Bolthole Index

Ocean County, New Jersey

Zoning, building permits and septic rules in Surf City, New Jersey

In the Borough of Surf City, Ocean County, New Jersey, building permits come from the borough's own Construction Department under the statewide Uniform Construction Code12. The borough also writes and enforces its own zoning through a zoning office34. We could not confirm who issues septic permits inside the borough; ask the Construction Department or the Ocean County Health Department5.

At a glance

Building permit
Required; issued by the borough Construction Department12
Zoning
Borough zoning (Chapter 30) with RA and RAA residential districts36
Minimum lot, RA
5,000 sq ft and 50 ft of frontage7
Minimum lot, RAA
6,000 sq ft and 55 ft of width8
Maximum height
33 ft for a main building in RA and RAA910
Septic permit
Not confirmed for the borough; ask the borough or the Ocean County Health Department5
Owner-builder
Allowed with an affidavit; still needs permits and inspections11
Typical home value (Ocean County)
$554,88712

Who to call

Building permits

Surf City Construction Department (Building Department)

Building permits and building-subcode inspections inside Surf City

(609)494-6448

Zoning

Surf City Zoning Office

Zoning permits for new homes and improvements, plus fence, shed and curb permits

(609)494-6448

Septic permits

Ocean County Health Department, Environmental Health Services

County environmental health office; ask whether it is the board of health with jurisdiction for septic certification at a Surf City address

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

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Does Surf City, NJ have zoning, and what does it allow?

Yes. The Borough of Surf City administers its own Chapter 30 zoning ordinance for land inside borough limits3. Ocean County itself has no zoning power, because New Jersey limits zoning authority to municipalities13.

The code lists a business zone along Long Beach Boulevard, an RA residential zone covering the rest of the borough, an RAA residential zone in the Lazy Point area west of Shore Avenue, and an MC municipal complex zone6.

In RA, a new residential lot needs at least 5,000 square feet and 50 feet of frontage7. In RAA, the minimums are 6,000 square feet and a width of 55 feet8. A main building in RA must have at least 720 square feet of enclosed ground floor area14; in RAA the figure is 900 square feet15. Main buildings in both districts top out at 33 feet above the street centerline910.

What are the setbacks and lot coverage limits in Surf City?

In RA, a main building needs a front yard of at least 10 feet, side yards of at least 5 feet and 10 feet, and a rear yard of at least 5 feet16. Buildings, including sheds and garages, may cover no more than 35% of an RA plot17.

In RAA, the front yard is at least 20 feet, the side yards at least 8 feet and 12 feet, and the rear yard at least 10 feet18. RAA plots follow the same 35% cap on combined ground floor area19.

A garage apartment is allowed in RA only with a single-family dwelling, on a plot of at least 10,000 square feet with 100 feet of frontage20. We found no accessory-dwelling provision for RAA. Bay front and ocean front lots have separate rules we did not review, so ask the zoning office before relying on these numbers4.

Do you need a building permit in Surf City, and who issues it?

Yes. New Jersey's Uniform Construction Code requires a construction permit for new construction and for structural, plumbing, mechanical and electrical work on existing buildings2. Inside Surf City, the borough's own Construction Department takes the applications, and its page says complete permit packages can be submitted or issued Monday through Friday, 9:00 am to 4:30 pm1.

Surf City's Construction Department schedules building-subcode inspections on Tuesday and Thursday mornings, while electric, plumbing and fire inspections go through Stafford Township1. Zoning approval is a separate step: the zoning office issues zoning permits for new homes and improvements such as additions, fences and pools4. We did not locate the borough's building permit fee schedule; a fence permit is $5021.

How do septic permits work inside Surf City?

We could not confirm which office certifies septic systems inside Surf City, or whether a given lot must connect to public sewer. State law requires the board of health with jurisdiction to certify water supply and sewerage facilities before a building permit issues5, and a septic system must be inspected before it is covered22.

Ocean County's health department is the likely county contact23, but the borough's site also links a separate health department we could not verify, so ask the Construction Department which board of health covers your address1. Conventional drain fields rate poorly across Ocean County, with 0% of soils rated not limited for them, so expect a site evaluation and possibly an engineered system if sewer is not available24.

Can you live in an RV or tiny home in Surf City?

We could not confirm any Surf City rule on long-term RV living, camping or tiny homes. Searching the zoning chapter turned up no provisions for them, which is not the same as permission. Ask the zoning office before buying or parking anything you plan to live in4.

