Camden Short-Term Rental Regulation: A Guide For Airbnb Hosts

Starting a Short-Term Rental Business in Camden

The city of Camden, New Jersey, has specific regulations governing short-term rentals like Airbnb and VRBO. These rules are outlined in Chapter 443 of the city code, titled "Rent Control."

Property owners must first register their rental unit with the city's Office of Rent Control to start a short-term rental business in Camden. The office is headed by a Rent Regulations Officer who oversees the administration and enforcement of the rent control ordinance.

Owners are limited to increasing rents by no more than 10% above the current rent until the Rent Regulations Officer has made a final determination. Tenants have the right to appeal any rent increases to the city's Rent Control Board.

The Rent Control Board consists of 7 members appointed by the Mayor - 2 tenants, 2 landlords who own rental properties in Camden, 2 homeowners who have lived in the city for at least 3 years, and 1 employee of a lending institution doing business in Camden.

It's important to note that the rent control provisions fully apply once a rental unit becomes occupied. Voluntary vacancy provisions allow landlords to increase rent-to-market rates for comparable units if a tenant leaves of their own free will or is evicted for nonpayment.

While Camden's zoning and land use ordinance, Chapter 577, does not appear to directly address short-term rentals, Airbnb and similar rentals are legal in New Jersey in general. However, hosts should be aware that many cities like Jersey City, Newark, and Atlantic City have their own specific ordinances regulating short-term rentals, often requiring permits, registration, and inspections.

The short-term rental market presents an attractive opportunity in New Jersey, especially with travelers increasingly booking stays there as an alternative to New York City due to strict new regulations. However, aspiring hosts in Camden should carefully review the city's rent control rules and consult with the Rent Regulations Officer to ensure compliance before listing their property on Airbnb or VRBO.

Short-Term Rental Licensing Requirement in Camden

Currently, the city of Camden does not appear to have a specific ordinance regulating short-term rentals like Airbnb and VRBO. However, the city does have a general rental registration and licensing requirement outlined in Chapter 650 of the city code.

All rental properties in Camden, including short-term rentals, must be registered with the city's Office of Rent Control and obtain a Rental Approval Certificate before being rented. The registration process involves an inspection to ensure the property is in compliance with applicable health, safety, construction, zoning, and fire codes.

To register a rental, the owner must submit an application to the city along with a $350 fee. The property must not have any outstanding taxes, water, or sewer charges. It also needs to meet minimum requirements, such as having at least two bedrooms.

While these rental registration rules would apply to short-term rentals, Camden does not seem to impose any additional restrictions specific to Airbnb-style rentals, such as limits on the number of days per year a property can be rented short-term.

This contrasts with some other major New Jersey cities that have adopted targeted short-term rental regulations in recent years. For example, Jersey City requires short-term rental hosts to obtain a permit, limits rentals in non-owner occupied properties to 60 days per year, and bans them in rent-controlled units.

So, in summary, although short-term rentals in Camden must comply with the city's standard rental registration and inspection process, the city has not layered on additional rules to restrict Airbnb activity like some other New Jersey municipalities have. Property owners interested in operating short-term rentals should carefully review Chapter 650 of Camden's code requirements and consult city officials for guidance.

Required Documents for Camden Short-Term Rentals

When registering an unhosted short-term rental in Camden, Maine, property owners must submit a completed registration form along with applicable fees to the Town Clerk on an annual basis prior to renting out the dwelling or portion thereof.

The registration form requires providing several key pieces of information, including:

• Name and mailing address of the property owner
• Physical address and Map and Lot number of the property to be rented
• Local contact name and phone number for 24-hour emergency contact purposes
• Identification of the specific dwelling unit or portion that will be rented
• Determination of compliance with Camden's zoning ordinance (Chapter 290)

In addition to the registration form, the property must comply with all relevant laws, codes, and ordinances. The Town will issue a registration card to the owner upon submission of the completed form and payment of any fees set by the Select Board. This card certifies that the applicant has met all requirements outlined in the short-term rental ordinance and zoning regulations.

The approved registration card must be posted on the premises of the rental unit for convenient inspection by occupants. It also needs to be displayed on any web-based online rental platforms where the property is listed, such as Airbnb or VRBO.

Obtaining a short-term rental registration does not relieve the owner from securing any other permits necessary for the use of the property. The Town reserves the right to conduct inspections to ensure compliance, though specific inspection procedures are not yet defined in the ordinance.

While Camden's short-term rental rules focus primarily on unhosted rentals where the owner does not reside on the property, those operating hosted rentals in their primary residence should still review the ordinance carefully. Certain provisions, like the registration card posting requirement, appear to apply to all short-term rentals.

Camden Short-Term Rental Taxes

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

At the state level, New Jersey imposes sales and use tax on charges for the rental of rooms, apartments, or other accommodations for a term of less than 90 consecutive days. The current state sales tax rate is 6.625%. The host must collect this tax from the guest and then paid to the state.

In addition to the state sales tax, some New Jersey municipalities levy their own local taxes or fees on short-term rentals. However, it does not appear that Camden currently imposes any additional local taxes specifically targeting Airbnb-style rentals.

