The Roofing Book

Permitting Authorities / Borough of Highlands - Department of Buildings and Housing

Do you need a permit to replace a roof in Borough of Highlands, NJ?

Adopted code

Borough of Highlands - Department of Buildings and Housing

No, Borough of Highlands, NJ does not require a permit for like-for-like roof replacement (Borough of Highlands - Department of Buildings and Housing). No permit is needed under state law to reroof a detached one- or two-family house, and the Department lists that work among jobs not requiring a construction permit; a townhouse, other attached dwelling or any other building needs one from the Highlands Department of Buildings and Housing, 151 Navesink Avenue, second floor, Highlands, NJ 07732, (732) 872-1224 ext. 223, [email protected], open Monday through Friday, 8:30 AM to 4:30 PM (Construction Official Steven Winters, ext. 222). The Department says "almost all work requires a Zoning Permit and approval" whether or not a construction permit is needed, and directs questions to the Zoning Officer at ext. 224. Construction permit applications are filed in person or by mail; the online application is listed as "COMING SOON." Where a roof permit is required, the fee comes from Borough Code Section 10-2.1 (last amended October 15, 2025 by Ordinance O-25-23), which has no separate roofing line. Its building subcode list prices "Rehabilitations - R-5 Use Group" at "$35.00 per thousand dollars of estimated cost of work" and "Rehabilitations - All other Use Groups" at "$40.00 per thousand dollars of estimated cost of work," with a "Minimum building subcode fee $100.00," and "The fee for plan review shall be twenty percent (20%) of the amount charged for a construction permit." Inspections are requested in writing through the Highlands Construction Portal; building and fire inspections run "Monday through Friday: 4:30 pm to 6:00 pm." The Department warns that "Penalties for performing work without permits and/or approvals start as high as $2,000.00 per violation." In a mapped flood hazard area, roofing is also reviewed by the Floodplain Administrator through a floodplain development permit (see the repair permit threshold); the Department lists that review fee as $150 for one- and two-family dwellings.

Roof code checklist: Borough of Highlands, NJ

ItemAnswerCode citeSourceVerified
Permit to replace a roofNonjac_5_23_2.pdf2026-10-02
Repair permit thresholdPublishednjac_5_23_2.pdf2026-10-02
Layer limit / roof-overPublishednjac_5_23_6.pdf2026-10-02
Deck & sheathingNot published
Drip edgeNot published
Ice & water shieldNot published
Mid-roof inspectionNonjac_5_23_2.pdf2026-10-02
Impact-resistant (Class 4) roofingNo52_27D_119.pdf2026-10-02
Wind design criteriaNot published
Adopted codePublishednjac_5_23_3.pdf2026-10-02
Contractor license / registrationYespub.njleg.gov2026-10-02
Sales & use taxPublishedsu3.pdf2026-10-02

Each row comes from the sourced record on this page; full wording is in the table below. "Not published" means no official source for that item was found when the record was last verified.

