Bolthole Index

Union County, New Jersey

Building permits, zoning and septic rules in Union County, New Jersey

27Index Score / 100
#18 of 21 in New Jersey

Covered construction work in Union County, New Jersey requires a building permit from the parcel's municipal construction office12. Municipal zoning controls the parcel, while local health authorities issue septic approvals and Union County reviews subdivision applications before municipal approval345.

At a glance

Building permit
Required for covered work under the statewide UCC; municipal officials issue and enforce permits12
Zoning
Municipal ordinances control; the county GIS includes a zoning layer but does not supply the district rules367
Septic permits
Local health departments generally handle ordinary systems; NJDEP handles specified larger discharges8
Owner-builder
Conditional for an owner-built one- or two-family dwelling; building permit, code compliance and warranty affidavit still required9
Lot size, setbacks, height
Set entirely by each municipality's zoning ordinance; no statewide number1011
Tiny house
Recognized by the state residential code, subject to municipal zoning and other approvals1213
Subdivision review
Submit every subdivision application to the County Planning Board before municipal approval5
Driveway onto a state highway
Needs an NJDOT access permit14

Who to call

Planning & zoning

Union County Planning Board

Reviews site plans and subdivision applications as they may affect county roads and drainage facilities

908-527-4268

Also useful

Union County Government (general information line)

General county information and routing to the correct municipal building, zoning or septic/health office; Union County itself has no zoning or building-permit authority

908-527-4000

info@ucnj.org

10 Elizabethtown Plaza, Elizabeth, NJ 07202

Contact details are copied from each office’s official page and were checked against it on October 23, 2026.

Off-grid gear

Going off-grid in Union County means bringing your own water and power. The kit we’d start with:

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Do you need a building permit in Union County, New Jersey?

Covered new construction and work on existing buildings in Union County requires a building permit under New Jersey's statewide Uniform Construction Code; ordinary maintenance is excepted115. For a new private single-family residence built for the owner's own occupancy, the owner may perform or supervise construction, plumbing and electrical work under applicable laws and assumes responsibility for that work and subcontractors16. A complete municipal building-permit application must be released or denied within 20 business days17. An owner building a one- or two-family dwelling must file the prescribed affidavit acknowledging that owner-performed or owner-supervised work lacks New Home Warranty and Builders' Registration Act coverage, and disclose that lack of coverage to buyers within 10 years after the Certificate of Occupancy918. Owner-building does not waive the building permit or code requirements9.

Who issues building permits in Union County, and what stays with the county?

The parcel's municipal Construction Code Enforcement Office issues building permits and enforces the statewide UCC1715. Inside Elizabeth, the Borough of New Providence, the Borough of Fanwood and the Borough of Mountainside, the municipality's own office handles building permits19202122. Septic approval remains a separate health-authority responsibility under state law4. Union County reviews subdivision applications before municipal approval and requires county approval when county roads or drainage facilities are affected5. Call the County Planning Board at 908-527-4268 for county development review, or the general information line at 908-527-4000 for routing help2324. Building-permit fees are set by each municipality's ordinance, so there is no single countywide residential fee; get the schedule from the parcel's construction office2526. County review of a subdivision costs $200 for a minor subdivision that does not abut a county road or affect county drainage, $300 if it does, and $400 or $500 plus $20 per lot for a major subdivision on the same split27. County road-opening permits carry a $30 application fee for a normal opening and a $40 permit fee for up to 20 square feet28.

Does Union County have zoning?

Union County does not enact the zoning ordinance for your parcel; municipal land-use rules apply, while County Planning keeps local zoning ordinances on file613. Municipalities that adopt and administer their own zoning include Plainfield29, Linden30, Rahway31, the Borough of Roselle32, the Borough of Roselle Park33, the Borough of Kenilworth34, the Borough of Fanwood35, the Borough of Garwood36, the Borough of Mountainside37 and Union Township38, as well as Berkeley Heights, Clark, Hillside, Scotch Plains and Springfield townships3940414243. Septic certification still comes from the board of health with jurisdiction, separately from zoning approval4. Union County's GIS layer labeled County Zoning does not establish a parcel's allowed uses or dimensions7. Ask the municipal zoning officer for the parcel's district and permitted use; lot size, setbacks, coverage, height and dwelling floor area can vary by district131044451146.

How do septic permits work in Union County?

Before a building permit can issue for a Union County property needing septic facilities, the board of health with jurisdiction must certify the proposed water supply and sewerage facilities4. Local health authorities generally oversee ordinary septic systems, while NJDEP handles specified treatment-works approvals and discharges over 2,000 gallons per day8. Mountainside lists septic permits for new systems, repairs and abandonment47, and Linden's construction official requires proof of health-department approval of the septic plan before issuing a construction permit48. We could not confirm a single countywide septic counter or fee schedule; ask the parcel's municipality which health authority serves the address. Septic facilities must be inspected by the board of health's authorized representative and approved before covering49. About 5.2% of Union County soils are rated not limited for conventional septic drain fields; that rating supports early site evaluation, not a conclusion that septic is impossible elsewhere50.

Can you live in an RV or tiny home on your land in Union County?

New Jersey's residential construction code recognizes tiny houses within its rules for detached homes, so a code-compliant tiny house can be used as a dwelling in Union County if it also secures municipal land-use, utility, septic and other required approvals12. Municipal ordinances still control where a tiny house may go and can set district-specific floor area, lot size, setbacks, lot coverage and height rules134610444511. We could not confirm a countywide rule allowing long-term RV occupancy or temporary camping on private land, so ask the parcel's municipal zoning officer before relying on an RV as temporary or permanent housing. A manufactured HUD home used as a dwelling is limited to the single-family R-5 use group and has federal installation requirements, but that does not establish municipal zoning approval for a particular parcel51.

How do you build a home in Union County: what steps come first?

