township's rules on RV occupancy, temporary camping, tiny homes or accessory dwellings; those sit in the township's zoning use tables, and the Zoning Department is the office to ask before buying. Because zoning is municipal, Ocean County cannot answer the question for you4.

Manufactured homes: New Jersey limits HUD manufactured homes to use group R-5, single-family dwellings28. Stafford licenses mobile home parks through its Zoning Department, but we could not confirm a rule for an individual manufactured home on a private lot.

For rentals, Stafford requires a seasonal rental license, a certificate of occupancy for the existing structure, and proof of paid municipal water and sewer; the license fee is $10029.

Building a home in Stafford Township: the steps, in order

  1. Confirm the zone, lot size and setbacks for your parcel with the Zoning Department at 609-597-100016.
  2. Get septic plan approval from the health department with jurisdiction; the construction permit cannot issue without it6.
  3. Apply for the zoning permit and the construction permit; the Building Department issues the construction permit after subcode approval and after fees are paid219.
  4. Build through the required inspections, which stop work at set points such as footing trenches, rough plumbing and electrical wiring, and framing30.
  5. If you build the home yourself, file the owner-built affidavit with the construction official before the certificate of occupancy; the owner must acknowledge the work is not covered by the New Home Warranty and Builders' Registration Act8. This does not waive permits or inspections.
  6. Obtain the septic certificate of compliance and the certificate of occupancy before moving in247.

What stays with Ocean County and the state, and what to check before you buy in Stafford?

Ocean County does not zone or issue building permits inside Stafford, but its Planning Board reviews subdivisions that affect county roads or drainage, and Pinelands Commission review may apply in the Pinelands Area31. A driveway onto a state highway needs an access permit from the state32. Wells need a New Jersey DEP drilling permit, with a municipal or county health official issuing the construction permit33.

For money and risk, Ocean County's effective property tax rate is 1.8%, with a median bill of $6,499 a year3435. The typical home value is $554,88736. These figures are county-level; see the Ocean County page for land outside Stafford.

Watch-outs

  • The lot sizes and setbacks above come from the township's residential summary chart, not the full Chapter 211 text, so confirm your parcel's district numbers with the Zoning Department before relying on them5.
  • The construction fee schedule we reviewed is dated 2018 and may have been amended, so ask the Building Department for current fees19.
  • We could not confirm which health department has jurisdiction over septic in Stafford, or whether a new home must connect to public sewer or water; ask Ocean County Environmental Health Services and the Zoning Department3.

