Camden County, New Jersey Short-Term Rental Regulation: A Guide For Airbnb Hosts

What are Short-Term Rental (Airbnb, VRBO) Regulations in Camden County, New Jersey?

Short-term rental regulations in Camden County, New Jersey vary by municipality. While there is no overarching county-wide ordinance, individual cities and towns within the county have their own rules governing Airbnb, VRBO, and other short-term rentals. It's important for hosts to research the specific requirements in their location.

Starting a Short-Term Rental Business in Camden County

To start a short-term rental business in Camden County, the first step is registering the property with the local municipality. For example, in the City of Camden, rental properties must be registered with the Office of Rent Control and obtain a Rental Approval Certificate before being rented. The registration process involves an inspection to ensure compliance with health, safety, construction, zoning, and fire codes. A $350 fee is required.

Camden limits rent increases to 10% above the current rent until the Rent Regulations Officer makes a final determination. Tenants can appeal increases to the Rent Control Board. However, the city does not appear to have additional restrictions specific to short-term rentals.

In contrast, some other Camden County municipalities have adopted targeted short-term rental regulations:

• The Township of Pennsauken requires short-term rentals to register, pay a $350 fee, and undergo monthly inspections at a cost of $50 per inspection. Rentals must have at least 2 bedrooms and notify the township of each tenant change.
• Gloucester City prohibits short-term rentals entirely through its Ordinance 2022-14 titled "Short Term Rental Property Prohibition".

So requirements can vary significantly between neighboring towns. Aspiring hosts should carefully review their local ordinances, which are often found in the zoning or planning sections of the municipal code. Consulting with town officials for guidance is also prudent.

While Camden County itself does not restrict short-term rentals, hosts still need to collect and remit New Jersey's statewide occupancy taxes. Some cities may also require a local business license.

The short-term rental market presents an attractive opportunity in New Jersey, especially with travelers increasingly booking stays there as an alternative to New York City due to strict new regulations. With proper research and compliance with local rules, starting an Airbnb business can be a profitable venture in Camden County. However, hosts need to be aware that regulations can differ substantially between municipalities.

Short-Term Rental Licensing Requirement in Camden County

While the City of Camden has a rental registration requirement that applies to short-term rentals, Camden County itself does not appear to have an overarching ordinance specifically regulating Airbnbs and VRBOs. Licensing and registration are generally handled at the municipal level in New Jersey.

However, some individual towns within Camden County have adopted their own targeted short-term rental regulations. For example:

1. Pennsauken Township requires short-term rentals to register, pay a $350 fee, and undergo monthly inspections at a cost of $50 per inspection. The property must have at least 2 bedrooms and the township must be notified of each tenant change.
2. Gloucester City prohibits short-term rentals entirely through Ordinance 2022-14 titled "Short Term Rental Property Prohibition".

So requirements can vary significantly between neighboring municipalities. Property owners need to carefully review the ordinances in their specific town, which are often found in the zoning or planning sections of the municipal code. Consulting with local officials is prudent.

To determine short-term rental licensing requirements and register a property, hosts should contact their town's zoning office, building department, or town clerk. Fees, forms, and processing times will differ in each locality.

Penalties for operating an unlicensed short-term rental also vary by municipality. In Pennsauken Township, violations are punishable by a minimum fine of $100 up to a maximum of $2,000 per day, with each day constituting a separate offense. Gloucester City's prohibition ordinance allows for fines of up to $2,000 and up to 90 days of community service or jail time.

While Camden County does not directly license short-term rentals, it's crucial for hosts to research and comply with all applicable rules in their municipality to avoid costly penalties. Requirements often include registering the property, paying fees, limiting occupancy, and meeting safety standards.

Required Documents for Camden County Short-Term Rentals

Based on the available information from the search results, there do not appear to be any Camden County-wide requirements for short-term rental registration or licensing. Regulations are handled at the municipal level in New Jersey, with requirements varying between cities and towns within Camden County.