  1. Identify the parcel's municipality because its zoning ordinance and construction-code office control the first approvals1317.
  2. Ask the municipal zoning officer to confirm the district, permitted use, lot size, setbacks, coverage, height and dwelling-size rules1044451146.
  3. For a subdivision, submit the application to the Union County Planning Board before municipal approval; county approval is required when county roads or drainage facilities are affected523.
  4. If public sewer is unavailable, identify the local health authority and obtain septic certification before the building permit4.
  5. Request the municipal building-permit fee schedule and submit the applicable technical forms to the local Construction Code Enforcement Office2617.
  6. Obtain every required state, county and local prior approval before the building permit is issued52.
  7. Schedule required building inspections before covered work is concealed53.
  8. Complete final inspections so the local construction official can issue the Certificate of Occupancy54.

What should you check before buying land in Union County?

For a Union County subdivision, submit the sketch plat to the county before municipal action; municipal approval remains required even if the county grants an exemption from further review55. One exemption route requires no more than 3 lots, no county-road frontage and no adverse drainage condition as determined by the County Engineer; another concerns whether a county master-plan road or drainage right-of-way will affect the subdivision55. A subdivision with 3 or fewer lots abutting a county road remains subject to preliminary county review concerning roads or drainage55. Recording a subdivision plat requires municipal approval, the required municipal signatures and seals, and County Planning Board approval; county review does not replace municipal approval56. For a private well, NJDEP requires a drilling permit and local health officials handle well-construction approval57. Access onto a state highway requires an NJDOT access permit14.

Watch-outs

  • Union County has no zoning authority; each municipality adopts and enforces its own zoning ordinance, so every parcel's zoning answer is local613.
  • The Union County map service has a layer labeled County Zoning, but that listing does not provide the substantive use, setback or dimensional rules for a parcel; confirm them with the municipal zoning officer73.
  • We could not confirm one countywide septic permit counter or fee schedule; ask the parcel's municipality to identify the responsible local health authority before planning an onsite system8.

Sources

  1. The New Jersey State Uniform Construction Code: General Information, quoted and re-checked
  2. Construction Code FAQs for New Home Buyers, quoted and re-checked
  3. Union County Planning Board, quoted and re-checked
  4. New Jersey Statutes, R.S. 58:11-23 through 58:11-43 (New Jersey statewide rule), quoted and re-checked
  5. Union County Planning Board, quoted and re-checked
  6. P.L. 2013, c.106 — Municipal Land Use Law amendments (New Jersey statewide rule), quoted and re-checked
  7. Union County Public Map Service, quoted and re-checked
  8. NJDEP Septic Systems, quoted and re-checked
  9. N.J.A.C. 5:23-2.15 Construction permits--application, quoted and re-checked
  10. P.L. 2013, c.106 (Municipal Land Use Law amendments) (New Jersey statewide rule), quoted and re-checked
  11. P.L. 2013, c.106 (Municipal Land Use Law amendments) (New Jersey statewide rule), quoted and re-checked
  12. N.J.A.C. 5:23 Uniform Construction Code, quoted and re-checked
  13. Bureaus of Planning and Transportation, quoted and re-checked
  14. Major Access Permits (New Jersey statewide rule), quoted and re-checked
  15. Current Construction Codes, quoted and re-checked
  16. nj.gov, quoted and re-checked
  17. The New Jersey State Uniform Construction Code: General Information, quoted and re-checked
  18. N.J.A.C. 5:23, Uniform Construction Code (New Jersey statewide rule), quoted and re-checked
  19. Elizabeth: Elizabeth Code § 17.08.010 Building permits required (Union County), quoted and re-checked
  20. Borough of New Providence: Building Department (Union County), quoted and re-checked
  21. Borough of Fanwood: Article VII Construction Permits, Zoning Approvals and Certificates of Occupancy (Union County), quoted and re-checked
  22. Borough of Mountainside: Building/Zoning/Engineering | Borough of Mountainside (Union County), quoted and re-checked
  23. Union County Planning Board (ucnj.org)
  24. Union County Government (general information line) (ucnj.org)
  25. New Jersey Uniform Construction Code General Information, quoted and re-checked
  26. New Jersey Uniform Construction Code General Information, quoted and re-checked
  27. Union County Land Development Standards Fee Schedule, quoted and re-checked
  28. The Land Development Standards of the County of Union, quoted and re-checked
  29. Plainfield: Chapter 17: Land Use - City of Plainfield, NJ (Union County), quoted and re-checked
  30. Linden: Chapter 31: Zoning (Union County), quoted and re-checked
  31. Rahway: Chapter 421 Zoning (Union County), quoted and re-checked
  32. Borough of Roselle: Table of Contents - Borough of Roselle, NJ (Union County), quoted and re-checked
  33. Borough of Roselle Park: Chapter 40 Land Use - Borough of Roselle Park, NJ (Union County), quoted and re-checked
  34. Borough of Kenilworth: Chapter 120: Land Use (Union County), quoted and re-checked
  35. Borough of Fanwood: Chapter 184 Land Use (Union County), quoted and re-checked
  36. Borough of Garwood: Article VIII: Zone Regulations - Borough of Garwood, NJ (Union County), quoted and re-checked
  37. Borough of Mountainside: Building/Zoning/Engineering | Borough of Mountainside (Union County), quoted and re-checked
  38. Union Township: Township of Union, NJ Code, Chapter 170 Land Development, Article 7 Residential Zone Districts (Union County), quoted and re-checked
  39. Berkeley Heights Township: Zoning Setbacks and Property Coverage Area (Union County), quoted and re-checked
  40. Clark Township: Article XX General Provisions, Township of Clark Zoning Regulations (Union County), quoted and re-checked
  41. Hillside Township: Township of Hillside, NJ Code (Union County), quoted and re-checked
  42. Scotch Plains Township: Chapter 23: Zoning - Township of Scotch Plains, NJ (Union County), quoted and re-checked
  43. Springfield Township: Township of Springfield Notice of Final Adoption, Ordinance No. 2026-04 (Union County), quoted and re-checked
  44. P.L. 2013, c.106 (Municipal Land Use Law amendments) (New Jersey statewide rule), quoted and re-checked
  45. P.L. 2013, c.106 (Municipal Land Use Law amendments) (New Jersey statewide rule), quoted and re-checked
  46. P.L. 2013, c.106 (Municipal Land Use Law amendments) (New Jersey statewide rule), quoted and re-checked
  47. Borough of Mountainside: Licenses | Borough of Mountainside (Union County), quoted and re-checked
  48. Linden: DCA Bulletin 79-7: Septic Systems (Union County), quoted and re-checked
  49. New Jersey Statutes, R.S. 58:11-23 through 58:11-43 (New Jersey statewide rule), quoted and re-checked
  50. Share of soils USDA rates "not limited" for a conventional septic drain field (SSURGO). A strict rating: the median county is about 6% and a tenth of counties are 0%, so a low figure means most lots need a site evaluation or an engineered system, not that septic is impossible. Cite it only with that caveat: Bolthole Index county data
  51. Manufactured/Modular Buildings Program (New Jersey statewide rule), quoted and re-checked
  52. New Jersey Uniform Construction Code, N.J.A.C. 5:23 (New Jersey statewide rule), quoted and re-checked
  53. Construction Code FAQs for New Home Buyers, quoted and re-checked
  54. Construction Code FAQs for New Home Buyers, quoted and re-checked
  55. Land Development Standards of the County of Union, New Jersey, quoted and re-checked
  56. Union County Planning Board, quoted and re-checked
  57. Bulletin 88-10: Private On-Site Water Supply Systems (New Jersey statewide rule), quoted and re-checked

