Bolthole Index

Bergen County, New Jersey

Building permits, zoning and septic rules in the Borough of Oakland, New Jersey

Building in the Borough of Oakland, Bergen County, New Jersey takes a construction permit from the borough's construction official under the state Uniform Construction Code1 and a zoning permit from the Zoning Enforcement Official2. Oakland adopts and enforces its own zoning3, and septic systems are permitted through the Oakland Board of Health4.

At a glance

Building permit
Required; issued by the Oakland construction official under the state Uniform Construction Code15
Zoning permit
Required before building or changing a land use; issued by the Zoning Enforcement Official2
Zoning
Oakland zones its own land by district; Bergen County does not set municipal zoning36
Septic permit
Required; issued by the Oakland Board of Health to a licensed septic installer47
New septic system permit fee
$525 (alteration $350)7
Minimum home size
Set by district in Schedule D of the zoning chapter8
Owner-builder
State rule: an owner building a home for personal use files an affidavit with the construction official before a certificate of occupancy9
RV and tiny home living
Not confirmed; ask the Zoning Officer3

Who to call

Building permits

Borough of Oakland Construction and Code Enforcement (Construction Official)

Plan review, inspections and enforcement of the Uniform Construction Code for construction inside Oakland

(201) 337-8111 ext. 2021

One Municipal Plaza, Oakland, NJ 07436

Zoning

Borough of Oakland Zoning Officer (Construction and Code Enforcement)

Zoning review and zoning permits for construction, sheds, fences, signs and driveway expansions inside Oakland

201-337-8111, ext. 2022

One Municipal Plaza, Oakland, NJ 07436

Septic permits

Borough of Oakland Health Department (septic plan reviews and permits)

Septic plan reviews, septic repair permit applications and septic permit packets for Oakland

201-634-2730

One Municipal Plaza, Oakland, NJ 07436

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 Oakland means bringing your own water and power. The kit we’d start with:

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Do you need a building permit in Oakland, NJ?

Yes. New Jersey requires a construction permit before a building is built, enlarged, altered or demolished1, and in Oakland that permit comes from the borough's own construction office, which handles plan review and inspections for residential, commercial and industrial work5. Ordinary maintenance is the main exception10.

A second approval sits in front of the construction permit: the Oakland zoning chapter says no building may be erected, altered or demolished unless it conforms to the district rules and the owner or contractor first obtains a zoning permit from the Zoning Enforcement Official2. A new house, a shed over 200 square feet or an addition to a house carries a $100 zoning permit fee11. Plan on both permits for any real project.

Who issues building and zoning permits in Oakland, and how do you reach them?

Oakland handles both in-house, from One Municipal Plaza. The Construction Official's office handles building permits and inspections under the Uniform Construction Code5; call (201) 337-8111 ext. 2021. The Zoning Officer reviews zoning applications and issues zoning permits11; call 201-337-8111, ext. 2022.

Bergen County's offices are not the right counter for a lot inside Oakland. Bergen County does not set municipal zoning, which stays with the municipality6. Oakland's inspectors also schedule inspections for open building permits through the borough's online portal5.

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

Yes. Oakland divides the borough into zoning districts and regulates the use of land through its own zoning ordinance, Chapter 59, Article VII3. Where two rules conflict, the most restrictive lawful rule governs3.

Lot size, yards and building height are set district by district in Schedule A of that chapter, so the answer depends on the zone your parcel sits in12. In residential zones the front yard follows Schedule A, but it may match the average of the existing front yards on the block, and never less than 30 feet on blocks with under 1,000 feet of frontage13. A new dwelling must also meet the minimum floor area for its district in Schedule D8. The Zoning Officer can tell you the district and the numbers for a specific lot11.

How do septic permits work in Oakland?

Septic permits inside Oakland are a borough matter: the Oakland Board of Health regulates individual sewage disposal systems, and construction permits go only to a septic installer licensed by the Oakland Board of Health4. A permit for a new system costs $525 and an alteration costs $350, with a further $100 monitoring fee when the system includes an alternative waste treatment unit7. A failed or repeated inspection can add $100 per hour or part of an hour14.

The designing engineer submits the plan, and every submission must arrive as one complete packet with its fees15. State code allows 30 days for plan review, and submissions are handled in order received15. Systems may not be backfilled until the Board of Health or its designated representative has inspected them4.

