Toms River, NJ Residential Lease Agreement

Toms River · Ocean County, New Jersey

Toms River municipal data verified: June 30, 2026

Page content reviewed: August 19, 2026

Download Toms River lease (Word)Open to print or save as PDF

Free, no email required. The Word file is a blank you fill in; the print version opens in a new tab and saves as a PDF from your browser's print dialog. Both include Toms River's municipal addendum.

What Toms River requires before the tenant moves in

Rental Certificate of Inspection.

When it applies. Rental certificate valid 3 years, but a change in occupancy or ownership requires a new inspection and certificate before the tenant can occupy.

Who handles it. Division of Code Enforcement / Housing

From the ordinance. Applications via the SDL Portal; proof of landlord insurance registration is required before the rental application. Without insurance registration and a passed inspection, tenants may not occupy. (The township no longer requires a resale CCO for home sales, but rentals still require this.)

What that means for your lease start date

The lease start date in Section 2 of the template is the date the tenant is entitled to occupy the unit. In Toms River that date should fall after the certificate or inspection above has been issued, not before it. Schedule the inspection first, then write the start date.

If the certificate slips, the tenant cannot lawfully take occupancy on the day the lease says they can, and you are holding a signed contract you cannot perform. The copy of the lease on this page carries Toms River's requirement as a printed addendum so the person signing it can see the same thing.

Official sources

Verified 2026-06-30 against the sources above. Ordinances change; confirm with Division of Code Enforcement / Housing before the tenant moves in.

Required statewide, on top of Toms River's rule

Register as a landlord (New Jersey Landlord Registration / Identity Law, N.J.S.A. 46:8-27 to 46:8-37). File within 30 days, or at creation of the first tenancy in a newly constructed/reconstructed building (46:8-28). Give each tenant a copy of the registration certificate at the start of a new tenancy (46:8-29). File an amended certificate within 20 days of any change to the form's information (46:8-28.2).

File with the right office. One-unit or two-unit non-owner-occupied: Municipal clerk of the town where the property is located (or the official the clerk designates). Three or more units: NJ DCA Bureau of Housing Inspection. Owners of tenant-occupied single-family and two-family properties must also file a registration with the DCA Bureau of Housing Inspection (46:8-28.5), with limited exceptions (e.g., certified lead-free or post-1978 owner-occupied two-family, seasonal rental under 6 months).

If you do not register. In an action for possession by a non-compliant landlord, no judgment for possession until registration; the court continues the case up to 90 days, then dismisses (46:8-33). Penalty up to $500 per offense (46:8-35); tenant rights cannot be waived (46:8-36).

Questions

Does Toms River require a certificate of occupancy before a new tenant moves in?

Yes. Toms River runs a Rental Certificate of Inspection. Rental certificate valid 3 years, but a change in occupancy or ownership requires a new inspection and certificate before the tenant can occupy. Applications via the SDL Portal; proof of landlord insurance registration is required before the rental application. Without insurance registration and a passed inspection, tenants may not occupy. (The township no longer requires a resale CCO for home sales, but rentals still require this.) Confirm current details with Division of Code Enforcement / Housing and the official sources on this page.

When can the lease start in Toms River?

Set the start date after the certificate or inspection is issued, not before. Rental certificate valid 3 years, but a change in occupancy or ownership requires a new inspection and certificate before the tenant can occupy. If the certificate is late, the tenant cannot lawfully take occupancy on the date written in the lease, which is the problem this page exists to prevent.

Do I still have to register as a landlord in Toms River?

Yes. Toms River's municipal requirement is on top of, not instead of, New Jersey's statewide Landlord Registration / Identity Law (N.J.S.A. 46:8-27 to 46:8-37). Both apply.

Related

This content is for informational purposes only and does not constitute legal, financial, or tax advice. Consult a licensed attorney or real estate professional for advice specific to your situation.