Written October 23, 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.

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Compared with neighboring counties

Like all 6 of its neighbors, Union County requires a building permit for a home.

RuleUnion CountyEssex CountyHudson CountyMiddlesex CountySomerset CountyMorris CountyBergen County
Building permitRequiredRequiredRequiredRequiredRequiredRequiredRequired
County zoningYesYesYesYesNoYesNo
Septic permitsNot publishedNot publishedNot publishedCounty Env. Health Div.County Dept. of Health ServicesCounty Div. of Public HealthCounty Dept. of Health Services

County locator

Union County in New Jersey

27
County map
Union County highlighted among the New Jersey counties · colored by Index score

How Union County scores

Seclusion8100% ev.
Self-Sufficiency56100% ev.
Admin Boringness41100% ev.
Durability82100% ev.
Property Autonomy30100% ev.
Carry Cost16100% ev.

Evidence strength: 100%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$641kTypical home
2%Property tax
$105,823Land / acre
48.2"Annual rain
2.7% of yrsSevere drought
3.8 / yr (+3.4)Mid-century 100°F days
12.4 daysMid-century dry spell
2.64" (+8.7%)Mid-century 1-day rain
1.42×Wildfire change factor
100%Forward climate coverage
$1,522Home insurance / yr
0.5% / yrInsurance growth
0.88%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
2,945,996People within 30 min
29,091,644People within 2 hr
2,909,787Radius comparison (15 mi)
5,573.1People / sq mi
0%Federal land
96.9%Land at 15% slope or less
5.2%Soils rated "not limited" for septic (strict USDA rating)
2,716 acWorkable land screen
39.1 tonsBiomass / forest ac
54°FAvg temp

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Cities and towns in Union County

Inside a city, town or township here, that government usually sets zoning and may issue its own building permits; the county’s rules above cover land outside them.

Not yet researched: Clark Township · Cranford Township · Springfield Township · Summit · Town of Westfield · Winfield Township

Answers from the rulebook for Union County

What the ordinances and state agencies actually say — one answer per question, each quoted from the official source and independently re-checked.

Union County rules

  • Local zoningVaries (with conditions)

    Aggregate local zoning across Union County's 21 municipalities; the County maintains local zoning records and reviews certain site plans and subdivisions, while municipalities are the local ordinance authorities.

    • This is an aggregate countywide conclusion and does not mean Union County administers each municipal zoning ordinance.
    • The County Planning Board reviews site plans and subdivision applications when they may affect county roads or drainage facilities.
    • Municipalities transmit adopted zoning ordinances and amendments to the County Planning Board for its records.
    • Municipality-specific zoning provisions, including dimensional standards and occupancy controls, must be checked separately.
    “The County Planning Board may provide recommendations in relation to State Plan Documents and the County Planning office serves as a repository for local Master Plans and Zoning Ordinances in accordance to New Jersey’s County Planning Act and Municipal Land Use Law. Municipalities are required within 30 days after the adoption of a zoning ordinance, subdivision ordinance, master plan, official map, capital improvement program, or amendments thereto, to transmit a copy of said documents to the County Planning Board for its records.”
    One more reviewed finding on this topic
    • Varies (with conditions) — Aggregate municipal zoning across Union County.
      “The County Planning Board may provide recommendations in relation to State Plan Documents and the County Planning office serves as a repository for local Master Plans and Zoning Ordinances in accordance to New Jersey’s County Planning Act and Municipal Land Use Law. Municipalities are required within 30 days after the adoption of a zoning ordinance, subdivision ordinance, master plan, official map, capital improvement program, or amendments thereto, to transmit a copy of said documents to the County Planning Board for its records.”
  • Zoning districtsPublished

    Union County's official public GIS map service.

    • The map service identifies a County Zoning layer and a separate Municipal Boundary layer; the layer listing alone does not establish the substantive dimensional or use rules for any district.
    “Layers: [...] Parcels (17) County Zoning (18) Municipal Boundary (19)”
  • Subdividing landRegulated (with conditions)

    Major and minor land subdivisions in Union County, including subdivisions affecting County roads or drainage facilities; municipal approval remains part of the process.