Can you live in an RV or tiny home in Oakland, NJ?

We could not confirm an Oakland rule that answers this. The borough's code materials we reviewed did not resolve tiny-home occupancy or temporary camping on private land, so neither is confirmed as allowed or prohibited. Because zoning is set by district3, ask the Oakland Zoning Officer at 201-337-8111, ext. 2022 before buying land or moving anything onto it11. A tiny home built as a permanent dwelling would also need the construction permit and zoning permit described above2.

Building a home in Oakland: the steps, in order

  1. Ask the Zoning Officer which district the lot is in and what yards, lot size and minimum floor area apply1211.
  2. If the lot is served by septic, have an engineer prepare the plan and submit it to the Oakland health department with fees in one packet15.
  3. Apply for the zoning permit from the Zoning Enforcement Official before work starts2.
  4. Apply to the construction official for the construction permit and book inspections through the borough's online portal5.
  5. Before a new owner-built home is occupied, file the owner's affidavit with the construction official as the state requires for a certificate of occupancy9.

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

Outside the borough's own offices, Bergen County keeps the land-development review that touches county roads and drainage. A subdivision that abuts a County road or County drainage facility needs County Planning Board approval, and other subdivisions must still obtain an exemption from the board16. A driveway onto a Bergen County road has its own review, with a $250 road-access permit fee17; a driveway onto a state highway needs a state permit18.

For the county's wider picture, see the Bergen County page. Check the flood hazard map too: development in an Oakland flood hazard area without an issued permit is a violation19. Property taxes are heavy: Bergen County's effective rate is about 1.7%20.

Watch-outs

  • Oakland's building and zoning offices are separate approvals: a construction permit does not replace the zoning permit from the Zoning Enforcement Official2.
  • We could not confirm Oakland's short-term rental rules; ask the Zoning Officer before planning rental income11.
  • Septic permits go only to septic installers licensed by the Oakland Board of Health, so hire from the borough's licensed list4.
  • We could not confirm Oakland rules on private wells, accessory dwelling units, or utility-connection requirements; ask the construction official or Zoning Officer5.

Sources

  1. N.J.A.C. 5:23-2.14, Construction permits—when required (New Jersey statewide rule), quoted and re-checked
  2. Borough of Oakland, NJ, Chapter 59, Article X: Interpretation; Enforcement; Zoning Permits; Certificates of Occupancy; Fees (Borough of Oakland), quoted and re-checked
  3. Borough of Oakland, NJ, Chapter 59, Article VII: Zoning (Borough of Oakland), quoted and re-checked
  4. Borough of Oakland, NJ, Chapter BH6: Individual Sewage Disposal Systems (Borough of Oakland), quoted and re-checked
  5. Borough of Oakland Construction and Code Enforcement (Construction Official) (oakland-nj.gov)
  6. Bergen County Standards for Sustainable Land Development—Site Plans, quoted and re-checked
  7. Borough of Oakland, NJ, Chapter BH6: Individual Sewage Disposal Systems (Borough of Oakland), quoted and re-checked
  8. Borough of Oakland, NJ, Chapter 59, Article VII: Zoning (Borough of Oakland), quoted and re-checked
  9. N.J.A.C. 5:23, Uniform Construction Code (New Jersey statewide rule), quoted and re-checked
  10. The New Jersey State Uniform Construction Code, quoted and re-checked
  11. Borough of Oakland Zoning Officer (Construction and Code Enforcement) (oakland-nj.gov)
  12. Borough of Oakland, NJ, Chapter 59, Article VII: Zoning (Borough of Oakland), quoted and re-checked
  13. Borough of Oakland, NJ, Chapter 59, Article VII: Zoning (Borough of Oakland), quoted and re-checked
  14. Borough of Oakland, NJ, Chapter BH6: Individual Sewage Disposal Systems (Borough of Oakland), quoted and re-checked
  15. Borough of Oakland Health Department (septic plan reviews and permits) (oakland-nj.gov)
  16. Bergen County Standards for Sustainable Land Development—Subdivisions, quoted and re-checked
  17. Fee Schedule for Site Plan Application, quoted and re-checked
  18. Major Access Permits (New Jersey statewide rule), quoted and re-checked
  19. Borough of Oakland, NJ, Chapter 14: Flood Damage Prevention (Borough of Oakland), quoted and re-checked
  20. 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 Oakland

Borough of Oakland’s own rules

  • Building permitRequired

    Buildings and land uses controlled by Oakland Borough's land-use chapter.