Jurisdiction
Borough of Highlands, New Jersey
Jurisdiction type
city
Address
151 Navesink Avenue, Second Floor, Highlands, NJ 07732
Contact
  • url: https://highlandsnj.gov/departments/department-of-buildings-housing/
  • phone: 732-872-1224 ext. 223
  • email: [email protected]
Permit portal
Permit portal
Roofing permit required
Not required
Contractor registration required
Required
Registration details
  • state_level: New Jersey requires home improvement contractors to register with the Division of Consumer Affairs. The Contractors' Registration Act as enacted in 2004 (P.L.2004, c.16), C.56:8-138(a), reads: "No person shall offer to perform, or engage, or attempt to engage in the business of making or selling home improvements unless registered with the Division of Consumer Affairs in accordance with the provisions of this act." The Uniform Construction Code's permit rule, N.J.A.C. 5:23-2.15(b)9, reads: "If work involves a home improvement performed by a contractor, such contractor shall be registered pursuant to N.J.S.A. 56:8-136 et seq. The registration number of the contractor shall appear on the permit application."
  • city_level: The Department's Construction FAQ's page says: "Effective January 1, 2006 all home improvement contractors must be registered with the NJ Division of Consumer Affairs. They will have to produce a registration card from the State before any permits can be issued." It adds that "Electrical, Plumbing, and Fire contractors must be licensed by the State of NJ." The Department's pages read on October 2, 2026 name no borough contractor licence or registration for roofing.
Permit process note
No permit is needed under state law to reroof a detached one- or two-family house, and the Department lists that work among jobs not requiring a construction permit; a townhouse, other attached dwelling or any other building needs one from the Highlands Department of Buildings and Housing, 151 Navesink Avenue, second floor, Highlands, NJ 07732, (732) 872-1224 ext. 223, [email protected], open Monday through Friday, 8:30 AM to 4:30 PM (Construction Official Steven Winters, ext. 222). The Department says "almost all work requires a Zoning Permit and approval" whether or not a construction permit is needed, and directs questions to the Zoning Officer at ext. 224. Construction permit applications are filed in person or by mail; the online application is listed as "COMING SOON." Where a roof permit is required, the fee comes from Borough Code Section 10-2.1 (last amended October 15, 2025 by Ordinance O-25-23), which has no separate roofing line. Its building subcode list prices "Rehabilitations - R-5 Use Group" at "$35.00 per thousand dollars of estimated cost of work" and "Rehabilitations - All other Use Groups" at "$40.00 per thousand dollars of estimated cost of work," with a "Minimum building subcode fee $100.00," and "The fee for plan review shall be twenty percent (20%) of the amount charged for a construction permit." Inspections are requested in writing through the Highlands Construction Portal; building and fire inspections run "Monday through Friday: 4:30 pm to 6:00 pm." The Department warns that "Penalties for performing work without permits and/or approvals start as high as $2,000.00 per violation." In a mapped flood hazard area, roofing is also reviewed by the Floodplain Administrator through a floodplain development permit (see the repair permit threshold); the Department lists that review fee as $150 for one- and two-family dwellings.
Adopted code
The 2024 International Residential Code, New Jersey edition, adopted by the State, with the Rehabilitation Subcode for work on existing buildings. New Jersey has one construction code, the Uniform Construction Code (N.J.A.C. 5:23), which every municipality enforces; municipalities do not adopt building codes of their own (N.J.S.A. 52:27D-123.1 and 52:27D-139). N.J.A.C. 5:23-3.21(a)1 adopts the International Code Council's "2024 International Residential Code known as the IRC/2024 as the one- and two-family dwelling subcode in New Jersey subject to the modifications stated at (c) below," and 3.21(b) applies it to "detached one- and two-family dwellings and townhouses not more than three stories above grade plane in height." The section was rewritten by R.2026 d.086, "effective August 17, 2026," in the Department of Community Affairs' print of the rules "adopted and published through the New Jersey Register, Vol. 58 No. 16," and the Department's Current Construction Codes page lists the "International Residential Code/2024, NJ ed" with an adoption date of Aug 17, 2026. Other buildings fall under the building subcode, the International Building Code/2024, NJ edition (N.J.A.C. 5:23-3.14). Roof work on an existing building is held to the Rehabilitation Subcode: "Existing structures, when repaired, renovated, altered or reconstructed, shall conform to the requirements of N.J.A.C. 5:23-6, Rehabilitation Subcode" (N.J.A.C. 5:23-2.4(a)). A six-month grace period follows the adoption. N.J.A.C. 5:23-1.6(a): "For a period of six months following the operative date of a subcode revision, applicants may submit a complete permit application, including all prior approvals, to be reviewed under the code in force immediately preceding the subcode revision." The rule history gives R.2026 d.086 no date other than its effective date, so on that reading the window runs from August 17, 2026 until about February 17, 2027: a complete application filed inside it may be reviewed under either the prior edition or the 2024 edition, at the applicant's choice, and one filed after it closes is reviewed under the 2024 edition. Everything above is New Jersey state law, the same in every municipality. Locally, the Department's Adopted Codes page still says "The adopted 2021 I-Codes" "were adopted on September 6, 2022 and are the regulating codes for all construction regulated under the Uniform Construction Code," and lists the "2021 International Residential Code" for one- and two-family dwellings; that is the edition the State replaced on August 17, 2026, and the six-month window described above is when an applicant may still choose it.
Mid-roof inspection
Not required — No mid-roof inspection under state law. Reroofing a detached one- or two-family house is ordinary maintenance, and N.J.A.C. 5:23-2.7(c) says "No permit for, inspections of, or notice to the enforcing agency of ordinary maintenance shall be required." Where a reroof does need a permit, N.J.A.C. 5:23-2.18(b)1 says "Inspections of one- and two-family dwellings for which construction must cease until the inspection is made shall be limited to the following": footing trenches, foundations, utility services and a mid-point inspection, whose building item is "All structural framing, connections, wall and roof sheathing, and insulation." The list names no roof-covering or underlayment stage, and the rule does not say whether its sheathing item reaches a permitted reroof that replaces sheathing. Any further inspection a municipality requires "shall be of the type and nature that construction may continue without interruption" (5:23-2.18(b)3). Everything above is New Jersey state law, the same in every municipality. Locally, the Department's Required One and Two Family Uniform Construction Code Inspections handout (last revised May 30, 2025) lists footing, foundation, slab, rough, framing ("All structural framing, connections, wall and roof sheathing, wind tie downs and strapping"), truss framing, insulation and final inspections and names no roof-covering stage. Its inspections page says inspections "can be scheduled on the Highlands Construction Portal" and "All inspections will be performed within three (3) business days of the time for which it was requested."