    • All subdivision applications must be submitted to the County Planning Board for review before local municipal approval.
    • County subdivision approval is required for subdivisions affecting County roads or drainage facilities.
    • The municipal approving authority must either defer final action until receiving and considering the County Bureau of Planning and Economic Development report or approve subject to conditions affecting County roads or drainage facilities.
    • Applications are submitted to the County Bureau of Planning and Economic Development, and the applicant must inform the associated municipal planning official.
    • A complete application is generally acted on within 30 days; failure to report within that period results in deemed approval unless the period is mutually extended for an additional 30 days.
    • A deed filed in lieu of a final plat cannot be recorded until the County Planning Board grants preliminary approval and stipulated conditions are satisfied.
    • County-approved subdivision plans must comply with County procedures, engineering and planning standards; changes affecting County roads or drainage facilities require County approval.
    • The March 2025 application page states that its updated fee schedule is effective immediately.
    • Current application materials require one paper copy and one electronic PDF copy of plans and supporting reports; technical studies may also be required.
    • Informal reviews have no fee and comments are non-binding.
    • Application fees are non-refundable, subject to return upon written request if the application was not reviewed and no County time-extension request was made; fees may not exceed $20,000.
    • No County review fee is charged for plans submitted by governmental entities and public agencies; qualifying churches, hospitals, and nonprofit institutions exempt from local application fees are also exempt from County review fees.
    • An exemption request requires a subdivision plan, completed application, checklist, digital copy, and a description of the proposed exemption; if denied, the exemption review fee is credited to the required review fee.

    minor subdivision fee not abutting County road or affecting County drainage facility: 200 USD · minor subdivision fee abutting County road or affecting County drainage facility: 300 USD · major subdivision fee not abutting County road or affecting County drainage facility: 400 USD · major subdivision fee abutting County road or affecting County drainage facility: 500 plus 20 per lot USD · plan revision fee within one year of original action: first revision 25% of original fee; second and subsequent revisions 50% of original fee USD · maximum application fee: <= 20000 USD · County action period after receipt of complete application: 30 days (May be extended by mutual agreement for an additional 30 days; otherwise the application is deemed approved if the County fails to report.)

    “Subdivision approval is required for those subdivisions affecting County roads or drainage facilities.”
    2 more reviewed findings on this topic
    • Regulated (with conditions) — Subdivision and land-development applications affecting Union County roads and drainage facilities.
      “Associated responsibilities of the County Planning Board include the review of site plans and all subdivision development applications, as they may affect county roads and drainage facilities as described in the County of Union’s Land Development Standards.”
    • Limited — Sketch plats of subdivisions submitted to Union County before municipal approval-authority action.
      “Find the subdivision does not contain more than three lots, and that it does not abut a County road and does not create an adverse drainage condition as determined by the County Engineer; or that it will not be affected by a right-of-way for any road or drainage shown on the duty adopted County Master Plan; declare the subdivision exempt from further County review and immediately inform the municipal approval authority and applicant by letter;”
  • Permit feesPublished (with conditions)

    Union County Planning Board application fees for county review of land subdivisions and site plans.

    • Fees apply to land subdivisions and site plans submitted to the County Bureau of Planning and Economic Development.
    • Minor subdivision not abutting a county road or affecting a county drainage facility: $200.
    • Minor subdivision abutting a county road or affecting a county drainage facility: $300.
    • Major subdivision not abutting a county road or affecting a county drainage facility: $400.
    • Major subdivision abutting a county road or affecting a county drainage facility: $500 plus $20 per lot.
    • Site plan not abutting a county road or affecting a county drainage facility and containing less than one acre of impervious surface: $200.
    • Site plan not abutting a county road or affecting a county drainage facility and containing one or more acres of impervious surface: $600.
    • Site plan abutting a county road or affecting a county drainage facility: $500 plus $10 per parking space; warehouse use has an additional stated formula of $350 plus $5 per 1,000 square feet of floor area.
    • Plan revisions submitted within one year of original action are charged at 25% of the original fee for the first revision and 50% for the second and each subsequent revision.
    • Informal reviews have no fee and comments are non-binding.
    • Application fees are non-refundable, subject to the stated written-request exception if the application was not reviewed and no formal time-extension request was made.
    • Application fees shall not exceed $20,000.
    • No fees are charged for plans submitted by state, county, municipal governments, and public agencies; churches, hospitals, and non-profit institutions exempt from the local application fee are exempt from the county review fee.
    • The application form page states that the linked form includes the updated fee schedule effective immediately; the linked form is identified as updated March 2025.

    minor subdivision, no county road/drainage impact: 200 USD · minor subdivision, county road/drainage impact: 300 USD · major subdivision, no county road/drainage impact: 400 USD · major subdivision, county road/drainage impact base fee: 500 USD (plus $20 per lot) · site plan, no county road/drainage impact, less than one acre impervious surface: 200 USD · site plan, no county road/drainage impact, one or more acres impervious surface: 600 USD · site plan, county road/drainage impact base fee: 500 USD (plus $10 per parking space) · application fee cap: <= 20000 USD

    “Application fees (*) shall be charged for the review of all land subdivisions and site plans submitted to the County’s Bureau of Planning and Economic Development in accordance with the following: [...] A minor subdivision which does not abut a county road or affect a county drainage facility $200 [...] A major subdivision which abuts a county road or affects a county drainage facility $500 plus $20 per lot”
    One more reviewed finding on this topic
    • Published (with conditions) — County construction permits administered under the Union County Land Development Standards, including road opening permits.
      “FEE SCHEDULE FOR COUNTY CONSTRUCTION PERMITS ROAD OPENING PERMITS Application Fee Normal $30.00 Non-reported opening $90.00 Permit Fee Up to 20 sq. ft. $40.00 Between 20 and 80 sq. ft. $100.00 Additional over 80 sq. ft. $ 0.50 per sq. ft. Multiple openings are a minimum of $40.00”
  • County-wide zoningPresent

    Land-use zoning in New Jersey is enacted and administered by municipalities under the Municipal Land Use Law; Union County does not zone.

    NJ Dept of Community Affairs — Uniform Construction Code ↗Scouted from the county site, not yet independently re-checked

New Jersey rules that apply here

  • Building permitRequired

    Construction, enlargement, repair, renovation, alteration, reconstruction, demolition, regulated equipment installation or alteration, and changes of use governed by the New Jersey Uniform Construction Code.

