Owns and rents out property for people to live in

Residential Landlord

Have a strong plan in place to make later decisions and filings easier and more predictable.

Plan Your ${OoS} Business

Get legally recognized by the State and federal government so you can start acting on behalf of your business.

Register Your ${OoS} Business

Enter insurance and/or location agreements in your business's name to protect both you and your business legally.

After Registering Your ${OoS} Business

Obtain industry-specific approvals or inspections to make sure you’re in compliance with State or local laws before opening.

Before Opening Your Site in New Jersey


## Business Support

- The U.S. Small Business Administration's [Business Plan Tool](https://www.sba.gov/business-guide/plan-your-business/write-your-business-plan) provides a step-by-step process to update the status of your business plan
- [The New Jersey Small Business Development Center](https://njsbdc.com/) regional offices are in every county and offer one-on-one support
- [SCORE](https://www.score.org/) is a national organization with local branches that provides access to volunteer, expert business mentors
- [The Women’s Center for Entrepreneurship of Northern New Jersey](https://www.wcecnj.org/) offers support to all entrepreneurs
- [The Latin American Economic Development Association of Southern New Jersey](http://www.laeda.com/) offers support to all entrepreneurs
- [UCEDC](https://ucedc.com/) provides low cost or free classes and paid business mentoring services

:::largeCallout{ showHeader="true" headerText="" calloutType="conditional" amountIconText="" filingTypeIconText="" frequencyIconText="" phoneIconText="" emailIconText="" }

A business plan.

:::


Write Your Business Plan

Your business plan guides your business and helps you make decisions around operations, staffing, marketing, and financing. Learn [how to structure your business plan](https://business.nj.gov/pages/create-a-business-plan).

Data shows that businesses with a plan are more successful. In addition, some state licenses may require you to have a business plan.


## Site Selection Considerations

- **Define your goals**: Decide on your investment goals and type of property you want to buy, such as a single-family home, multi-family unit, or apartment building. Clarifying your goals will help you focus your search and decision-making.
- **Set a budget**: Determine how much you can spend on the property. Include extra costs like closing expenses, inspections, and possible renovations.
- **Get financing**: Secure a loan or funding. Contact banks, mortgage lenders, or private investors to get pre-approved.
- **Assemble a team of professionals:** Get help from experts on the buying process. Talk to a real estate agent, a real estate attorney, and possibly a property inspector and appraiser.
- **Search for properties**: Work with a real estate agent to find properties that fit your needs. Your agent will show you property listings, arrange tours, and help you assess them.
- **Conduct due diligence**: Inspect the property and review financial documents thoroughly. Also, check zoning laws and confirm the property's legal status.
- **Negotiate the purchase**: Discuss and agree on terms with the seller, including the price, closing date, and any other conditions. Your real estate attorney can help with this.
- **Sign a purchase agreement**: Once both parties agree on the terms, sign a formal purchase agreement or sales contract. This legally binds both parties to the agreed-upon terms and sets the stage for the closing.
- **Complete financing and contingencies**: Finalize your financing arrangements. Also, work through any contingencies in the agreement, like getting permits or approvals.
- **Conduct a title search**: Make sure there are no outstanding liens or ownership issues with the property.
- **Get title insurance**: Get title insurance to protect against unexpected title problems.

:::largeCallout{ showHeader="true" headerText="" calloutType="conditional" }

A suitable rental property.

:::


Select Your Location

Obtaining real estate in New Jersey involves careful planning, research, and professional help.



${naicsCodeLookupComponent}

:::largeCallout{ showHeader="true" headerText="Why do I need a NAICS code?" calloutType="informational" amountIconText="" filingTypeIconText="" frequencyIconText="" phoneIconText="" emailIconText="" }

To [register for NJ state taxes and employer purposes](/tasks/register-for-taxes).

:::


Determine Your NAICS Code

Determine your 6-digit `NAICS code|naics` to complete your New Jersey tax registration. This code identifies your business's primary activities.

New Jersey uses a code system known as the North American Industry Classification System (NAICS).