However, some Camden County municipalities have adopted their own short-term rental ordinances that mandate registration and documentation. For example:

1. In Pennsauken Township, short-term rental properties must register with the township, pay a $350 registration fee, and undergo monthly inspections at a cost of $50 per inspection. The owner must notify the township of each tenant change and provide the names and contact information of all occupants.
2. The City of Camden requires all rental properties, including short-term rentals, to register with the Office of Rent Control and obtain a Rental Approval Certificate before being rented. The registration process involves an inspection to ensure the property is in compliance with applicable health, safety, construction, zoning, and fire codes. A $350 fee is required.

While not a Camden County requirement, short-term rental hosts in New Jersey are required by state law to collect and remit sales and occupancy taxes:

1. Sales taxes must be collected and paid to the State of Missouri. The sales tax rate is 7.475% for properties in the Camden County portion of the city and 7.725% for properties in the Miller County portion.
2. Lodging taxes must be collected and remitted to the county where the property is located. The lodging tax rate is 3% for properties in Camden County and 5% for properties in Miller County. Hosts must register with the Tri-County Lodging Association and file lodging tax returns.

So in summary, while Camden County itself does not require any specific documentation for short-term rentals, hosts may need to register their property, pay fees, and collect taxes depending on their property's municipality. Consulting with local officials is the best way to determine what documents and procedures are required for a particular rental property within the county.

Camden County Short-Term Rental Taxes

Short-term rental operators in Camden County, New Jersey should be aware of their tax obligations at both the state and county level. Like other businesses, short-term rentals are subject to various taxes that must be collected and remitted to the appropriate authorities.

State Taxes

At the state level, New Jersey imposes the following taxes on short-term rentals:

Sales Tax: The state sales tax rate is 6.625% and applies to charges for the rental of rooms, apartments, or other accommodations for a term of less than 90 consecutive days. The host must collect this tax from the guest and remit it to the state.

Occupancy Fee: An additional state occupancy fee of 5% applies to short-term rental charges for stays of 89 nights or less. This fee is reduced to 1% in Atlantic City and 3.15% in the Wildwoods.

County Taxes

Camden County does not appear to impose any additional county-level taxes specifically targeting short-term rentals like Airbnb and Vrbo. However, the county does have a 1% hotel occupancy tax that applies to charges for hotel and motel rooms. It's possible this tax could be interpreted to apply to some short-term rentals, so hosts should seek guidance from county tax authorities.

Municipal Taxes

Some New Jersey municipalities levy their own local taxes or fees on short-term rentals, generally ranging from 2-3% of the listing price including cleaning fees for reservations 89 nights and shorter. However, based on the information from the search results, it does not appear that any cities within Camden County currently impose additional municipal taxes on Airbnb-style rentals.

Tax Deductions and Write-Offs

Short-term rental hosts may be able to deduct certain expenses associated with operating their rental business to reduce their taxable income. Some common deductible expenses include:

1. Mortgage interest
2. Property taxes
3. Rental insurance
4. Cleaning and maintenance costs
5. Utilities
6. Repairs
7. Supplies
8. Host service fees charged by platforms like Airbnb

Hosts should maintain detailed records of all rental income and expenses to support any deductions claimed on their tax returns. Consulting with a tax professional is advisable to ensure proper reporting and compliance.

In summary, short-term rental operators in Camden County are responsible for collecting and remitting New Jersey's 6.625% sales tax and 5% occupancy fee on their rental charges. While the county does not appear to assess any additional taxes specific to Airbnb-style rentals, hosts should confirm their local obligations with county and municipal tax authorities. Properly documenting expenses can help reduce hosts' income tax liability.

New Jersey Wide Short-Term Rental Rules

In addition to municipal regulations, short-term rental hosts in Camden County must also comply with statewide rules governing the industry. While New Jersey does not have a comprehensive statewide law specifically regulating short-term rentals, there are several state-level requirements that impact Airbnb and Vrbo operators.

Taxes

One of the most significant statewide short-term rental requirements is the collection and remittance of taxes. New Jersey imposes the following taxes on short-term rentals:

Sales Tax: The state sales tax rate of 6.625% applies to charges for the rental of rooms, apartments, or other accommodations for a term of less than 90 consecutive days. Hosts must collect this tax from guests and remit it to the state.

