Bolthole Index

Bergen County, New Jersey

Building permits, zoning and septic in Franklin Lakes, New Jersey

Building in the Borough of Franklin Lakes, Bergen County, New Jersey requires a construction permit from the borough's own Construction Enforcement Department under the state Uniform Construction Code12. The borough adopts its own zoning districts and map3. Septic and well approvals sit with the local board of health, and a borough Board of Health permit is required for a water system4.

At a glance

Building permit
Required; issued by the borough Construction Enforcement Department12
Zoning
Borough zoning districts and zoning map; rules vary by district3
Septic
Board of health certification required before a building permit; confirm which office handles your lot5
Wells / water systems
Board of Health permit required; $200 permit fee4
Owner-builder
Allowed for personal use, but permits and inspections still apply and an affidavit is filed before the certificate of occupancy67
Short-term rentals
Prohibited for stays of 30 days or less8
Minimum lot size
Set by zoning district; we could not confirm a single borough-wide figure9

Who to call

Building permits

Franklin Lakes Code Enforcement (Construction) Office

Construction permits, construction inspections and the borough's zoning officer and planning and zoning board secretary at the same municipal building

201-891-4000

480 DeKorte Drive, Franklin Lakes, NJ 07417

Online permits →

Health department

Northwest Bergen Regional Health Commission

Public health services for Franklin Lakes, including the REHS services page for septic systems and well water testing

201-445-7217

info@nwbrhc.net

Contact details are copied from each office’s official page and were checked against it on October 13, 2026.

Off-grid gear

Going off-grid in Borough of Franklin Lakes means bringing your own water and power. The kit we’d start with:

These are affiliate links — we may earn a commission, at no cost to you. As an Amazon Associate, Bolthole Index earns from qualifying purchases.

Do you need a building permit in Franklin Lakes, NJ?

Yes. New Jersey requires a construction permit for new construction and for work on existing buildings, including structural, plumbing, mechanical and electrical work, with an exception for ordinary maintenance2. Franklin Lakes enforces that code through its own Construction Enforcement Department1, so the permit comes from the borough, not from Bergen County.

The borough charges a plan review fee of 20% of the construction permit fee, and its new-construction building subcode fee is $0.055 per cubic foot with a $95 minimum10. Owner-builders are not exempt from permits: the state's personal-use exemption covers builder registration and warranty rules only6.

Who issues building permits in Franklin Lakes, and how do you reach them?

The Franklin Lakes Code Enforcement (Construction) Office at 480 DeKorte Drive handles construction permits and inspections, and can be reached at 201-891-400011. Inspections are scheduled online through the borough's SDL portal11.

The borough's code states that residents may conduct Uniform Construction Code business at one borough location12. Smoke detectors and carbon monoxide alarms are required in single- and two-family homes where any work is performed, according to the code enforcement page11.

Does Franklin Lakes have zoning, and what does it mean for lot size and setbacks?

Franklin Lakes adopts its own zoning districts and a Zoning Map, with district-specific bulk regulations in a published schedule3. Bergen County does not zone; zoning authority in New Jersey belongs to the municipality13.

Lot size, yards, coverage and height all depend on the district your parcel sits in, so no single number applies borough-wide914. Ask the borough zoning officer, reachable through the construction office11, which district a lot is in before you buy. We could not confirm the borough's rules for RVs, tiny homes or accessory dwelling units, so get those answers in writing from the zoning officer.

How do septic permits and wells work in Franklin Lakes?

New Jersey requires the board of health with jurisdiction to certify a septic system plan and water supply before a building permit can issue, and to inspect septic components before they are covered515. The borough's health services are provided by the Northwest Bergen Regional Health Commission16.

Inside the borough, locating, building or altering any water system, including a private one, needs a Board of Health permit with a $200 fee, and new buildings on a private water system need a certificate before occupancy4. We could not confirm from the borough code which office reviews individual septic plans, so ask the construction office and the health commission before you design a system16.

Can you live in an RV or tiny home in Franklin Lakes?

We could not confirm a borough rule on living in an RV or tiny home. The borough's zoning pages we reviewed do not state one, so do not assume it is allowed. Ask the borough zoning officer through the construction office at 201-891-4000 before parking or placing anything you plan to live in11.

Short stays are a separate matter: the borough prohibits renting a dwelling unit for 30 days or less8.