:::note
 This screen guides your next steps. It does not submit your information for registration.
:::

Select Your Business Structure

:::infoAlert
 You can change your intended business structure anytime before you [form your business](https://navigator.business.nj.gov/tasks/form-business-entity) with the NJ Department of Treasury.
:::

You must select your business structure in order to access the full list of business tasks. Your `business structure|business-structure-learn-more` can have a large impact on taxes, financing, liability, and closure of your business. We strongly suggest doing research on the best option for your business.

Check Available Names and Form Your Business


## Application Requirements

- Your business name

---

## Next Steps

1. [Get your EIN](https://www.irs.gov/businesses/small-businesses-self-employed/apply-for-an-employer-identification-number-ein-online)
2. Save your EIN

${einInputComponent}

---

:::largeCallout{ showHeader="true" headerText="" calloutType="conditional" }

- An EIN
- An EIN Certificate (the document indicating your EIN)

:::


Get Your EIN from the IRS

:::note
 This screen guides your next steps. It does not submit your information for registration.
:::

An `Employer Identification Number (EIN)|ein` is essentially a Social Security Number (SSN) for your business, provided by the federal government. It's better to get an EIN to avoid using your personal SSN on tax filings and business registrations. You need an EIN if you plan to have employees.


## Application Requirements

- `Entity ID|entity-id` (not required for general partnership or sole proprietorship)
- [NAICS code](/tasks/naics-code-determination): (You have not saved a NAICS Code yet)
- `EIN|ein`
- Estimated start date
- Description of your business activity
- Estimated number of employees (if applicable)
- Anticipated first payroll withholding date for employees (if applicable)
- Information on if and when you expect to report and collect sales tax
- Owner information
- Mail to address and business location(s)
- Other taxes you may collect (e.g., motor fuels and cigarette/tobacco taxes), a list will be provided

---

## Next Steps

1. [Register for State Taxes](https://www.njportal.com/DOR/BusinessRegistration)
2. Save your New Jersey Tax ID (xxx-xxx-xxx/xxx)

${taxInputComponent}

---

:::largeCallout{ showHeader="true" headerText="" calloutType="conditional" }

- `Business Registration Certificate (BRC)|business-reg-certificate`
- `NJ Tax ID|tax-id`
- `Business Tax PIN|tax-pin`
- `Certificate of Authority for Sales Tax|certificate-authority-sales-tax` (if applicable)

:::


Register Your Business for State Taxes and Employer Purposes



:::infoAlert
 If you registered online, you will receive an email confirmation where you can download your BRC. It may take up to 72 hours before you can download your BRC on a public site. Your PIN may take longer to receive because it is sent through the mail.
:::

It's time to register your business for State taxes. Doing so will tell the State more about your business and determine the taxes and employer contributions you're responsible for.

:::note
 This screen guides your next steps. It does not submit your information for registration.
:::


## Business Bank Account Possible Requirements

Some banks may request other documentation in addition to what is listed below. Compare and confirm document requirements, services, and fees.

- `Employer Identification Number (EIN)|ein`

- `Certificate of Formation|certificate-formation`

- `Business Registration Certificate|business-reg-certificate`

:::largeCallout{ showHeader="true" headerText="" calloutType="conditional" amountIconText="" filingTypeIconText="" frequencyIconText="" phoneIconText="" emailIconText="" }

A business bank account.

:::


Open Your Business Bank Account

A business bank account separates your business finances from your personal expenses. This helps you keep accurate and organized accounting records for tax purposes and business operations.


## Common Types of Business Insurance

- **Commercial general liability insurance**: Research coverage and prices for your industry and business size
- **Landlord insurance**: Covers property damage, liability, and loss of rental income
- **Short-term rental insurance**: Designed for properties rented out for days or weeks
- **Flood insurance**: Covers damage to properties caused by flooding, if your property is in a flood zone
- **`Workers' compensation insurance|workers-comp`**: New Jersey requires this insurance if you have employees or stockholders in a corporation

:::largeCallout{ showHeader="true" headerText="" calloutType="conditional" }

A Certificate of Insurance.

:::


Get Your Insurance Policy

Insurance will protect your business assets if you are held liable for an incident such as an accident.

To find an insurance broker, talk to people in your network, local Chamber of Commerce, or a real estate agent. Often, the best way to find a broker is by asking people you know.