Any dwelling that qualifies must still meet the RA or RAA minimum ground floor areas of 720 and 900 square feet1415. New Jersey limits HUD manufactured homes to single-family use group R-525.

Building a home in Surf City: the steps, in order

  1. Confirm your district (RA, RAA or business) and the lot, height, coverage and setback limits with the zoning office4.
  2. Check whether the lot is a subdivision candidate; the borough regulates subdivisions in Chapter 2926, and Ocean County Planning Board review applies where county roads or drainage are affected27.
  3. Get septic or sewer certification from the board of health with jurisdiction before a building permit can issue5.
  4. File the construction permit package with the Construction Department1.
  5. Call in the required inspections, including footings and framing, and the septic inspection before covering2822.
  6. Obtain a certificate of occupancy; an owner-builder must first file an affidavit with the construction official11.

What stays with Ocean County, and what to check before you buy in Surf City

Ocean County does not zone. The county's role is planning-board review of subdivisions and site plans that touch county roads or drainage27; for land outside the borough, see the Ocean County page. Within the borough, floodplain rules and driveway rules were not reviewed, so ask the Construction Department1.

A driveway onto a state highway needs a NJDOT access permit29. Ocean County's typical home value is $554,88712, its effective property tax rate is 1.8%30, and its median property tax bill is $6,499 a year31. Curb permits for properties on Long Beach Boulevard also need an Ocean County Road Opening Permit4.

Watch-outs

  • We could not confirm who issues septic permits inside Surf City or whether sewer connection is required; ask the Construction Department and the Ocean County Health Department before closing5.
  • The borough has proposed an affordable housing overlay in its business zone, so confirm current business-zone rules with the zoning office3.
  • Ocean front and bay front lots follow separate rules in the zoning code that we did not review18.
  • Owner-built homes still need permits and inspections; the affidavit is a condition of the certificate of occupancy, not an exemption11.

Sources

  1. Surf City Construction Department (Building Department) (surfcitynj.org)
  2. Uniform Construction Code General Information, quoted and re-checked
  3. Borough of Surf City, NJ code of ordinances table of contents (eCode360) (Borough of Surf City), quoted and re-checked
  4. Surf City Zoning Office (surfcitynj.org)
  5. New Jersey Statutes, R.S. 58:11-23 through 58:11-43 (New Jersey statewide rule), quoted and re-checked
  6. Borough of Surf City Chapter 30 Zoning (eCode360, Ord. No. 72-7 et seq.) (Borough of Surf City), quoted and re-checked
  7. Borough of Surf City Chapter 30 Zoning (eCode360, Ord. No. 72-7 et seq.) (Borough of Surf City), quoted and re-checked
  8. Borough of Surf City Chapter 30 Zoning (eCode360, Ord. No. 72-7 et seq.) (Borough of Surf City), quoted and re-checked
  9. Borough of Surf City Chapter 30 Zoning (eCode360, Ord. No. 72-7 et seq.) (Borough of Surf City), quoted and re-checked
  10. Borough of Surf City Chapter 30 Zoning (eCode360, Ord. No. 72-7 et seq.) (Borough of Surf City), quoted and re-checked
  11. N.J.A.C. 5:23-2.24(c) Owner-built homes, quoted and re-checked
  12. Typical home value (Zillow): Bolthole Index county data
  13. Ocean County Master Plan 2011, quoted and re-checked
  14. Borough of Surf City Chapter 30 Zoning (eCode360, Ord. No. 72-7 et seq.) (Borough of Surf City), quoted and re-checked
  15. Borough of Surf City Chapter 30 Zoning (eCode360, Ord. No. 72-7 et seq.) (Borough of Surf City), quoted and re-checked
  16. Borough of Surf City Chapter 30 Zoning (eCode360, Ord. No. 72-7 et seq.) (Borough of Surf City), quoted and re-checked
  17. Borough of Surf City Chapter 30 Zoning (eCode360, Ord. No. 72-7 et seq.) (Borough of Surf City), quoted and re-checked
  18. Borough of Surf City Chapter 30 Zoning (eCode360, Ord. No. 72-7 et seq.) (Borough of Surf City), quoted and re-checked
  19. Borough of Surf City Chapter 30 Zoning (eCode360, Ord. No. 72-7 et seq.) (Borough of Surf City), quoted and re-checked
  20. Borough of Surf City Chapter 30 Zoning (eCode360, Ord. No. 72-7 et seq.) (Borough of Surf City), quoted and re-checked
  21. Borough of Surf City Chapter 30 Zoning (eCode360, Ord. No. 72-7 et seq.) (Borough of Surf City), quoted and re-checked
  22. New Jersey Statutes, R.S. 58:11-23 through 58:11-43 (New Jersey statewide rule), quoted and re-checked
  23. Ocean County Health Department, Environmental Health Services (oceancountyhealth.gov)
  24. 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
  25. Manufactured/Modular Buildings Program (New Jersey statewide rule), quoted and re-checked
  26. Borough of Surf City, NJ code of ordinances table of contents (eCode360) (Borough of Surf City), quoted and re-checked
  27. Chapter 300: Submission and Approval Procedure, quoted and re-checked
  28. New Jersey Department of Community Affairs, New Home Warranty—Consumer Information (New Jersey statewide rule), quoted and re-checked
  29. Major Access Permits (New Jersey statewide rule), quoted and re-checked
  30. Effective property tax rate: Bolthole Index county data
  31. Median property tax bill: 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 Borough of Surf City