Sources

  1. Stafford Township Zoning Permits (Community Development/Zoning Department) (Stafford Township), quoted and re-checked
  2. Township of Stafford Construction Permit Fees Schedule (Chapter 12, Section 8; revised 05/15/18) (Stafford Township), quoted and re-checked
  3. NJ DCA Code Bulletin 79-7: Septic Systems (revised September 2019) (Stafford Township), quoted and re-checked
  4. Ocean County Master Plan 2011, quoted and re-checked
  5. Stafford Township Residential Zoning Requirements (setback chart, stamped revised 10/23/2024) (Stafford Township), quoted and re-checked
  6. NJ DCA Code Bulletin 79-7: Septic Systems (revised September 2019) (Stafford Township), quoted and re-checked
  7. Stafford Township Building Inspections / Building Department (Stafford Township), quoted and re-checked
  8. N.J.A.C. 5:23, Uniform Construction Code (New Jersey statewide rule), quoted and re-checked
  9. Stafford Township Residential Zoning Requirements (setback chart, stamped revised 10/23/2024) (Stafford Township), quoted and re-checked
  10. Stafford Township Residential Zoning Requirements (setback chart, stamped revised 10/23/2024) (Stafford Township), quoted and re-checked
  11. Stafford Township Residential Zoning Requirements (setback chart, stamped revised 10/23/2024) (Stafford Township), quoted and re-checked
  12. Stafford Township Residential Zoning Requirements (setback chart, stamped revised 10/23/2024) (Stafford Township), quoted and re-checked
  13. Stafford Township Residential Zoning Requirements (setback chart, stamped revised 10/23/2024) (Stafford Township), quoted and re-checked
  14. Stafford Township Residential Zoning Requirements (setback chart, stamped revised 10/23/2024) (Stafford Township), quoted and re-checked
  15. Stafford Township Residential Zoning Requirements (setback chart, stamped revised 10/23/2024) (Stafford Township), quoted and re-checked
  16. Stafford Township Community Development / Zoning Department (staffordnj.gov)
  17. Stafford Township Building Department (Building Inspections) (staffordnj.gov)
  18. Stafford Township Building Inspections / Building Department (Stafford Township), quoted and re-checked
  19. Township of Stafford Construction Permit Fees Schedule (Chapter 12, Section 8; revised 05/15/18) (Stafford Township), quoted and re-checked
  20. Stafford Township Building Inspections / Building Department (Stafford Township), quoted and re-checked
  21. Uniform Construction Code General Information, quoted and re-checked
  22. Stafford Township Building Inspections / Building Department (Stafford Township), quoted and re-checked
  23. Chapter 300: Submission and Approval Procedure, quoted and re-checked
  24. NJ DCA Code Bulletin 79-7: Septic Systems (revised September 2019) (Stafford Township), quoted and re-checked
  25. New Jersey Statutes, R.S. 58:11-23 through 58:11-43 (New Jersey statewide rule), quoted and re-checked
  26. Ocean County Health Department, Environmental Health Services (oceancountyhealth.gov)
  27. Share of soils USDA rates "not limited" for a conventional septic drain field (SSURGO). A strict rating: the median county is about 6% and a tenth of counties are 0%, so a low figure means most lots need a site evaluation or an engineered system, not that septic is impossible. Cite it only with that caveat: Bolthole Index county data
  28. Manufactured/Modular Buildings Program (New Jersey statewide rule), quoted and re-checked
  29. Stafford Township Seasonal Rentals (license procedure) (Stafford Township), quoted and re-checked
  30. New Jersey Department of Community Affairs, New Home Warranty—Consumer Information (New Jersey statewide rule), quoted and re-checked
  31. Chapter 300: Submission and Approval Procedure, quoted and re-checked
  32. Major Access Permits (New Jersey statewide rule), quoted and re-checked
  33. Bulletin 88-10: Private On-Site Water Supply Systems (New Jersey statewide rule), quoted and re-checked
  34. Effective property tax rate: Bolthole Index county data
  35. Median property tax bill: Bolthole Index county data
  36. Typical home value (Zillow): Bolthole Index county data

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 Stafford Township

Stafford Township’s own rules

  • Building permitRequired

    Construction in Stafford township limits, permitted by the township Building Department's construction official.

    • Permit issues only after subcode official approval.
    • Fee must be paid before the permit is issued.
    • Fee schedule opened is revised 05/15/18; confirm current schedule.
    “issue construction permits upon receiving the approval of subcode officials”
  • InspectionsRequired

    New construction and alterations to existing structures inside Stafford township limits.

    • Inspections cover electric, mechanical, plumbing, fire and building work, plus backflow devices, public pools, and resale/rental housing inspections.
    • Inspections are to be performed within 3 business days per the department page.
    “it is the responsibility of the department of inspections to review and release construction plans, inspect all phases of construction (new construction and alterations to existing structures)”
  • Certificate of occupancyRequired

    Buildings in Stafford township limits, issued by the township Building Department after required agency and subcode approvals.

    • Issued upon approved receipt of required agencies and/or subcode officials.
    • For septic-served buildings, a health-department statement of conformity is required before the CO (see septic_inspection claim).
    “issue certificate of occupancy upon approved receipt of required agencies and/or subcode officials”
  • Local zoningPresent (with conditions)

    Land inside Stafford township limits: the township's own zoning regulations (Code Chapter 211) and zoning permits issued by the township Zoning Department.

    • Zoning permits are required in connection with new residential dwellings and improvements to existing dwellings, per the township zoning permits page.
    • Chapter 211 text itself was not opened in this run; the existence of the zoning ordinance rests on the township's own zoning page and the eCode360 index listing Chapter 211 as Zoning.
    “you will find the zoning regulations under chapter 211 of the code book.”
  • Zoning districtsPartial

    Residential zoning districts in Stafford township limits, as listed on the township's residential zoning requirements chart.