Occupancy Fee: An additional state occupancy fee of 5% applies to short-term rental charges for stays of 89 nights or less. This fee is reduced to 1% in Atlantic City and 3.15% in the Wildwoods.

Airbnb collects and remits these taxes on behalf of its hosts in New Jersey. However, hosts on other platforms like Vrbo may be responsible for handling tax collection and payment themselves.

Landlord Registration

Under New Jersey's Landlord Identity Registration Law, property owners who lease residential rental units must register with the Department of Community Affairs and provide contact information for the owner and any registered agent. While this law was not specifically designed for short-term rentals, it likely applies to many Airbnb-style properties.

Hotel and Multiple Dwelling Laws

Depending on factors like the number of rental units in a property and the length of guest stays, some short-term rentals in New Jersey may be subject to the state's hotel and multiple dwelling regulations. These rules have requirements related to fire safety, building codes, and inspection and licensing. However, the applicability to short-term rentals is not always clear.

Eviction and Tenant Laws

New Jersey has robust laws protecting tenants from eviction without just cause. In some cases, long-term Airbnb guests may legally be considered tenants and gain these protections, potentially making it difficult for hosts to remove them from the property. The specifics depend on the details of the rental arrangement.

Does Camden County Strictly Enforce STR Rules?

Based on discussions among short-term rental hosts on forums like Bigger Pockets and Reddit, it appears that Camden County does not strictly enforce its rules governing Airbnb and other short-term rentals. Many hosts report operating STRs in the county without facing significant compliance issues or pushback from local officials.

One host on Bigger Pockets shared their experience running an Airbnb in Camden for over a year without obtaining any special permits or licenses. They stated that as long as you are not causing problems for neighbors and keep a low profile, the county seems to take a hands-off approach to enforcement.

Another host on Reddit echoed this sentiment, noting that while some municipalities within Camden County have rental registration requirements on the books, they are not well-publicized or actively enforced for short-term rentals. They suggested that county officials seem more concerned with addressing problem properties that generate noise complaints or safety issues rather than proactively cracking down on Airbnb hosts.

Compared to some other New Jersey cities like Jersey City and Newark that have adopted strict regulations and enforcement measures for short-term rentals, Camden County appears to be relatively Airbnb-friendly. Bigger Pockets and Reddit hosts generally characterize the county as having a more relaxed and tolerant attitude toward STRs.

This lax enforcement environment has reportedly led to a proliferation of short-term rentals operating in Camden County without full compliance with municipal registration and inspection requirements. Some hosts have expressed concerns that this lack of oversight could eventually prompt a backlash and lead to stricter regulations down the road.

For now, though, it seems that many hosts are willing to operate STRs in Camden County despite the patchwork of local rules, banking on limited enforcement efforts. The consensus view among hosts on Bigger Pockets and Reddit is that as long as you fly under the radar and avoid causing any issues, you can run a short-term rental in most of the county without much fear of facing penalties.

Of course, this approach is not without risk. Even if enforcement is lax, hosts who skirt the rules could still face fines or other consequences if they are caught. And as more municipalities grapple with the impacts of short-term rentals on housing markets and neighborhoods, the regulatory landscape could shift quickly.

But currently, Camden County seems to be a relatively hospitable place for Airbnb and Vrbo hosts. The county's hands-off approach to enforcement, combined with the lack of a unified countywide STR ordinance, has created an environment where short-term rentals can thrive with minimal oversight. Hosts should still do their due diligence and understand the specific rules in their municipality, but on the whole, Camden County appears to be one of the more Airbnb-friendly areas in New Jersey.