Borough of Surf City’s own rules

  • Certificate of occupancyLimited

    Conditional uses in the RA residential zone (e.g., marinas) inside Surf City borough; this is the only certificate of occupancy rule found in Chapter 30

    • Applies only to conditional uses such as marinas requiring planning board approval (§ 30-6.2h).
    • No general certificate-of-occupancy rule for single-family dwellings was found in Chapter 30; the building chapter (Chapter 11) was not opened.
    “no zoning and/or construction permit or certificate of occupancy shall be issued for a conditional use as permitted by n.j.s.a. 40:55d-1 et seq., and the revised general ordinances of the borough of surf city, until approval by the planning board.”
  • Local zoningPresent

    Land inside Surf City borough's limits; Borough of Surf City administers its own Chapter 30 Zoning ordinance

    • Residential districts are RA and RAA; the business zone (§ 30-5), the MC municipal complex zone (§ 30-7a) and the ocean/bay front lot rules (§ 30-8) were not analyzed in this pass.
    • The page shows an affordable housing overlay in business zone (§ 30-5.8) added 3-11-2026 by Ord. No. 2026-11 and describes it as proposed; not analyzed.
    • Source page reflects legislation through 04-08-2026 per the eCode360 index; no effective date stated for Chapter 30 as a whole.
    “the ra residential zone shall comprise all lands in the borough not located in the business zone or the raa residential zone.”
  • Zoning districtsPublished (with conditions)

    Zone districts for land inside Surf City borough

    • Zone list in the code: business zone along Long Beach Boulevard, RA residential zone (all other lands), RAA residential zone (Lazy Point area west of Shore Avenue), and MC municipal complex zone (block 25 except lot 1).
    • The official zoning map is referenced in § 30-4.2 but its online availability was not confirmed in this pass.
    “the raa residential zone shall comprise all those lands situated within the borough lying west of shore avenue”
  • Minimum dwelling sizeDistrict specific (with conditions)

    Main buildings in the RA residential zone inside Surf City borough

    • The requirement is stated as an enclosed ground floor area of the main building, not a total dwelling floor area.
    • Requirement applies in the RA zone; the business zone has its own 720 sq ft ground floor rule (§ 30-5.4).

    minimum enclosed ground floor area of main building: >= 720 sq ft (minimum 20 ft measurement adjacent to any street)

    “the enclosed ground floor area of any main building in this zone shall be not less than 720 square feet with a minimum measurement of 20 feet adjacent to any street.”
    One more reviewed finding on this topic
  • Minimum lot sizeDistrict specific (with conditions)

    Main single-family residential district (RA residential zone) inside Surf City borough

    • Applies to any plot created for residential use in the RA zone; a duplex requires 10,000 sq ft of upland ground with 100 ft frontage (§ 30-6.2b).
    • Accessory garage apartment requires 10,000 sq ft and 100 ft frontage (§ 30-6.2g.3).

    minimum lot area: >= 5000 sq ft · minimum lot frontage: >= 50 ft

    “any plot created for residential use in the ra residential zone shall have a minimum area of 5,000 square feet and minimum frontage of 50 feet.”
    One more reviewed finding on this topic
  • SetbacksDistrict specific (with conditions)