Impact-resistant roofing
Not required — No impact-resistant roofing requirement under state law. The New Jersey Uniform Construction Code rules that reach a house reroof (the administrative rules in N.J.A.C. 5:23-1 and 5:23-2, the State's amendments to the 2024 International Residential Code at 5:23-3.21, and the Rehabilitation Subcode at 5:23-6) contain no UL 2218, Class 4 or hail-impact requirement for roof coverings. A municipality cannot add one: N.J.S.A. 52:27D-123.1 says "Any law or regulation to the contrary notwithstanding," the "alteration, renovation, rehabilitation, repair, maintenance, removal, or demolition of all buildings or structures already erected shall be regulated pursuant to the 'State Uniform Construction Code Act,'" and under 52:27D-139 local construction regulations were "deemed repealed and superseded" once the state code was promulgated. An owner may still choose an impact-rated roof covering. Everything above is New Jersey state law, the same in every municipality. The Department's construction pages read on October 2, 2026 and Chapter 10 of the Borough Code state nothing further on roof covering ratings.
Repair permit threshold
No permit and no size limit for reroofing a detached one- or two-family house; a permit for every other building. N.J.A.C. 5:23-2.7(c) lists items that "are ordinary maintenance and shall be treated as such by every enforcing agency" and says "No permit for, inspections of, or notice to the enforcing agency of ordinary maintenance shall be required." Item 1.x is "The repair or replacement of existing roof covering on detached one- and two-family dwellings," with no square-footage or percentage cap. N.J.A.C. 5:23-2.14(b)1 carries this into the permit rule: "Ordinary maintenance as defined in N.J.A.C. 5:23-2.7 shall not require a permit or notice to the enforcing agency." Two limits apply. First, the item covers only detached one- and two-family dwellings. Reroofing a townhouse or other attached dwelling, or any other building, falls under the general permit rule, N.J.A.C. 5:23-2.14(a): "It shall be unlawful to construct, enlarge, repair, renovate, alter, reconstruct or demolish a structure ... without first filing an application with the construction official." Some of that work may be "minor work" under N.J.A.C. 5:23-2.17A, which still needs a permit, but "work may proceed, upon notice to the enforcing agency, before the permit is issued" (5:23-2.14(b)2). The fee is municipal: "The municipality, in accordance with this chapter, shall establish by ordinance enforcing agency fees" (N.J.A.C. 5:23-2.25; fee standards at 5:23-4.18). Second, ordinary maintenance does not include "Any work affecting structural or fire safety" (5:23-2.7(b)4), so roof work that reaches rafters, trusses or other structure needs a permit even on a detached house. The rule does not say whether replacing roof sheathing alone is such work. Everything above is New Jersey state law, the same in every municipality. Locally, the Department's page When Do I Need a Construction Permit lists "Repair or replacement of existing roof covering on detached one or two family dwellings" among work not requiring a construction permit, and its Ordinary Maintenance handout reprints N.J.A.C. 5:23-2.7 with the same item. The page adds: "Regardless of whether a Construction Permit is required, almost all work requires a Zoning Permit and approval." Highlands Code Section 21-109.5 (added June 15, 2022 by Ordinance O-22-11) adds a step in flood hazard areas: "Improvements defined as ordinary building maintenance and minor work projects by the Uniform Construction Code including nonstructural replacement-in-kind of windows, doors, cabinets, plumbing fixtures, decks, walls, partitions, new flooring materials, roofing, etc. shall be evaluated by the Floodplain Administrator through the floodplain development permit" to check the substantial damage and substantial improvement rules. On the terms of that ordinance, a reroof in a mapped flood hazard area is reviewed through a floodplain development permit even where no construction permit is needed.
Roof layer limit / recover
Two layers maximum, by state rule. Roof work on an existing building is held to the Rehabilitation Subcode (N.J.A.C. 5:23-2.4(a)), whose repair section, N.J.A.C. 5:23-6.4(e)7, reads: "Existing roof covering shall be removed before installing new roof covering when any of the following conditions occur: i. The existing roof or roof covering is water soaked or has deteriorated to the point that the existing roof or roof covering is not adequate as a base for additional roofing; ii. The existing roof covering is wood shake, slate, clay, cement or asbestos-cement tile; or iii. The existing roof has two or more applications of any type of roof covering." So one existing layer of asphalt shingles may be covered once; a roof that already has two layers, a wet or deteriorated roof, or a wood shake, slate, clay, cement or asbestos-cement tile roof must be torn off first. The answer is the same if a reroof is treated as renovation rather than repair: for work other than repair, N.J.A.C. 5:23-6.8(h)7 applies "All of Chapter 9 entitled 'Roof Assemblies', except Section R907" of the 2024 International Residential Code, and its reroofing section, R908.4, Exceptions, bars a recover "Where the existing roof has two or more applications of any type of roof covering." New Jersey's Chapter 9 amendments at N.J.A.C. 5:23-3.21(c)8 change only R903.4.1 and R905.1.2 and leave R908 as published. Everything above is New Jersey state law, the same in every municipality. The Department's construction pages read on October 2, 2026 (permits, minor work, inspections, adopted codes, FAQs and floodplains), its Required Inspections handout and Chapter 10 of the Borough Code state nothing further on roof layers.
Sales & use tax
6.625% New Jersey Sales Tax; whether the roofing bill is taxed depends on the job. The Division of Taxation's guide Contractors and New Jersey Taxes (S&U-3, Rev. 5/25) refers to "New Jersey's 6.625% Sales Tax rate." A new roof is an exempt capital improvement: "New roof" is on the guide's list of "Exempt capital improvements," and "If the work results in an exempt capital improvement to real property, the contractor does not charge Sales Tax on the bill"; the owner gives the contractor a Certificate of Exempt Capital Improvement (Form ST-8). The roofer still pays tax on materials: "The contractor pays the Sales Tax on the cost of materials and supplies at the time of purchase." A repair is taxable. The guide lists "Fixing a leaky roof" among repairs and says "replacing a few loose bath tiles or a portion of a leaky roof is a repair to the existing real property. However, replacing all of the tiles or the entire roof with upgraded or improved materials would be an exempt capital improvement." On a taxable job the only deduction is a separately stated cost of materials, and "If the contractor does not itemize the materials and the labor for a taxable job, the entire receipt is subject to tax." Work for an exempt organization, a government agency or a qualified business in an Urban Enterprise Zone follows separate exemption rules. Everything above is New Jersey state law, the same in every municipality. The Department's construction pages state nothing further on sales tax.