How to Start a Short-Term Rental Business in Camden County

Starting a short-term rental business in Camden County, New Jersey involves several key steps to ensure compliance with local regulations and set yourself up for success. Here's a step-by-step guide:

1. Research local regulations: Thoroughly review the short-term rental rules in your specific municipality within Camden County. While the county itself does not have an overarching ordinance, cities and towns may have their own requirements. For example, Pennsauken Township mandates registration, fees, monthly inspections, and other criteria. Consult your local zoning office or town clerk for guidance.
2. Register your property: If your municipality requires it, register your short-term rental property with the appropriate department and pay any associated fees. In Pennsauken, for instance, you'll need to register as a rental, pay a $350 fee, and undergo an initial inspection to obtain a rental certificate of occupancy.
3. Ensure compliance with codes: Verify that your property meets all applicable health, safety, construction, zoning, and fire codes. Make any necessary upgrades or repairs to bring it into compliance. In Pennsauken, short-term rentals must have a minimum of two bedrooms and meet occupancy limits.
4. Obtain necessary permits and licenses: Apply for any required permits or licenses from your local government. While Camden County does not appear to require a specific short-term rental permit, some municipalities might. You may also need a general business license.
5. Prepare your property: Furnish and equip your rental to provide a comfortable and inviting experience for guests. Ensure all amenities are in good working order. Consider hiring a professional photographer to capture appealing listing photos.
6. Create a comprehensive listing: Craft an accurate, detailed, and enticing description of your property for your Airbnb or Vrbo listing. Include high-quality photos, list all amenities, and clearly outline house rules and expectations.
7. Implement a pricing strategy: Research comparable rentals in your area to determine competitive nightly rates. Consider using dynamic pricing tools to automatically adjust prices based on demand. Factor in cleaning fees, service fees, and occupancy taxes.
8. Establish cleaning and maintenance protocols: Decide if you will handle cleaning and maintenance yourself or hire a professional service. Develop a thorough cleaning checklist and schedule regular maintenance to keep your property in top shape.
9. Understand tax obligations: Short-term rentals in New Jersey are subject to sales tax (6.625%) and occupancy fees (5%). Familiarize yourself with the tax requirements and establish a system for collecting and remitting taxes. If using Airbnb, the platform will collect and pay these taxes on your behalf.
10. Obtain appropriate insurance: Contact your insurance provider to discuss your short-term rental business and obtain appropriate coverage. Consider additional liability insurance or a specialized vacation rental policy.
11. Develop a guest communicationplan: Create templates for common guest communications like booking confirmations, check-in instructions, house rules, and local recommendations. Establish a system for promptly responding to guest inquiries and concerns.
12. Promote your listing: In addition to visibility on Airbnb or Vrbo, consider promoting your rental on social media, local tourism websites, or through targeted online advertising to attract more bookings.

Some key tips for success:

1. Prioritize guest experience by providing high-quality amenities, clear communication, and prompt assistance when needed.
2. Stay organized with a system for managing bookings, cleaning, and maintenance.
3. Regularly review and adjust your pricing to maximize occupancy and revenue.
4. Maintain detailed records of income and expenses for tax purposes.
5. Stay informed about any changes to local short-term rental regulations.

By following these steps and tips, you can launch and operate a successful short-term rental business in Camden County while ensuring compliance with local rules. As the industry continues to evolve, it's crucial to stay adaptable and provide an exceptional experience for your guests.

Who to Contact in Camden County about Short-Term Rental Regulations and Zoning?

If you have questions about short-term rental regulations or zoning requirements in Camden County, New Jersey, there are several local government offices and officials you can contact for guidance.

For matters related to zoning and land use, contact the Camden County Planning Board. This board is responsible for reviewing and approving site plans, subdivisions, and other development applications. You can reach the Planning Board at:

Camden County Planning Board
Courthouse, 520 Market St, 8th Floor
Camden, NJ 08102
Phone: (856) 225-5238
Email: ccplanning@camdencounty.com

The Planning Board staff can provide information about zoning districts, permitted uses, and any specific regulations that may apply to short-term rentals in different parts of the county.

For questions about building codes, inspections, or permits, contact the Camden County Division of Construction and Permits. This division is responsible for reviewing building plans, issuing permits, and conducting inspections to ensure compliance with construction codes. You can contact the Division of Construction and Permits at:

Camden County Division of Construction and Permits
2311 Egg Harbor Road
Lindenwold, NJ 08021
Phone: (856) 374-6178
Email: constructionofficial@camdencounty.com

While there is no specific county-wide office dedicated to short-term rental regulations, hosts can also reach out to their individual municipality's zoning office or building department for guidance on local rules. Contact information for these local offices can usually be found on the town's official website.