Building a home in Franklin Lakes: the steps, in order

  1. Confirm the zoning district and the bulk rules for your lot with the zoning officer3.
  2. If you are dividing land, plan on the borough's subdivision and site plan review under its land use chapter17; Bergen County Planning Board review applies to subdivisions that affect a county road or drainage facility18.
  3. Get board of health approval for the septic system or water system, and the Board of Health permit for a well54.
  4. Apply for the construction permit with the construction office; no permit issues until all required state, county and local approvals are in place19.
  5. Schedule inspections as work proceeds, then obtain the certificate of occupancy before using the building2021.

What stays with Bergen County, and what to check before you buy

Bergen County does not issue residential building permits or zoning in Franklin Lakes; the county's role is planning review, such as subdivisions on county roads18. A driveway onto a county road needs a county road-access permit with a $250 review fee22; a driveway onto a state highway needs a state access permit23.

The county's own answers for land outside the borough are on the Bergen County page. Typical homes in the county are valued around $791,11624 and the effective property tax rate is 1.7%25.

Watch-outs

  • Franklin Lakes has its own septic and well rules in borough code, and we could not confirm which office reviews individual septic plans; call the construction office and the Northwest Bergen Regional Health Commission before buying a lot that relies on septic16.
  • Rules for RVs, tiny homes, accessory dwelling units and minimum dwelling size are unconfirmed for Franklin Lakes; ask the borough zoning officer before relying on any of them11.
  • The borough prohibits short-term rentals of 30 days or less, which matters if you plan to offset costs by renting out a house8.

Sources

  1. Chapter 220: Construction Codes, Uniform (Borough of Franklin Lakes), quoted and re-checked
  2. N.J.A.C. 5:23-2.14, Construction permits—when required (New Jersey statewide rule), quoted and re-checked
  3. Article XI: Zoning: General Provisions (Borough of Franklin Lakes), quoted and re-checked
  4. Chapter 563: Water Systems (Borough of Franklin Lakes), quoted and re-checked
  5. New Jersey Statutes, R.S. 58:11-23 through 58:11-43 (New Jersey statewide rule), quoted and re-checked
  6. Builder Registration and New Home Warranty for Builders (New Jersey statewide rule), quoted and re-checked
  7. N.J.A.C. 5:23, Uniform Construction Code (New Jersey statewide rule), quoted and re-checked
  8. Article XXI: Short-Term Rentals (Borough of Franklin Lakes), quoted and re-checked
  9. P.L. 2013, c.106 (Municipal Land Use Law amendments) (New Jersey statewide rule), quoted and re-checked
  10. Chapter 220: Construction Codes, Uniform (Borough of Franklin Lakes), quoted and re-checked
  11. Franklin Lakes Code Enforcement (Construction) Office (franklinlakes.org)
  12. Chapter 220: Construction Codes, Uniform (Borough of Franklin Lakes), quoted and re-checked
  13. P.L. 2013, c.106 — Municipal Land Use Law amendments (New Jersey statewide rule), quoted and re-checked
  14. P.L. 2013, c.106 (Municipal Land Use Law amendments) (New Jersey statewide rule), quoted and re-checked
  15. New Jersey Statutes, R.S. 58:11-23 through 58:11-43 (New Jersey statewide rule), quoted and re-checked
  16. Northwest Bergen Regional Health Commission (franklinlakes.org)
  17. Chapter 300: Land Use and Development (Borough of Franklin Lakes), quoted and re-checked
  18. Bergen County Standards for Sustainable Land Development—Subdivisions, quoted and re-checked
  19. New Jersey Uniform Construction Code, N.J.A.C. 5:23 (New Jersey statewide rule), quoted and re-checked
  20. New Jersey Department of Community Affairs, New Home Warranty—Consumer Information (New Jersey statewide rule), quoted and re-checked
  21. N.J.A.C. 5:23, Uniform Construction Code (New Jersey statewide rule), quoted and re-checked
  22. Fee Schedule for Site Plan Application, quoted and re-checked
  23. Major Access Permits (New Jersey statewide rule), quoted and re-checked
  24. Typical home value (Zillow): Bolthole Index county data
  25. Effective property tax rate: Bolthole Index county data

Written October 13, 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 Franklin Lakes

Borough of Franklin Lakes’s own rules

  • Building code adoptedAdopted (with conditions)

    Construction inside Franklin Lakes borough under the State Uniform Construction Code through the borough Construction Enforcement Department.

    • The borough may retain a qualified on-site inspection agency.
    • The Construction Official and subcode officers administer the Uniform Construction Code and applicable Department of Community Affairs regulations.
    “There is hereby established, pursuant to N.J.S.A. 52:27D-119 et seq., in the Borough, a State Uniform Construction Code enforcement agency to be known as the "Construction Enforcement Department," consisting of the following officials:”
  • Zoning districtsPublished

    Zoning districts and the zoning map inside Franklin Lakes borough.