    • A permit must be obtained before covered work begins.
    • Ordinary maintenance as defined in N.J.A.C. 5:23-2.7 does not require a permit or notice.
    • Minor work requires a permit, but work may proceed after notice to the enforcing agency before the permit is issued.
    • Emergency work not involving lead abatement requires notice as soon as practicable and a permit application no later than 72 hours afterward.
    • A permit is required for work abating violations cited in a Notice of Violation and Order to Terminate issued after a certificate of occupancy.
    • A permit is required for lead-abatement projects requiring a lead-abatement clearance certificate.
    • Additional exceptions exist for specified temporary structures, tents, tensioned membrane structures, canopies and greenhouses; electrical or mechanical equipment may still require a permit.
    “It shall be unlawful to construct, enlarge, repair, renovate, alter, reconstruct or demolish a structure, or change the use of a building or structure, or portion thereof, or to install or alter any equipment for which provision is made or the installation of which is regulated by this chapter without first filing an application with the construction official, or the appropriate subcode official where the construction involves only one subcode, in writing and obtaining the required permit therefor.”
    One more reviewed finding on this topic
    • Required — New construction and covered work on existing buildings in Union County.
      “A construction permit is required for a construction project. This permit includes technical subcode applications for building, electrical, fire protection, mechanical, or plumbing work. A construction permit is required for any new construction as well as for work on existing buildings, including structural, plumbing, mechanical, and electrical work. There are some exceptions to the general permit requirement. For example, construction permits are not required for ordinary maintenance, which includes routine repair.”
  • Owner-builder exemptionConditional

    A new home built by an owner, or a new home in which the owner performed design, construction, plumbing, or electrical work, for purposes of certificate-of-occupancy issuance and New Home Warranty and Builders' Registration Act coverage.

    • A certificate of occupancy cannot be issued unless the owner files an affidavit with the construction official.
    • The affidavit must certify that all work was done in conformity with applicable law.
    • The owner must acknowledge that work performed by the owner or by a subcontractor under the owner's supervision is not covered under the New Home Warranty and Builders' Registration Act.
    • The owner must state that this lack of coverage will be disclosed to anyone purchasing the property from the owner within 10 years after the certificate of occupancy is issued.
    • The affidavit must use a form prescribed by the Department of Community Affairs.
    • This rule does not itself establish an exemption from construction permits, inspections, building-code compliance, or professional-licensing requirements.

    disclosure period after certificate of occupancy: 10 years

    “unless the owner shall file [...] an affidavit”
    3 more reviewed findings on this topic
    • Conditional — An owner constructing a new private single-family residence for the owner's own use and occupancy.
      “I further certify that a new home (private residence) will be constructed on this property for my own use and occupancy. This dwelling is to be occupied by myself and is not to be used for any purpose other than single family residential use. I attest that all construction, plumbing, or electrical work will be done, in whole or in part, by me or by subcontractors under my supervision, in accordance with all applicable laws; and, I further acknowledge that said new home is not covered under the New Home Warranty and Builders Registration Act (N.J.S.A. 46:3B-1 et seq.) and that such fact shall be disclosed to any person purchasing this property within ten years of the date of issuance of a certificate of occupancy.”
    • Available (with conditions) — An owner building a one- or two-family dwelling, in whole or in part, including work performed by a subcontractor under the owner's supervision, in Union County and elsewhere in New Jersey.
      “unless it is to be built in whole or in part by an owner, in which case an affidavit shall be filed by the owner”
    • Available (with conditions) — A person constructing a new home for his or her own personal use, for purposes of New Jersey new-home-builder registration and warranty requirements.
      “It does not include a person who constructs a new home for his/her own personal use”
  • Building code adoptedAdopted (with conditions)

    Construction regulated by New Jersey's statewide Uniform Construction Code, including the building subcode and other listed subcodes.

    • The current building subcode is the 2024 International Building Code, New Jersey edition, adopted through N.J.A.C. 5:23-3.14.
    • The statewide UCC includes additional subcodes, including plumbing, electrical, energy, mechanical, one- and two-family dwelling, fuel gas, rehabilitation, barrier-free, and elevator subcodes.
    • The current 2024 model-code amendments became effective August 17, 2026, and expire February 9, 2029.
    • The Department of Community Affairs is the primary state building-codes and standards agency; enforcement may involve local enforcing agencies under the UCC.

    building subcode: International Building Code/2024, New Jersey edition (NJ edition and referenced New Jersey amendments apply) · effective date of 2024 model-code amendments: 2026-08-17 · expiration date of 2024 model-code amendments: 2029-02-09

    “In 1975, the New Jersey Uniform Construction Code Act established the Department of Community Affairs as the primary building codes and standards agency in the State. The Act provided for a single, mandatory construction code and for a fundamental restructuring of the enforcement process. Hence, the New Jersey Uniform Construction Code (UCC), NJAC 5:23 et seq. was adopted and became effective January 1, 1977.”
    3 more reviewed findings on this topic
    • Adopted — Construction throughout New Jersey, including Union County.
      “All construction work performed in the State is regulated by the Uniform Construction Code (UCC), which contains rules relating to the administration and enforcement of the code as well as four basic technical subcodes: building, electrical, fire protection, and plumbing.”
    • Adopted (with conditions) — Construction in Union County, New Jersey, under the statewide New Jersey Uniform Construction Code and its adopted construction-code subcodes.
      “All construction work performed in the State is regulated by the Uniform Construction Code (UCC), [...]”
    • Adopted — New residential construction and other construction subject to New Jersey’s State Uniform Construction Code statewide.
      “The New Jersey State Uniform Construction Code (UCC) Act, which was signed into law in 1975, authorizes the Commissioner of the Department of Community Affairs to adopt and enforce rules pertaining to construction codes and provides for the administration and enforcement of those rules throughout the State.”
  • InspectionsRequired

    Construction work regulated by the New Jersey Uniform Construction Code, with periodic inspections at required construction stages by the enforcing agency's code officials or inspectors.