## Safety Permits

- **Fire protection permits**: Contact your local fire department to make sure your space meets requirements, like working sprinklers, extinguishers, and signage
- **Construction permits**: Contact your local building/construction department to find out what [permits](https://business.nj.gov/pages/building-permits-and-inspections) you need before starting any construction
- **Lead-based paint inspection**: If your property was built before 1978, ask your municipal clerk about getting a lead-based paint inspection
- **Signage**: If you plan to put up a sign, contact your local zoning office and building department to understand the requirements
- **`Certificate of Occupancy or Approval|certificate-occupancy`**: Contact your local building/construction department to confirm your space is safe for people to live in
- **`Life Hazard Use|life-hazard-use` or `Non-Life Hazard Use|non-life-hazard-use` registration**: Contact your `Local Enforcing Agency|lea` to see if you need to register as a Life Hazard Use or Non-Life Hazard Use. What you register as depends on whether your business use poses a significant fire risk

:::largeCallout{ showHeader="true" headerText="Once completed, you will know:" calloutType="conditional" }

The permits and inspections required to make your rental property safe and livable.

:::


Determine Site Requirements for Your Rental Property

Contact your local government to find out what you need to make sure your rental units are livable. Your property will need to be inspected and approved before you can rent it out.


## Necessary Permits

- **Zoning permits/approval:** Obtain zoning approval from your local zoning office
- **Sign permits:** Obtain signage approvals from your local building/ construction department or zoning office

:::largeCallout{ showHeader="true" headerText="" calloutType="conditional" }

- Zoning approval
- Sign permits

:::


Obtain Zoning and Sign Permits, if Required

Not all businesses need zoning or sign permits. If you are changing the use of your site, or if you're changing the size or location of your street sign, you may need to contact your local government to obtain approval.


---

## Application Requirements

- Business name
- `Employer Identification Number (EIN)|ein`
- `Entity ID|entity-id` or NJ corporate registration number
- `Form of property ownership|property-ownership`
- Property name and address
- Date when you acquired the property, if you are the new owner of an existing property
- Building names and addresses if there is more than one building on the property
- The year, or approximate year, the building(s) was built
- A copy of the building's `Certificate of Occupancy|certificate-occupancy` or other proof of when it was built, if it was built after 1977
- Number of rooms or units in each building
- Number of stories in each building
- Name, address, and phone number of your `authorized agent|authorized-agent`
- Name and address of your `mortgagee|mortgagee`, if applicable
- Name and address of your `net lessee|net-lessee`, if applicable
- Name and address of your maintenance service provider
- Name, address, and phone number of your `emergency repair expenditure authorizer|emergency-repair-authorizer`
- Name and address of your fuel oil supplier and the grade of fuel oil used, if your building(s) is heated by fuel oil
- Applicable fees paid

If your business is a `Corporation, Limited Liability Company (LLC), Limited Partnership (LP),|business-structure-learn-more` `or Limited Liability Partnership (LLP)|business-structure-learn-more`, you also need the:

- Name and address of your `registered agent|registered-agent`
- Name and address of each officer or partner
- `Certificate of Formation or Authority|certificate-formation`

If your multiple dwelling was built before 1978, you also need the:

- List of units certified to be free of lead-based paint or have a lead-free interior and a copy of the certification from a certified lead testing firm
- List of seasonal rental units rented for less than six months each year
- List of units occupied by you, the owner

:::largeCallout{ showHeader="true" headerText="" calloutType="conditional" }

A Certificate of Registration with a 10-digit registration number, which you need to recertify your registration every year.

:::

:::largeCallout{ showHeader="true" headerText="What if I don't register?" calloutType="conditional" }

If you don’t register your multiple dwelling, you may be subject to fines. Also, if the property is a new construction, you will not be able to obtain a Uniform Construction Code Certificate of Occupancy.

:::


Register Your Multiple Dwelling, Such as an Apartment or Condominium Complex

If you own a newly built `multiple dwelling|multiple-dwelling`, such as an apartment, condominium, or townhouse development, you must register it with the State. If you are the new owner of an existing property, you must update the current registration.


---

## How to Apply

Check with your local clerk to see if you need to register and how to do so. Each town has its own application process.