    • The zoning map and amendments are maintained in the Borough offices.
    • District-specific bulk regulations are in the attached Schedule of Area and Bulk Regulations.
    “The location and boundaries of said districts are hereby established on the Zoning Map of the Borough of Franklin Lakes prepared by Boswell Engineering, dated July 1, 2011, as amended or supplemented, which hereby is made a part of this chapter.”
  • Well permitRequired

    Locating, constructing, or altering a water system, including a private/nonpublic system, inside Franklin Lakes borough.

    • A Board of Health permit is required.
    • The permit fee is $200.
    • A certificate is required before operation or occupancy of new dwellings/buildings relying on a nonpublic water system.

    water-system permit fee: 200 USD

    “No person shall locate, construct or alter any water system without a permit from the Board of Health. The permit fee is $200.”
  • Subdividing landRegulated (with conditions)

    Minor and major subdivisions and related development applications inside Franklin Lakes borough.

    • Applications are reviewed under Chapter 300 development-review procedures and applicable design standards.
    • Specific completeness, plat, improvement, and approval requirements vary by application type.
    “Procedures for site plan, minor and preliminary major subdivision and general development plan approval.”
  • Short-term rentalsProhibited

    Use or occupancy of a dwelling unit for consideration for 30 days or less inside Franklin Lakes borough.

    • Rental of an entire dwelling unit for more than 30 days is not prevented.
    • Rental of a room or portion of the premises for any term is not permitted.
    • Rental of amenities associated with a dwelling is prohibited.

    maximum prohibited rental period: <= 30 days (Entire-dwelling rental for more than 30 days is otherwise lawful)

    “It shall be unlawful for an owner, lessor, sublessor, any other person(s) or entity(ies) with possessory or use right(s) in a dwelling unit, their principals, partners or shareholders, or their agents, employees, representatives and other person(s) or entity(ies) acting in concert, or a combination thereof, to receive or obtain actual or anticipated consideration for soliciting, advertising, offering, and/or permitting, allowing, or failing to discontinue the use or occupancy of any dwelling unit, as defined herein, for a period of 30 days or less.”
  • Permit feesPublished (with conditions)

    Construction permits and related certificates inside Franklin Lakes borough.

    • Plan review fee is 20% of construction permit fees.
    • New construction building subcode fee is $0.055 per cubic foot with a $95 minimum.
    • Construction permit fees include building, plumbing, fire, electrical, and elevator subcode fees.
    • Fees are subject to later amendments listed in § 220-2.

    plan review fee: 20 percent of construction permit fee (School-board public-building exemption described in § 220-2A) · new construction building subcode fee: 0.055 USD per cubic foot (minimum $95)

    “The fee for a construction permit shall be the sum of the building, plumbing, fire, electrical and elevator subcode fees, as determined in the manner provided for hereafter, and shall be paid before the issuance of such permit.”
  • Permit processPartial

    Uniform Construction Code administration inside Franklin Lakes borough.

    • The Construction Enforcement Department administers the Uniform Construction Code.
    • The public generally has the right to conduct Uniform Construction Code business at one Borough location, except in emergency or unforeseen or unavoidable circumstances.
    • The Construction Official may promulgate written day-to-day office procedures, subject to Uniform Construction Code consistency and Mayor and Council resolution approval.
    “Irrespective of any dispersal of personnel as mentioned above, the public shall have the right, unless in the case of emergency or unforeseen or unavoidable circumstances, to do business with respect to the Uniform Construction Code at one location in the Borough.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Borough of Franklin Lakes or Bergen County directly.

  • Building permit — Building permits for residential construction inside Franklin Lakes borough.
  • Owner-builder exemption — Owner-builder construction inside Franklin Lakes borough.
  • Inspections — Building inspections inside Franklin Lakes borough.
  • Minimum dwelling size — Residential dwellings inside Franklin Lakes borough.
  • Minimum lot size — Residential districts other than the specifically reported A-40 and A-130 districts inside Franklin Lakes borough.
13 more unanswered
  • Living in an RV
  • Camping on your land
  • Tiny homes
  • Manufactured homes
  • Accessory dwellings
  • Who permits septic
  • Septic permit
  • Septic inspection
  • Off-grid sanitation
  • Mandatory utility hookup
  • Agricultural exemption
  • Driveway access
  • Building in a floodplain

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 Franklin Lakes publishes no rule on the point, not that none exists. Bergen County’s page lists the county offices to call.

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