    • Inspections are periodic rather than continuous.
    • Construction must stop at specified points so inspections can occur, including bottom-of-footing trenches before footings, rough plumbing and electrical wiring before framing, and framing before finishes cover the system.
    • The source describes inspections during construction to verify compliance with the UCC.
    “During construction, the code official or inspector conducts regular inspections to ensure that the work performed complies with the UCC. The code requires construction work to stop so that certain inspections can be performed at particular points in construction, namely inspection of the bottom of footing trenches before placement of footings and inspection of the rough plumbing and electrical wiring before the framing inspection of framing system before they are covered with finishes.”
    One more reviewed finding on this topic
    • Required — Construction work regulated by the New Jersey Uniform Construction Code.
      “During construction, the code official or inspector conducts regular inspections to ensure that the work performed complies with the UCC. The code requires construction work to stop so that certain inspections can be performed at particular points in construction, namely inspection of the bottom of footing trenches before placement of footings and inspection of the rough plumbing and electrical wiring before the framing inspection of framing system before they are covered with finishes.”
  • Certificate of occupancyRequired

    Completed construction projects regulated by the UCC.

    • The construction project must pass final inspections before the construction official issues the certificate.
    • The certificate verifies completion in accordance with the UCC.
    “Once a construction project passes final inspections, the builder certifies that the project complies with the UCC and the construction official issues a Certificate of Occupancy. A Certificate of Occupancy verifies that the construction work has been completed in accordance with the UCC.”
    2 more reviewed findings on this topic
    • Required — New buildings or structures erected statewide in New Jersey.
      “New buildings: [...] certificate of occupancy shall have been issued”
    • Limited — Renovated or altered buildings, reconstructed buildings, building additions increasing height or area, changes of use, temporary occupancy, and minor work statewide in New Jersey.
      “No certificate of occupancy shall be required [...] minor work”
  • Minimum dwelling sizeDistrict specific

    Municipal zoning ordinances throughout New Jersey may establish district-specific minimum or maximum floor-area standards for buildings and structures, including residential uses.

    • The exact minimum depends on the applicable municipal zoning ordinance and district.
    • The state statute authorizes local regulation; it does not establish one statewide numeric dwelling-size minimum.

    minimum or maximum floor areas: May be specified by municipal zoning ordinance

    “the regulations in one district may differ from those in other districts. [...] may specify minimum or maximum floor areas”
  • Minimum lot sizeDistrict specific

    Municipal zoning ordinances throughout New Jersey may establish district-specific minimum or maximum lot sizes and dimensions.

    • The exact minimum depends on the applicable municipal zoning ordinance and district.
    • A zoning ordinance is not required to establish minimum lot sizes for lots adjacent to but restricted from access to a State highway.

    minimum or maximum lot sizes: May be specified by municipal zoning ordinance (No zoning ordinance is required to establish minimum lot sizes for certain lots adjacent to but restricted from access to a State highway.)

    “the regulations in one district may differ from those in other districts. [...] minimum or maximum lot sizes”
  • SetbacksDistrict specific

    Municipal development regulations and subdivision ordinances throughout New Jersey may establish district-specific yards and setbacks.

    • The exact setback depends on the applicable municipal development regulation and district.
    • Lot-size averaging in a subdivision may allow variation in yards and setbacks otherwise required by municipal development regulations, provided authorized density is not exceeded and the standards are appropriate to the type of development permitted.
    “the regulations in one district may differ from those in other districts. [...] yards and setbacks otherwise required by municipal development regulations”
  • Lot coverageDistrict specific

    Municipal zoning ordinances throughout New Jersey may regulate the percentage of lot or development area occupied by structures.

    • The exact lot-coverage percentage depends on the applicable municipal zoning ordinance and district.
    • Cluster-development standards may authorize deviations under the conditions stated in the ordinance.

    percentage of lot or development area occupied by structures: May be regulated by municipal zoning ordinance percent

    “the regulations in one district may differ from those in other districts. [...] the percentage of lot or development area that may be occupied by structures”
  • Building heightDistrict specific

    Municipal zoning ordinances throughout New Jersey may establish district-specific building-height and story limits.

    • The exact height and story limits depend on the applicable municipal zoning ordinance and district.
    • Planned-development and cluster-development standards may vary otherwise applicable intensity standards under the statutory conditions.

    building height: May be regulated by municipal zoning ordinance · number of stories: May be regulated by municipal zoning ordinance

    “the regulations in one district may differ from those in other districts. [...] Regulate the bulk, height, number of stories, orientation, and size of buildings”
  • Tiny homesAllowed (with conditions)

    Tiny houses regulated as detached one- or two-family dwellings under New Jersey’s statewide residential construction code, including Union County.

    • The statewide code applies to detached one- and two-family dwellings and townhouses within the stated scope of N.J.A.C. 5:23-3.21.
    • Construction must comply with the applicable New Jersey Uniform Construction Code and local land-use, utility, septic, and other approvals.
    “Adopted as part of this subcode: BB, Tiny Houses; BF, Patio Covers; BG, Sound Transmission; BI, Light Straw-Clay Construction; BJ, Strawbale Construction; BK Cob Construction (Monolithic Adobe); BL, Hemp-Lime (Hempcrete) Construction; BM, 3D-Printed Building Construction; and BN, Extended Plate Wall Construction.”
  • Manufactured homesLimited

    Manufactured HUD homes used as residential dwellings statewide in New Jersey.

    • Manufactured HUD homes are limited to use group R-5, single-family dwellings.
    • Units must meet federal construction standards under 24 CFR Part 3285.
    • The federal government is solely responsible for oversight of manufactured-home installation in New Jersey.
    • Installation contractors must be licensed by HUD, installations must be inspected by HUD-approved third-party inspectors, and certification of compliance with federal installation standards must be completed.

    permitted state use group: R-5 (The page describes HUD manufactured homes, not all factory-built or modular structures.) · residential classification: single-family dwelling

    “Manufactured (HUD) Homes are limited to buildings of [use] group R-5 (single family dwellings)”
  • Who permits septicMixed (with conditions)

    Individual septic systems and larger septic discharges affecting Union County.