    • The township chart lists residential zones only (rows visible include R-90, R-75, RR-1, RR-2, RR-2a, R-2, R-3, AH-20 and RA-4/RA-5 rows whose columns are garbled in the extracted text).
    • The full district list and map are in Chapter 211 and the township zoning map at the municipal building, which were not opened.
    “r-90 9,000 sf 75' 110' 35' 10'/25' 30' 35' 40% / 55% 10'/5' ** r-75 7,500 sf 75' 100' 25' 10'/20' 20' 35' 40% / 55% 10'/5' ** rr-1 6,000 sf 75' 80' 20' 8'/20' 20' 35' 50% / 65% 4'/10' **”
  • Minimum lot sizeSpecified

    Single-family lots in the R-75 zone inside Stafford township limits (main single-family district on the township chart).

    • Per the chart footnote, lot sizes shown are based on sanitary sewer availability; the chart gives no separate septic-served minimum for R-75.
    • Chart is a township summary; governing numbers are in Chapter 211, which was not opened.
    • Chart stamped 'revised 10/23/2024' (a revision stamp, not an effective date).

    minimum lot area: >= 7500 sq ft (sanitary sewer available (chart footnote)) · minimum lot width: >= 75 ft · minimum lot depth: >= 100 ft

    “r-75 7,500 sf 75' 100' 25' 10'/20' 20' 35' 40% / 55% 10'/5' **”
    One more reviewed finding on this topic
  • SetbacksSpecified

    Principal dwellings and accessory structures on R-75 lots inside Stafford township limits.

    • Open decks in R-75: 15 ft from rear (chart footnote).
    • Sheds under 150 sf: 2 ft from side and 5 ft from rear, height not over 12 ft, in R-90, R-75, R-2 and R-3 (chart footnote).
    • Curbs are required in R-75 and R-90 zones; for details refer to stafford code chapter 187 (chart note).
    • Chart is a township summary; governing setbacks are in Chapter 211, not opened.

    minimum front setback: >= 25 ft · minimum side setback: >= 10 ft (combined side setback 20 ft) · minimum rear setback: >= 20 ft · accessory structure side/rear setback: 10 ft / 5 ft ft (sheds under 150 sf have separate setbacks)

    “r-75 7,500 sf 75' 100' 25' 10'/20' 20' 35' 40% / 55% 10'/5' **”
    One more reviewed finding on this topic
  • Lot coverageSpecified

    R-75 lots inside Stafford township limits.

    • Two limits are stated: building coverage and impervious coverage (chart column 'max cover building / impervious').
    • Chart is a township summary; governing numbers are in Chapter 211, not opened.

    maximum building coverage: <= 40 % · maximum impervious coverage: <= 55 %

    “r-75 7,500 sf 75' 100' 25' 10'/20' 20' 35' 40% / 55% 10'/5' **”
    One more reviewed finding on this topic
  • Building heightSpecified

    Principal buildings on R-75 lots inside Stafford township limits.

    • Chart is a township summary; governing height rules are in Chapter 211, not opened.

    maximum building height: <= 35 ft

    “r-75 7,500 sf 75' 100' 25' 10'/20' 20' 35' 40% / 55% 10'/5' **”
    One more reviewed finding on this topic
  • Short-term rentalsLimited

    Seasonal rental dwellings inside Stafford township limits (seasonal rental licensing).

    • Requires a seasonal rental license and a certificate of occupancy for the existing structure.
    • Requires proof of paid municipal water and sewer, all open construction permits inspected and approved, and a building layout drawing before inspection.
    • Heat certification and tenant/owner certifications are required; reinspection fee applies if violations are found.
    • Whether this scope equals all short-term rental use was not confirmed against Chapter 173 (Seasonal Rental Dwellings).

    seasonal rental license fee: 100 USD (payable to Stafford township) · reinspection fee: 50 USD (if correction notice issued)

    “seasonal rental license procedure download the application for existing structure certificate of occupancy”
  • Permit feesPublished (with conditions)

    Construction permit fees for work inside Stafford township limits (Code Chapter 12, Section 8).