That said, Camden does have a 1% hotel occupancy tax that applies to charges for hotel and motel rooms. It's possible this tax could be interpreted to apply to some short-term rentals, so hosts should seek guidance from local tax authorities to determine if they need to collect and remit this occupancy tax.

Beyond these transaction-based taxes, short-term rental income is also subject to income tax at the federal and state level. Hosts will need to report their rental income on their tax returns and may be able to deduct certain expenses associated with operating the rental.

It's important for short-term rental operators to maintain good records of all income and expenses related to their rental activity. This documentation will be essential for accurately reporting taxes and claiming any deductions.

Compliance with tax laws is a key responsibility for short-term rental hosts. Failure to collect and remit required taxes can result in audits, fines, and other penalties. Hosts should consult with a tax professional to ensure they fully understand and comply with their tax obligations.

While Camden's tax rules for short-term rentals are not as extensive as some other New Jersey cities, it's still critical for hosts to stay on top of their liabilities. By properly collecting and paying applicable taxes, short-term rental operators can avoid unwanted surprises and help maintain a positive relationship with state and local authorities.

New Jersey Wide Short-Term Rental Rules

In addition to any local regulations in Camden, short-term rental operators must also comply with state-level rules governing the industry in New Jersey. These statewide requirements provide a baseline framework for short-term rentals that cities can build upon with their own ordinances.

One key state law is the New Jersey Realty Licensing Act, which requires any person directly or indirectly renting or leasing real estate to obtain a real estate license from the New Jersey Real Estate Commission. However, there is an exception for property owners who rent their own property on a short-term basis.

Under this owner exception, individuals who own and rent their property for 30 days or less are not required to obtain a real estate license. This exemption covers most typical short-term rental scenarios, such as homeowners renting out a spare room or their entire house on Airbnb.

Another important state law is the New Jersey Smoke-Free Air Act, which prohibits smoking in indoor public places and workplaces. This law applies to short-term rentals, meaning hosts cannot allow guests to smoke inside their rental properties.

New Jersey also has statewide building and fire safety codes that apply to all residential properties, including short-term rentals. Hosts must ensure their rentals comply with these codes, which cover things like smoke detectors, carbon monoxide alarms, and means of egress.

In terms of taxation, New Jersey requires short-term rental operators to collect and remit state sales tax on their rental charges, as discussed in the previous section. Additionally, short-term rental income is subject to state income tax, and hosts must report their earnings on their New Jersey tax returns.

It's worth noting that while New Jersey has not enacted comprehensive statewide legislation specifically regulating short-term rentals, some lawmakers have proposed bills in recent years aimed at creating more uniform rules for the industry. These proposals have included measures like statewide registration requirements and occupancy limits, but none have been enacted into law yet.

For now, the state's approach to short-term rentals largely defers local governments from adopting their own tailored regulations. However, hosts must still be mindful of the statewide laws that apply to their operations, from licensing to taxes to safety codes.

Does Camden Strictly Enforce STR Rules?

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

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

Another host on Reddit echoed this sentiment, noting that while Camden does have a rental registration requirement on the books, it is not well-publicized or actively enforced for short-term rentals. They suggested that city officials seem more concerned with addressing problem properties that generate noise complaints or safety issues rather than proactively cracking down on Airbnb hosts.

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

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

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

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

Ultimately, each host must weigh the potential benefits and risks of operating an STR in Camden based on their own circumstances and risk tolerance. However, the prevailing sentiment on Bigger Pockets and Reddit suggests that, for now, the city remains a relatively friendly environment for Airbnb and other short-term rental platforms, even if not all hosts are fully compliant with local regulations.

How to Start a Short-Term Rental Business in Camden

If you're considering starting a short-term rental business in Camden, New Jersey, here are the key steps you should follow to get up and running:

1. Research local regulations: Before investing in a property or listing your space on Airbnb, thoroughly review Camden's short-term rental rules, including the city's rent control ordinance and rental registration requirements. Consult with local officials if needed to clarify any ambiguities.
2. Choose a property: Identify a suitable property for your short-term rental business. Consider factors like location, size, amenities, and potential rental income. If you already own a property, assess whether it meets the city's requirements for short-term rentals.
3. Register your rental: Submit a rental registration application to Camden's Office of Rent Control, along with the required fee. Be prepared to provide information about the property, including its address, owner details, and occupancy plans.
4. Obtain necessary permits: While Camden does not currently have a specific short-term rental permit, you may need to secure other permits or licenses depending on your property and rental setup. Check with city officials to determine if any additional approvals are required.
5. Prepare your space:Outfit your rental property with furniture, linens, and other essentials to create a comfortable and inviting space for guests. Consider hiring a professional cleaning service to ensure the property is well-maintained between stays.
6. Create a listing: Sign up for Airbnb, VRBO, or other short-term rental platforms and create a compelling listing for your property. Include high-quality photos, detailed descriptions, and information on amenities and local attractions.
7. Set your pricing:Research comparable rentals in the area to determine competitive nightly rates for your property. Consider factors like seasonality, events, and demand when setting your prices.
8. Establish house rules:Develop clear house rules for your rental, including guidelines around noise, smoking, pets, and maximum occupancy. Communicate these rules to guests through your listing and rental agreement.
9. Manage bookings and guests: Once your listing is live, be prepared to manage bookings, communicate with guests, and coordinate check-ins and check-outs. Consider using a property management software or hiring a manager to help streamline operations.
10. Comply with ongoing requirements: Stay on top of any ongoing compliance obligations, such as renewing your rental registration, paying applicable taxes, and maintaining your property to city standards. Keep accurate records of your rental income and expenses for tax purposes.