    • The work or use must conform to district regulations; owner, agent, or contractor must first obtain a zoning permit from the Zoning Enforcement Official.
    “No building shall hereafter be erected, constructed, reconstructed, moved, extended, converted, modified, altered or demolished, nor shall any land be used for any non-building use controlled by the within chapter, unless in conformity with all the regulations herein specified for the district in which it is located, and furthermore, the owner, his agent or contractor shall first obtain a zoning permit from the Zoning Enforcement Official.”
  • InspectionsLimited

    Buildings and structures in Oakland flood-hazard areas authorized by permit.

    • This claim addresses the flood-hazard inspection requirement, not all construction inspections.
    “The Construction Official shall make or cause to be made, inspections for buildings and structures in flood hazard areas authorized by permit in accordance with the Uniform Construction Code, N.J.A.C. 5:23.”
  • Local zoningPresent (with conditions)

    Land inside Oakland Borough.

    • Article VII regulations apply by zoning district; the most restrictive applicable lawful rule governs where requirements conflict.
    “This Article is intended to regulate the use of land within zoning districts, secure safety from fire, panic and other dangers, provide adequate light and air, promote orderly development, avoid undue concentration of population, prevent the overcrowding of lands or buildings, establish standards of development, limit congestion in the street, prohibit incompatible uses, regulate the alteration of existing buildings, protect against hazards, conserve the value of land, preserve open space and natural features and encourage the inclusion of aesthetics, amenities of living and a balance of public services.”
  • Zoning districtsPublished (with conditions)

    Land inside Oakland Borough.

    • The adopted zoning map is referenced by the ordinance; specific district controls are contained in Chapter 59 and attachments.
    “the Borough of Oakland, in the County of Bergen, is hereby divided into the following classes of zones, in accordance with the Zoning Map hereinafter adopted and referred to in § 59-46B here:”
  • Minimum lot sizeDistrict specific (with conditions)

    Development in Oakland zoning districts governed by Schedule A.

    • Schedule A controls lot and yard sizes and bulk requirements; district-specific numeric extraction remains outstanding.
    “Yards; Area; Height. See Schedule A, Limiting Lot and Yard Sizes and Bulk Principal Building and Use.”
  • SetbacksDistrict specific (with conditions)

    Residential zoning districts inside Oakland Borough.

    • Schedule A specifies the applicable district setback; existing-block front-yard averaging can control, but front yard cannot be below 30 feet in blocks with less than 1,000 feet of frontage.

    front-yard minimum in specified short blocks: >= 30 feet (Blocks having less than 1,000 feet in frontage, subject to § 59-60A(3).)

    “In any residential zone, a front yard is required on every lot which shall be at all points of a depth of not less than as specified in Schedule A: Limiting Lot and Yard Sizes and Bulk Principal Building and Use; provided, however, that where the existing front yards observed by the buildings within the same block are of a greater or lesser depth than specified in Schedule A: Limiting Lot and Yard Sizes and Bulk Principal Building and Use, the front yard shall be at least equal in depth to the average depth of such existing front yard within the same block, but in no case shall the depth of the front yard be less than 30 feet in blocks having less than 1,000 feet in frontage, subject to the provisions of § 59-60A(3).”
  • Building heightDistrict specific (with conditions)

    Development in Oakland zoning districts governed by Schedule A.

    • Schedule A controls district height limits.
    “Yards; Area; Height. See Schedule A, Limiting Lot and Yard Sizes and Bulk Principal Building and Use.”
  • Who permits septicLocal (with conditions)

    Individual subsurface sewage disposal systems inside Oakland Borough.

    • Construction permits are issued only to an Oakland Board of Health licensed septic installer.
    “Individual sewage disposal systems, or parts thereof, shall not be covered until inspected by the Board of Health or its designated representative and permission granted for such backfill.”
  • Septic permitRequired

    Construction or alteration of individual subsurface sewage disposal systems inside Oakland Borough.