    • N.J.A.C. 7:9A supplies statewide standards.
    • Local administrative authorities, generally health departments, handle ordinary low-volume systems.
    • NJDEP handles specified treatment works approvals and discharges over 2,000 gallons per day.

    ordinary septic design flow threshold: <= 2000 gallons per day (Systems above the threshold follow NJPDES or other applicable approvals.)

    “Local public health departments oversee the location, design, construction, installation, alteration, repair, and operation”
    One more reviewed finding on this topic
    • Mixed — Statewide authority over sewerage facilities, including septic systems, for New Jersey realty improvements.
      “"Board" or "board of health" means the board of health of any municipality or the boards, bodies or officers in such municipality lawfully exercising any of the powers of a board of health under the laws governing such municipality, and includes any consolidated board of health or county board of health created and established pursuant to law. "State department" means the State Department of Environmental Protection.”
  • Septic permitRequired

    Construction of a New Jersey realty improvement requiring sewerage facilities, including septic facilities.

    • The board of health having jurisdiction must certify that the proposed water supply system and sewerage facilities comply with the statute and State construction standards.
    • Local ordinances may impose higher standards than State Department standards.
    • No municipal or other authority may issue the building permit, and construction may not begin, before the required certification.
    • The statute defines sewerage facilities as installations or structures designed for collection and disposal of sewage.
    “No building permit for the construction of a realty improvement shall be issued by any municipal or other authority in this State nor shall the construction of any realty improvement be begun until the board of health having jurisdiction shall have certified that the proposed water supply system and sewerage facilities for the proposed realty improvements are in compliance with the provisions of this act and the standards for construction of such water supply and sewerage facilities promulgated by the State Department as herein provided and those established by local ordinances, where such local ordinances prescribe higher standards than those promulgated by the State Department.”
  • Septic inspectionRequired

    Septic tanks, tile fields, seepage pits, and other systems or structures providing sewerage facilities to New Jersey realty improvements before they are covered from view.

    • Inspection must be performed by an authorized representative of the board of health.
    • Permission to cover must be given by the board of health or its authorized representative.
    • The requirement applies before the septic facility is covered from view.
    “No septic tank, tile field, seepage pit or system or structure designed to provide sewerage facilities to any realty improvement shall be covered from view until the same has been inspected by an authorized representative of the board of health and permission to cover the same has been given by the board or its authorized representative.”
  • Well permitRequired

    Proposed wells meeting the applicable New Jersey definition of a well, including private and residential wells.

    • A New Jersey DEP well-drilling permit is required before construction of the well.
    • The well driller must be properly licensed.
    • Municipal or county health officials issue the well-construction permit, make site visits, and issue necessary approvals.
    • Electrical permits and inspections required by the State Uniform Construction Code remain applicable to associated electrical work.
    “All proposed wells are issued a drilling permit by the New Jersey Department of Environmental Protection [Well Drilling, (609) 984-6831]. Municipal or county health officials shall issue the well construction permit, make site visits, and issue necessary approvals.”
  • Mandatory utility hookupSewer (with conditions)

    Existing properties with septic or private water-supply facilities that are no longer suitable for use, when public facilities are available; adopted local sewer-service-area rules may impose additional connection deadlines.

    • The local health inspector must determine that the existing septic or water-supply facility is no longer suitable for use.
    • Public facilities must be available within the meaning of Plumbing Subcode Section 2.19.
    • Under the NJDEP model ordinance, an ISSDS abutting an operational and available gravity sanitary sewer in the adopted sewer service area must connect and discontinue use of the ISSDS.
    • The model ordinance lists exceptions where connection requires a pumping station, blasting of bedrock, an easement or right-of-way, crossing a watercourse, railway, major highway or other significant obstacle; where the sewer is at least 100 feet from the structure; where only Stage II approval exists; or while a sewer connection ban is in effect.
    • The model ordinance provides a 90-day connection period after the sewer becomes available and operational, or after the ordinance's effective date, whichever is later.
    • Upon connection under the model ordinance, the ISSDS must be pumped by a licensed septic cleaner and the tank or cesspool broken or removed and backfilled with clean fill.

    connection deadline under model ordinance: 90 days (Local adoption and the listed availability, operational, approval, and sewer-ban exceptions control.) · sewer distance exception: >= 100 feet (A sewer located 100 feet or more from the building or structure is treated as unavailable under the model ordinance.)

    “Section 2.19 for mandatory connections to the public water supply and sewer shall apply when existing septic or water supply facilities are no longer suitable for use as determined by the local health inspector, and public facilities are available within the meaning of 2.19.”
  • Driveway accessRequired

    A site owner seeking an activity intersecting, crossing, fronting on, or connecting to a State highway.

    • This claim applies to State-highway access, not access solely to municipal or county roads.
    • For development in the Pinelands Area, Highlands Region, or Hackensack Meadowlands District, the site owner must provide required notice to the respective oversight organization before submitting an access application.
    • NJDOT may issue a permit that does not meet one or more application requirements when compliance is not reasonably attainable at application submission or denial would leave the site without reasonable access to the general street and State-highway system.
    • NJDOT will not grant waivers for fees or the spacing-distance requirement.
    “A site owner must obtain an access permit for any of the following activities, intersecting, crossing, fronting on, or connecting to a State highway:”
  • Short-term rentalsLimited

    Short-term transient-accommodation rentals in New Jersey.

    • Rental of short-term transient accommodations is largely subject to municipal ordinance.
    • The cited municipal licensing authority concerns rental of real property for a term less than 175 consecutive days for residential purposes by a person having a permanent place of residence elsewhere.
    • License amounts are adopted by the municipal governing body as part of the municipal fee ordinance.
    • A municipal occupancy tax on short-term rentals only applies to transient accommodations obtained through a transient space marketplace or that are professionally managed units.
    • Municipal occupancy tax may not exceed three percent, except Newark, Elizabeth, Jersey City, Paterson, Atlantic City, Wildwood, Wildwood Crest, and North Wildwood may apply separate hotel or tourism-related statutory taxes.

    municipal occupancy-tax maximum: <= 3 percent (Except Newark, Elizabeth, Jersey City, Paterson, Atlantic City, Wildwood, Wildwood Crest, and North Wildwood.) · municipal licensing term threshold: < 175 consecutive days (Rental is for residential purposes by a person having a permanent place of residence elsewhere.)