${beginLocationDependentSection}

**Check with your local clerk’s office**

You can find your local clerk's office through the [ website]() or by contacting your [county clerk]() at .

## ${endLocationDependentSection}

:::largeCallout{ showHeader="true" headerText="" calloutType="conditional" }

A registered short-term rental.

:::


Register Your Short-Term Rental, if Your Town Requires It

If you plan to rent out your property for 60 days or less, you may need to register the property as a short-term rental with your municipal clerk. This requirement also applies to properties rented through websites like Airbnb or Vrbo.


## Safety Permits

- **Fire protection permits**: Get fire protection or burglar alarm permits from your local fire department
- **`Lead-safe, lead-free, or lead-hazard free certificate|lead-safe-certification`**: If required, the certificate you get from your town depends on your lead inspection results. Keep records of your certificates and tenants for municipal reporting, inspections, and property sales
- **`Certificate of Occupancy or Approval|certificate-occupancy`**: After construction or renovation, get a Certificate of Occupancy or Approval from your local building department
- **`Life Hazard Use|life-hazard-use` or `Non-Life Hazard Use|non-life-hazard-use` registration**: If your business is a Life Hazard Use, [register with the State Division of Fire Safety](https://firesolutions.dca.nj.gov/). If your business is a Non-Life Hazard Use, register with your `Local Enforcing Agency|lea`. What you register as depends on whether your business poses a significant fire hazard.

:::largeCallout{ showHeader="true" headerText="" calloutType="conditional" }

The permits required to rent out your property.

:::


Obtain Your Site Safety Permits

Your rental property needs to be inspected and approved by your local government before you can rent it out.



:::cannabisLocationAlert

:::

## Actions to Take

${beginLocationDependentSection}

**Check with your local clerk’s office**

You can find your local town or city's clerk's office through the [ website]() or by contacting your [county clerk]() at .

${endLocationDependentSection}

---

:::largeCallout{ showHeader="true" headerText="" calloutType="conditional" }

A mercantile license.

:::


Get Your Mercantile License if Your Town Requires It



:::note
 This screen guides your next steps. It does not submit your information for registration.
:::
Prior to opening your physical location, you may need to get a mercantile license.

Some local governments require businesses with physical locations to get a mercantile license. Each town or city will have its own application process for the mercantile license.

Manage Your Business Vehicles


## Lease Considerations

- **Legal advice**: An attorney can help draft or review your lease agreement
- **Simple language**: Make sure the lease is clear and easy to understand
- **Lease details**: Specify information such as the lease period, rent, property use, and renewal and termination terms
- **Security deposit requirements**: Make sure to comply with [New Jersey’s Security Deposit Law](https://www.nj.gov/dca/divisions/codes/publications/pdf_lti/secty_deposit_bulletin.pdf)
- **Maintenance**: Clearly define the responsibilities of the landlord and tenant
- **Addenda**: Include additional items, called an addendum or addenda, for specific agreements not covered in the main lease, such as owning pets
- **Legal disclosures**: Include required disclosures, such as lead paint information
- **`Lead-safe certificate|lead-safe-certification`**: Attach a copy of your lead-safe certificate, if you are required to get one

:::largeCallout{ showHeader="true" headerText="" calloutType="informational" }

There are certain landlord-tenant laws you must comply with, such as the Anti-Eviction Act. For more information, see the [Truth-in-Renting Guide](https://www.nj.gov/dca/codes/publications/pdf_lti/t_i_r.pdf).

:::

:::largeCallout{ showHeader="true" headerText="" calloutType="conditional" }

A written lease agreement.

:::


Write Your Residential Lease Agreement

It's best practice to have a written residential lease. Also called a lease agreement, this legally binding contract states the terms and conditions between you and your tenant. A written lease helps protect you and your tenant's interests.


Your Step-by-Step Residential Landlord Business Starter Kit

Your Step-by-Step Residential Landlord Business Starter Kit

Knowing exactly what your Residential Landlord business needs to get started can be difficult.

Check your application status

Check your application status

Find funding and certifications for your business

Find funding and certifications for your business

Learn about business licenses

Learn about business licenses

Get Your Residential Landlord Business Started in 4 Easy Steps

Plan Your Business

Register Your Business

After Registering Your Business

Before Opening Your Site in New Jersey