    Main buildings on plots in the RA residential zone inside Surf City borough

    • Corner plots: yards adjacent to intersecting streets are not less than the front yard depth required on those streets (§ 30-6.5a.4).
    • Accessory buildings may not encroach on required yards except as the code allows (§ 30-6.5b).

    front yard minimum depth: >= 10 ft · side yard minimum width (one side): >= 5 ft · side yard minimum width (other side): >= 10 ft · rear yard minimum depth: >= 5 ft

    “on each plot in this zone, the following front, side and rear yards shall be established at the time of the erection of any main building.”
    One more reviewed finding on this topic
  • Lot coverageSpecified

    Plots in the RA residential zone inside Surf City borough

    • Covers all buildings including accessory buildings; the code's building-area definition excludes listed entrance steps, landings and walkways (definition of lot coverage).

    maximum building coverage of plot: <= 35 % (includes accessory buildings)

    “all buildings, including accessory buildings, shall not cover more than 35% of the area of the plot on which they are erected.”
    One more reviewed finding on this topic
  • Building heightSpecified

    Main buildings in the RA residential zone inside Surf City borough

    • Height measured from the elevation of the center line of the street upon which the lot fronts; minimum finished grade for new and substantially improved buildings is one foot above that centerline.
    • Chimneys, railings and temporary decorative ornaments, including weather vanes, may exceed the height limit.

    maximum height of main building: <= 33 ft (above elevation of center line of the street upon which the lot fronts)

    “the maximum height of the main building shall be no more than 33 feet above the elevation of the center line of the street upon which the lot fronts.”
    One more reviewed finding on this topic
  • Accessory dwellingsLimited

    Garage apartment accessory to a single-family dwelling in the RA residential zone inside Surf City borough

    • Must be built in conjunction with single-family dwellings.
    • Plot must have minimum area of 10,000 sq ft and minimum frontage of 100 ft.
    • Ground floor area may not exceed 75% of the main building's ground floor area.
    • Accessory buildings count toward the 35% lot coverage limit (§ 30-6.4e).
    • No such accessory-dwelling provision was found for the RAA zone (permitted accessory uses listed in § 30-7.2b include garages and greenhouses only).

    maximum garage apartment ground floor area as share of main building ground floor: <= 75 % · minimum plot area: >= 10000 sq ft · minimum plot frontage: >= 100 ft

    “garage apartment, when built in conjunction with single-family dwellings and providing its ground floor area does not exceed 75% of the ground floor area of the main building on the plot”
  • Subdividing landRegulated (with conditions)

    Land subdivisions inside Surf City borough

    • Chapter 29 Land Subdivision (§ 29-1 to § 29-11) exists in the adopted code; its substantive requirements were not opened.
    “chapter 29 land subdivision (§ 29-1 &ndash; § 29-11)”
  • Permit feesPublished (with conditions)

    Fence permits inside Surf City borough only; no building permit fee schedule was found

    • Fee applies to fence permits under § 30-9.4.
    • Fee schedule for building, construction, septic and other permits was not located; the Chapter 11 and Chapter 16 fee sections were not opened.

    fence permit application fee: 50 USD (fence permits only)

    “an application for a permit, accompanied by an application fee of $50, shall be made to the zoning officer; and a permit must be obtained prior to the erecting of any fence in any zone.”
  • Permit processPartial

    Fence permits inside Surf City borough only; general building permit process not found

    • Application is made to the zoning officer; permit required before erecting any fence in any zone.
    • Building, construction and septic permit processes were not located in the pages opened.
    “an application for a permit, accompanied by an application fee of $50, shall be made to the zoning officer; and a permit must be obtained prior to the erecting of any fence in any zone.”

Still unanswered

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

  • Building permit — Building permits for new homes inside Surf City borough
  • Owner-builder exemption — Owner-builder exemption for homeowners building in Surf City borough
  • Building code adopted — Construction codes for new homes inside Surf City borough
  • Inspections — Building inspections for new homes inside Surf City borough
  • Living in an RV — Long-term RV occupancy on private land inside Surf City borough
13 more unanswered
  • Camping on your land
  • Tiny homes
  • Manufactured homes
  • Who permits septic
  • Septic permit
  • Septic inspection
  • Off-grid sanitation
  • Well permit
  • Mandatory utility hookup
  • Agricultural exemption
  • Driveway access
  • Building in a floodplain
  • 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 Surf City publishes no rule on the point, not that none exists. Ocean County’s page lists the county offices to call.

← All of Ocean County: county rules, score and offices