In addition to government resources, short-term rental hosts in Camden County may find it helpful to connect with other local hosts and property managers to share experiences and tips. While there don't appear to be any Camden County-specific host groups, there are some active online communities focused on short-term rentals in New Jersey:

1. The NJ Airbnb Hosts forum on Facebook is a private group where New Jersey hosts can ask questions, share resources, and discuss industry news and trends.
2. The New Jersey Short Term Rental Alliance is a non-profit trade association representing the short-term rental industry in the state. Their website offers legislative updates, best practices, and a directory of service providers.
3. BiggerPockets, a popular real estate investing platform, has forum threads where New Jersey hosts discuss their short-term rental businesses, including some posts specific to the Camden County area.

By reaching out to local officials and connecting with other hosts in the region, aspiring short-term rental operators can better navigate the regulatory landscape in Camden County. As regulations can change over time, it's important to stay engaged and adapt to any new requirements.

What Do Airbnb Hosts in Camden County on Reddit and Bigger Pockets Think about Local Regulations?

On forums like Reddit and Bigger Pockets, short-term rental hosts in Camden County have shared their thoughts and experiences navigating the area's patchwork of local regulations. Here are a few notable examples:

In a Reddit thread titled "Airbnb host at Camden midtown?", a college student asked about the feasibility of running an Airbnb out of their Camden Midtown apartment to help afford living there. Several commenters pointed out that while Camden allows short-term rentals for up to 90 days, the building's lease agreement likely prohibits subleasing without permission. They cautioned that the student could face eviction for violating their rental contract.

A Bigger Pockets user started a discussion called "Considering Airbnb in Camden - Advice Needed" to get input on converting a long-term rental property into a short-term rental. Respondents noted that since Camden County itself does not have a unified STR ordinance, the key factor would be the specific municipality's rules. They advised the original poster to carefully review their town's zoning code and rental regulations before proceeding.

In another Bigger Pockets thread titled "Camden County NJ - Airbnb Friendly?", a prospective investor asked whether the county is generally hospitable to short-term rentals. Commenters shared that while there is no overarching county law, some towns like Pennsauken have adopted strict requirements like rental registration, fees, and occupancy restrictions. However, others noted that enforcement seems to vary, with many hosts operating without apparent issues in municipalities with lax oversight.

On the r/AirBnB subreddit, a user posted about their experience operating an STR in Gloucester City, which recently banned short-term rentals entirely. The host said they had been unaware of the new prohibition and received a notice from the city to cease operations. They sought advice on whether to try to continue hosting discreetly or comply with the order. Most respondents urged them to stop hosting to avoid escalating fines and legal troubles.

These examples illustrate the range of opinions and experiences among short-term rental hosts in Camden County. A common theme is the need for hosts to research the specific rules in their municipality, as regulations can differ drastically between neighboring towns.

While some hosts choose to operate without full compliance with local registration and licensing requirements, others caution that this approach carries risks, especially as more cities adopt stricter STR ordinances. The consensus seems to be that enforcement has been inconsistent to date in much of Camden County, but hosts recognize this could change anytime.

Ultimately, each host must weigh the potential benefits and consequences of how they navigate Camden County's short-term rental regulations based on their town's particular rules and their own risk tolerance. The discussions on Reddit and Bigger Pockets provide valuable first-hand insights into the challenges and considerations hosts face in the region's complex and evolving regulatory landscape.

Disclaimer: While we here at BNBCalc strive to keep all of our regulation guides updated and accurate with all the latest local laws, we still do not suggest using them as your sole or primary source for local regulations. We also do not recommend you rely on the third-party sources we link to or reference, and we are not responsible for any of the information on these third-party sites. These guides are for entertainment purposes only and only provide basic information and should not be considered as legal advice.

We highly recommend directly contacting the responsible parties for each and hearing what their officials have to say. Ultimately, it's your responsibility as an investor to ensure you fully comply with the local laws, and it's best to speak with professionals before making an investment decision.