    • Construction permit is issued only to an Oakland Board of Health licensed septic installer.
    • Alternative waste-treatment units require a $100 additional monitoring fee.

    new-system permit fee: 525 USD · alteration permit fee: 350 USD

    “The fee for a permit to construct a new individual subsurface sewage disposal system shall be $525. The fee for a permit to alter an existing individual subsurface sewage disposal system shall be $350. The permit to construct or alter any septic system which includes an alternative waste treatment unit shall require the payment of an additional fee of $100 for the monitoring by the Board of Health of the maintenance of service contracts thereon.”
  • Septic inspectionLimited

    Individual sewage-disposal systems requiring reinspection inside Oakland Borough.

    • Reinspection fee applies when the permittee fails to locate, construct, alter, renovate, repair, or extend the system as required by the permit or a Board of Health order.

    reinspection fee: 100 USD per hour or portion thereof

    “The fee for each reinspection of an individual sewage disposal system, or part thereof, caused by the failure of the permittee to locate, construct, alter, renovate, repair or extend the same in accordance with the requirements of the permit or any written order of a duly authorized agent of the Board of Health shall be $100 for each hour or portion thereof which may be spent at the site by the Board of Health or its designated representative.”
  • Subdividing landRegulated (with conditions)

    Subdivision of occupied lots inside Oakland Borough.

    • The subdivision must comply with all Borough ordinances before a building permit may issue for the new lot.
    “Subdivision of occupied lots. Where a lot is formed from part of a lot already occupied by a building, such separation shall be effected in such a manner as not to violate any of the requirements of this chapter with respect to the existing building and all yards and other open spaces required therefor, and no permit shall be issued for the election of a building on the new lot thus formed unless the subdivision complies with all the provisions of all ordinances of the Borough of Oakland.”
  • Building in a floodplainRequired

    Development in any Oakland flood-hazard area.

    • Development without an issued permit, or conflicting with its issued permit, is a violation; building-code compliance documentation is required.
    “Any development in any flood hazard area that is being performed without an issued permit or that is in conflict with an issued permit shall be deemed a violation.”
  • Permit feesPublished (with conditions)

    Individual sewage-disposal permits inside Oakland Borough.

    • Alternative waste-treatment units carry an additional $100 monitoring fee.

    new-system septic permit fee: 525 USD · alteration septic permit fee: 350 USD

    “The fee for a permit to construct a new individual subsurface sewage disposal system shall be $525. The fee for a permit to alter an existing individual subsurface sewage disposal system shall be $350.”
  • Permit processPartial

    Zoning-controlled building work and land uses inside Oakland Borough.

    • The applicant must obtain the zoning permit before the covered work or use; it must conform to the district regulations.
    “No building shall hereafter be erected, constructed, reconstructed, moved, extended, converted, modified, altered or demolished, nor shall any land be used for any non-building use controlled by the within chapter, unless in conformity with all the regulations herein specified for the district in which it is located, and furthermore, the owner, his agent or contractor shall first obtain a zoning permit from the Zoning Enforcement Official.”

Rules another office applies inside Borough of Oakland

Borough of Oakland does not set these itself; the county, a health district or the state does, and they apply to every address inside its limits.

  • Minimum dwelling sizeSpecified

    Dwellings in Oakland residential zones.

    • Minimum floor area is controlled by Schedule D; listed square-foot areas exclude basements or cellars, attics, heating rooms, garages, porches, and breezeways.
    “Compliance to schedule required. In a residential zone, no dwelling shall hereafter be erected unless it complies with the minimum floor area requirements set forth in Schedule D: Minimum Livable Floor Area in Residential Zones, which is hereby made a part of this chapter, fixing the minimum floor areas of residential buildings.”

Still unanswered

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

  • Owner-builder exemption — Owner-builders inside Oakland Borough.
  • Certificate of occupancy — Occupancy of buildings inside Oakland Borough.
  • Camping on your land — Temporary camping on private land inside Oakland Borough.
  • Tiny homes — Tiny homes inside Oakland Borough.
  • Accessory dwellings — Accessory dwelling units inside Oakland Borough.
5 more unanswered
  • Well permit
  • Mandatory utility hookup
  • Agricultural exemption
  • Driveway access
  • Short-term rentals

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

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