By following these steps and staying informed about local regulations, you can launch a successful short-term rental business in Camden. While the city's enforcement of STR rules may be limited now, it's still important to operate in compliance with all applicable laws to minimize risk and maintain positive relationships with guests and local authorities.

As with any business venture, starting an STR in Camden requires careful planning, attention to detail, and a willingness to adapt as the market and regulatory environment evolves. However, for hosts who are prepared to put in the work, the potential rewards of the short-term rental industry can be significant.

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

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

For matters related to rental registration and the city's rent control ordinance, the best place to start is the Camden Office of Rent Control. This office is responsible for administering and enforcing the city's rental regulations. You can contact the Office of Rent Control at:

Camden Office of Rent Control
520 Market Street, City Hall, Room 206
Camden, NJ 08101
Phone: (856) 757-7200
Email: rentcontrol@ci.camden.nj.us

The Office of Rent Control is headed by a Rent Regulations Officer who oversees the rental registration process and can provide information about the city's requirements for short-term rentals.

For questions related to zoning and land use, contact the Camden Zoning Board of Adjustment. This board is responsible for hearing and deciding on applications for variances, special permits, and other zoning matters. You can reach the Zoning Board of Adjustment at:

Camden Zoning Board of Adjustment
520 Market Street, City Hall, Room 224
Camden, NJ 08101
Phone: (856) 757-7200
Email: zoning@ci.camden.nj.us

If you need information about building permits, inspections, or other construction-related issues, contact the Camden Division of Permits and Inspections. This division oversees the enforcement of building codes and issues permits for construction projects. You can contact the Division of Permits and Inspections at:

Camden Division of Permits and Inspections
520 Market Street, City Hall, Room 210
Camden, NJ 08101
Phone: (856) 757-7200
Email: permits@ci.camden.nj.us

Finally, for general questions or concerns about short-term rentals in Camden, you can reach out to the City Council. The Council is responsible for setting policies and adopting ordinances that govern the city. You can find contact information for individual Council members on the city's website or by calling the City Council office at:

Camden City Council
520 Market Street, City Hall, Room 221
Camden, NJ 08101
Phone: (856) 757-7200

By contacting these offices and officials, you can get specific guidance on how Camden's short-term rental regulations and zoning rules apply to your property and business plans. It's always best to seek advice directly from the source and establish a positive working relationship with local authorities as you navigate the process of starting and operating a short-term rental in the city.

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

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

A Reddit user started a thread titled "Airbnb in Camden, NJ - What to know?" in the r/AirBnB subreddit. In the post, they asked for advice on starting an STR in the city and whether hosts typically comply with rental registration rules. Several commenters chimed in, with most suggesting that enforcement is minimal and many hosts operate without registering.

In a Bigger Pockets forum discussion titled "Camden NJ Short-Term Rental Regulations," a user shared their experience running an unregistered Airbnb in the city for two years. They noted that while they were aware of the rental registration requirement, they chose not to comply because they believed the risk of getting caught was low. Other users cautioned that this approach could be risky if the city starts cracking down.

Another Bigger Pockets user started a thread called "Considering Airbnb in Camden - Advice Needed." They asked for input on the feasibility of converting a long-term rental property into a short-term rental. Several respondents pointed out that Camden's rent control ordinance could limit the host's ability to raise rents if they decide to switch back to long-term tenants in the future.

In the r/AirBnBHosts subreddit, a user posted about their experience getting a cease-and-desist letter from the city for operating an unregistered short-term rental. They sought advice on whether to comply with the registration requirement or fight the notice. Most commenters suggested that registering was the safest option, even if enforcement has been inconsistent.

A Bigger Pockets user started a thread titled "Camden, NJ - Airbnb Friendly?" asking for opinions on the city's stance towards short-term rentals. Several hosts responded, noting that Camden does not have a specific STR ordinance, but the city's general rental regulations still apply. Some suggested that the lack of strict enforcement has made Camden more Airbnb-friendly than other New Jersey cities with tougher rules.

These examples illustrate the range of opinions and experiences among short-term rental hosts in Camden. While some hosts choose to operate without full compliance with local regulations, others caution that this approach carries risks. Many hosts seem to agree that Camden's enforcement of STR rules has been limited to date, but there is recognition that this could change in the future.

Ultimately, deciding whether and how to comply with Camden's short-term rental regulations is up to each host. However, the discussions on Reddit and Bigger Pockets provide valuable insights into hosts' real-world considerations and challenges in navigating the local regulatory landscape.

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

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