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The Department of Buildings and Housing, on the second floor of Borough Hall at 151 Navesink Avenue, issues construction permits and inspects work in the Borough of Highlands, Monmouth County. Its Construction Official also serves as the borough's Floodplain Administrator, and construction applications in the flood hazard area are reviewed under the borough's floodplain rules as well. New Jersey's Uniform Construction Code governs the work; the borough does not adopt a building code of its own.

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Sources

Roofing questions: Borough of Highlands, NJ

Do you need a permit to replace a roof in Borough of Highlands, NJ?

No, Borough of Highlands, NJ does not require a permit to replace a roof. No permit and no size limit for reroofing a detached one- or two-family house; a permit for every other building. N.J.A.C. 5:23-2.7(c) lists items that "are ordinary maintenance and shall be treated as such by every enforcing agency" and says "No permit for, inspections of, or notice to the enforcing agency of ordinary maintenance shall be required." Item 1.x is "The repair or replacement of existing roof covering on detached one- and two-family dwellings," with no square-footage or percentage cap. N.J.A.C. 5:23-2.14(b)1 carries this into the permit rule: "Ordinary maintenance as defined in N.J.A.C. 5:23-2.7 shall not require a permit or notice to the enforcing agency." Two limits apply. First, the item covers only detached one- and two-family dwellings. Reroofing a townhouse or other attached dwelling, or any other building, falls under the general permit rule, N.J.A.C. 5:23-2.14(a): "It shall be unlawful to construct, enlarge, repair, renovate, alter, reconstruct or demolish a structure ... without first filing an application with the construction official." Some of that work may be "minor work" under N.J.A.C. 5:23-2.17A, which still needs a permit, but "work may proceed, upon notice to the enforcing agency, before the permit is issued" (5:23-2.14(b)2). The fee is municipal: "The municipality, in accordance with this chapter, shall establish by ordinance enforcing agency fees" (N.J.A.C. 5:23-2.25; fee standards at 5:23-4.18). Second, ordinary maintenance does not include "Any work affecting structural or fire safety" (5:23-2.7(b)4), so roof work that reaches rafters, trusses or other structure needs a permit even on a detached house. The rule does not say whether replacing roof sheathing alone is such work. Everything above is New Jersey state law, the same in every municipality. Locally, the Department's page When Do I Need a Construction Permit lists "Repair or replacement of existing roof covering on detached one or two family dwellings" among work not requiring a construction permit, and its Ordinary Maintenance handout reprints N.J.A.C. 5:23-2.7 with the same item. The page adds: "Regardless of whether a Construction Permit is required, almost all work requires a Zoning Permit and approval." Highlands Code Section 21-109.5 (added June 15, 2022 by Ordinance O-22-11) adds a step in flood hazard areas: "Improvements defined as ordinary building maintenance and minor work projects by the Uniform Construction Code including nonstructural replacement-in-kind of windows, doors, cabinets, plumbing fixtures, decks, walls, partitions, new flooring materials, roofing, etc. shall be evaluated by the Floodplain Administrator through the floodplain development permit" to check the substantial damage and substantial improvement rules. On the terms of that ordinance, a reroof in a mapped flood hazard area is reviewed through a floodplain development permit even where no construction permit is needed.