    “Pursuant to N.J.S.A. 40:48F-1 through 7, municipalities allowing short-term rental of transient accommodations are also authorized to impose a municipal occupancy tax not to exceed three percent (3%) on such transactions, except for Newark, Elizabeth, Jersey City, Paterson, Atlantic City, Wildwood, Wildwood Crest, and North Wildwood which are authorized to apply separate hotel or tourism-related statutory taxes to transient accommodation rentals.”
  • Permit processPublished (with conditions)

    Construction-permit applications subject to local enforcing-agency plan review under the New Jersey Uniform Construction Code.

    • The permit application must otherwise be complete and the plan-review fee paid for plan review to proceed when required prior approvals have not yet been granted.
    • No permit may issue until all required State, county, and local approvals are in place.
    • For an individual owner-occupied one- or two-family-home addition or alteration project, zoning approval must be in place before plan review proceeds.
    • An application for a permit for proposed work is deemed abandoned six months after filing unless diligently prosecuted or a permit has issued; for reasonable cause, the construction official may grant one or more extensions of no more than 90 days each.

    application abandonment period: 6 months after filing (Unless diligently prosecuted or a permit has issued; extensions for reasonable cause may not exceed 90 days each.)

    “If required State, county or local prior approvals have not been granted, plan review shall proceed provided that the application for a permit is otherwise complete and the plan review fee has been paid. No permit shall be issued until all required State, county and local approvals are in place.”
    One more reviewed finding on this topic
    • Published (with conditions) — Construction permit applications processed by local enforcing agencies in Union County.
      “Applications for construction permits are submitted to local enforcing agencies. Under the UCC, local enforcing agencies are required to act on construction permit applications, including building plans and specifications, within specific timeframes. Not later than 20 business days after the submission of a complete application, the permit application must be released or denied.”
  • county zoning authorityNone

    New Jersey counties' authority to adopt zoning regulations for unincorporated areas.

    • The Municipal Land Use Law's zoning grant is assigned to the governing body of a municipality.
    • The statutory definition of municipality covers cities, boroughs, towns, townships, and villages; it does not identify counties as municipalities.
    • County planning boards have planning and subdivision-review roles, but the cited zoning grant does not confer county zoning authority.
    “The Legislature may enact general laws under which municipalities, other than counties, may adopt zoning ordinances limiting and restricting to specified districts and regulating therein, buildings and structures, according to their construction, and the nature and extent of their use, and the nature and extent of the uses of land”
  • county building authorityLimited

    County administration and enforcement of the State Uniform Construction Code in New Jersey.

    • The authority is limited to a pilot county.
    • A pilot county must be a county of the first class with a population over 900,000 and population density under 4,000 persons per square mile, measured according to the 2010 federal decennial census.
    • The county governing body must appoint the county construction official, subcode officials, and technical assistants by ordinance or resolution, as applicable.
    • The county may administer and enforce the code for buildings and structures owned by the pilot county, including its departments, divisions, bureaus, boards, councils, authorities, or other agencies.
    • The county may administer and enforce the code for a municipality within the pilot county only when the county has entered into a Uniform Shared Services and Consolidation Act shared-service agreement with that municipality.
    • For county-owned buildings, the county construction official may impose fees for permit applications and inspections related to construction activities by private parties on county property.
    • A county construction official may not assume code-enforcement responsibilities that the Department of Community Affairs is required to administer under C.52:27D-129 or another provision of the State Uniform Construction Code Act.
    • The cited pilot authority does not create general county building-permit or building-code authority over private residential construction throughout unincorporated county land.

    pilot-county population: > 900000 persons (2010 federal decennial census) · pilot-county population density: < 4000 persons per square mile (2010 federal decennial census)

    ““Pilot county” means any county of the first class with a population of over 900,000 and a population density of less than 4,000 persons per square mile according to the 2010 federal decennial census. [...] the governing body of a pilot county may appoint, by ordinance or resolution, as applicable, a county construction official, subcode officials, and technical assistants to administer and enforce the code in regard to: (1) buildings and structures owned by the pilot county [...] and (2) a municipality located within the pilot county with which the pilot county has entered into a shared service agreement”

Set by your town or city, not the county

In New Jersey, zoning is adopted by each town or city, so Union County has no county-wide answer on these. Find your town or city in the list of places on this page, or call its clerk or zoning administrator.

  • Living in an RV
  • Camping on your land
  • Accessory dwellings

Still unanswered

We looked and could not find an official answer yet. Silence is not permission — ask the county directly.

  • Off-grid sanitation — Off-grid sanitation in Union County.
  • Agricultural exemption — Agricultural exemptions from construction or land-use requirements in Union County.
  • Building in a floodplain — Floodplain development in Union County.

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.

Living off-grid in Union County, New Jersey

Is Union County a good place to live off-grid or homestead?

Union County scores 27/100 on the Bolthole Index, a weak county profile. Its strengths: mixed durability signals. Watch-outs: little seclusion — roughly 2,945,996 people within a 30-minute drive and higher long-term carry cost.

Do you need a building permit in Union County, New Jersey?

Union County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by Local (municipal/regional) health department under N.J.A.C. 7:9A. Owner-builders may act as their own contractor to build their home. These answers are quoted from official sources and independently re-checked. Rules change and cities within the county differ — always confirm with the county before you buy or build.

How much does land cost in Union County, New Jersey?

Land in Union County runs about $105,823 per acre, based on the latest county data.

What is the water situation in Union County?

Union County gets about 48.2" of rain a year, with severe drought in roughly 2.7% of years.

How remote is Union County?

A representative private-land location has about 2,945,996 people within a 30-minute drive and 29,091,644 within two hours. The road-network catchments count population across county lines and clusters of smaller cities; straight-line radius values remain available as a comparison.

How Union compares in New Jersey

Compare side-by-side →See all 21 New Jersey counties ranked →