    • Schedule opened is the township fee document revised 05/15/18; the revision stamp is not an effective date. Newer amendments not checked.
    • Renovation fees: $30 per $1,000 up to $50,000; $23 per $1,000 from $50,001 to $100,000; $19 per $1,000 over $100,000 (per the schedule).
    • Demolition, pool, and shed fees also appear in the schedule and were not all transcribed.

    new construction minimum fee: >= 50 USD (per schedule; new construction otherwise per cubic foot of volume (0.034)) · renovation fee: 30 USD per $1,000 of estimated cost (for estimated cost $1 to $50,000)

    “the fee for a construction permit shall be the sum of the subcode fees as listed hereof and shall be paid before the permit is issued.”
  • Permit processPartial

    Building permit and zoning permit process inside Stafford township limits.

    • Building: construction official reviews the application, obtains subcode approvals, then issues the permit; inspections assigned and performed within 3 business days.
    • Zoning: zoning permits are issued by the Zoning Department; application form is picked up, mailed or downloaded, and paid by check or money order payable to Stafford township (no cash).
    • Online scheduling, permit status and property information are through the township SDL Portal, which was not opened; the detailed permit list was not fully reviewed.
    “the department is responsible for the issuance of zoning permits on a daily basis in connection with new residential dwellings and improvements to existing dwellings such as additions, fences, pools, etc.”

Rules another office applies inside Stafford Township

Stafford Township does not set these itself; the county, a health district or the state does, and they apply to every address inside its limits.

  • Building code adoptedAdopted (with conditions)

    Construction inside Stafford township limits, where the township Building Department enforces the codes adopted by the State of New Jersey under the Uniform Construction Code.

    • The state adopts the codes; Stafford's Building Department enforces them. The department also serves Eagleswood and Surf City per its page.
    • Subcode-specific adoption (electrical, plumbing, fire, etc.) was not separately checked.
    “this is achieved by enforcing all codes adopted by the state of new jersey uniform construction code”
  • Who permits septicMixed (with conditions)

    Individual on-site septic systems serving buildings inside Stafford township limits; the state rule assigns enforcement to municipal or county boards of health.

    • The specific health department with jurisdiction over Stafford (expected to be Ocean County, not confirmed) was not verified on an official page.
    • Septic plan approval and certificate of compliance come from the health department having jurisdiction, with construction official enforcement.
    “municipal or county boards of health have the responsibility for enforcing requirements for individual on-site subsurface sewage disposal (septic) systems.”
  • Septic permitRequired

    Buildings in Stafford township limits served by a septic system (construction permit stage).

    • Requires proof of health-department approval of the septic plan before the construction permit issues.
    • Approval states bedroom count (residential) or design flow (non-residential).
    “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.”
  • Septic inspectionRequired

    Buildings in Stafford township limits served by a septic system, before certificate of occupancy.

    • Requires a certificate of compliance for the septic system with a health-department statement that it conforms to construction plans.
    • Stated as a certificate of compliance rather than a field inspection; field inspection requirements not separately confirmed.
    “prior to issuing a certificate of occupancy for a building using a subsurface sewage disposal (septic) system, the construction official shall require, as a prior approval, a certificate of compliance for the subsurface sewage disposal (septic) system, including a statement from the health department having jurisdiction that the system conforms to the construction plans.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Stafford Township or Ocean County directly.

  • Owner-builder exemption — Owner-builder exemption for a home inside Stafford township limits.
  • Minimum dwelling size — Minimum dwelling floor area for a new home inside Stafford township limits.
  • Living in an RV — Occupancy of an RV on private land inside Stafford township limits.
  • Camping on your land — Temporary camping on private land inside Stafford township limits.
  • Tiny homes — Tiny home occupancy inside Stafford township limits.
8 more unanswered
  • Manufactured homes
  • Accessory dwellings
  • Off-grid sanitation
  • Well permit
  • Mandatory utility hookup
  • Agricultural exemption
  • Subdividing land
  • Driveway access

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 Stafford Township publishes no rule on the point, not that none exists. Ocean County’s page lists the county offices to call.

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