Short-term-rental rules
Can you Airbnb in River Vale, NJ?
Researched and reviewed by Jake Lee, FounderCurrent as of July 2026How this atlas is maintained
Short-term rentals are effectively banned in River Vale: the township code states "No rental shall be less than 30 days" and applies that to every dwelling, room, condo, or apartment, whether the letting is temporary, seasonal, or permanent. Every rental also requires a township rental certificate and inspection before occupancy, so there is no permit path for sub-30-night stays. Rentals of 30 or more days are allowed with a rental certificate of occupancy.
What the rules say in River Vale
- Township-wide 30-day minimum rental term: "No rental shall be less than 30 days" (Sec. 142-27B); applies whether the occupancy or rental is temporary, seasonal, or permanent and whether or not for consideration
- Definition of dwelling unit in Sec. 142-27 covers one-family dwellings, apartments, condo and co-op units, and rooms, so both whole-home and room rentals are covered
- Certificate of occupancy / resale-and-rental certificate from the Construction Official required before any occupancy, rental, lease, or sublet (Sec. 142-27A), with a pre-rental inspection at every change of occupancy
- Inspection fees: $100 if requested 10+ business days ahead, $125 for 4-10 days, $150 under 4 days; $50 reinspection; lead-based paint inspection every 3 years or at tenant turnover ($200 township fee, or certified private inspector with $40 admin + $20 state fund fees)
- Zoning permits only non-transient residential use: residence districts allow dwellings occupied by a "family" of "permanent and domestic character" (Sec. 142-223); no hotel, motel, or transient-lodging use is a permitted use in any district
- Violations are a separate offense for each day, with owner, agent, broker, and tenant jointly and severally liable (penalties per Ch. 1, Art. I, Sec. 1-14)
- Licensed rooming houses (annually licensed by the Township) are exempt from the rental-certificate portions only and must keep a guest register
Sources: Sec. 142-27 Certificate of occupancy, resale and/or rental certificates (eCode360) - contains the 30-day minimum rental rule; Code of the Township of River Vale, NJ (eCode360, legislation through 10-14-2025); Ch. 142 Part 9 Zoning, Art. LII Use of Buildings and Permits - district permitted uses and family definition; eCode360 full-code search for 'short-term rental' (no STR-specific chapter exists); River Vale New Laws list through 6-22-2026 (no STR ordinance pending). Last reviewed 2026-07.
How short-term rentals are regulated in New Jersey
- New Jersey has no single statewide short-term-rental ban. Instead, each municipality sets its own rules through local ordinances, which is why neighboring Bergen towns can differ completely.
- Statewide, short-term rentals are generally subject to NJ Sales Tax and the State Occupancy Fee (and, in some areas, local taxes) on stays under 90 days, unless booked through certain channels that collect on the host's behalf.
- Common municipal controls include registration or permits, owner-occupancy requirements, minimum-stay rules, caps on rental nights, and zoning limits on which districts allow short-term use.
- Rules change. An ordinance can be added or amended at any time. Always confirm the current rule with the municipality before listing.
River Vale short-term-rental FAQ
Can I run a short-term rental (Airbnb) in River Vale, NJ?
Short-term rentals are effectively banned in River Vale: the township code states "No rental shall be less than 30 days" and applies that to every dwelling, room, condo, or apartment, whether the letting is temporary, seasonal, or permanent. Every rental also requires a township rental certificate and inspection before occupancy, so there is no permit path for sub-30-night stays. Rentals of 30 or more days are allowed with a rental certificate of occupancy.
Do I need a permit or registration to run an STR in River Vale?
Zoning permits only non-transient residential use: residence districts allow dwellings occupied by a "family" of "permanent and domestic character" (Sec. 142-223); no hotel, motel, or transient-lodging use is a permitted use in any district
What taxes apply to a short-term rental in River Vale, New Jersey?
Short-term stays in New Jersey are generally subject to NJ Sales Tax and the State Occupancy Fee (plus any local fees), unless collected for you by the booking platform. A tax professional can confirm what applies to your property.
Can Palisade Stays manage a short-term rental in River Vale?
Short-term rentals face real limits in River Vale (see the status above), so it may not be the right play. Palisade Stays can still help you understand what's possible for your property, including a compliant mid-term or longer rental, and run it if it's a fit. Start with a quick assessment.
Navigating River Vale's rules?
We'll help you find out what's actually possible for your River Vale property, short-term, mid-term, or otherwise, and run it if it's a fit.
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