Can you roof over an existing roof in Borough of Highlands, NJ?

Two layers maximum, by state rule. Roof work on an existing building is held to the Rehabilitation Subcode (N.J.A.C. 5:23-2.4(a)), whose repair section, N.J.A.C. 5:23-6.4(e)7, reads: "Existing roof covering shall be removed before installing new roof covering when any of the following conditions occur: i. The existing roof or roof covering is water soaked or has deteriorated to the point that the existing roof or roof covering is not adequate as a base for additional roofing; ii. The existing roof covering is wood shake, slate, clay, cement or asbestos-cement tile; or iii. The existing roof has two or more applications of any type of roof covering." So one existing layer of asphalt shingles may be covered once; a roof that already has two layers, a wet or deteriorated roof, or a wood shake, slate, clay, cement or asbestos-cement tile roof must be torn off first. The answer is the same if a reroof is treated as renovation rather than repair: for work other than repair, N.J.A.C. 5:23-6.8(h)7 applies "All of Chapter 9 entitled 'Roof Assemblies', except Section R907" of the 2024 International Residential Code, and its reroofing section, R908.4, Exceptions, bars a recover "Where the existing roof has two or more applications of any type of roof covering." New Jersey's Chapter 9 amendments at N.J.A.C. 5:23-3.21(c)8 change only R903.4.1 and R905.1.2 and leave R908 as published. Everything above is New Jersey state law, the same in every municipality. The Department's construction pages read on October 2, 2026 (permits, minor work, inspections, adopted codes, FAQs and floodplains), its Required Inspections handout and Chapter 10 of the Borough Code state nothing further on roof layers.

Do roofing contractors need a license or registration in Borough of Highlands, NJ?

Yes.

What building code does Borough of Highlands, NJ use?

The 2024 International Residential Code, New Jersey edition, adopted by the State, with the Rehabilitation Subcode for work on existing buildings. New Jersey has one construction code, the Uniform Construction Code (N.J.A.C. 5:23), which every municipality enforces; municipalities do not adopt building codes of their own (N.J.S.A. 52:27D-123.1 and 52:27D-139). N.J.A.C. 5:23-3.21(a)1 adopts the International Code Council's "2024 International Residential Code known as the IRC/2024 as the one- and two-family dwelling subcode in New Jersey subject to the modifications stated at (c) below," and 3.21(b) applies it to "detached one- and two-family dwellings and townhouses not more than three stories above grade plane in height." The section was rewritten by R.2026 d.086, "effective August 17, 2026," in the Department of Community Affairs' print of the rules "adopted and published through the New Jersey Register, Vol. 58 No. 16," and the Department's Current Construction Codes page lists the "International Residential Code/2024, NJ ed" with an adoption date of Aug 17, 2026. Other buildings fall under the building subcode, the International Building Code/2024, NJ edition (N.J.A.C. 5:23-3.14). Roof work on an existing building is held to the Rehabilitation Subcode: "Existing structures, when repaired, renovated, altered or reconstructed, shall conform to the requirements of N.J.A.C. 5:23-6, Rehabilitation Subcode" (N.J.A.C. 5:23-2.4(a)). A six-month grace period follows the adoption. N.J.A.C. 5:23-1.6(a): "For a period of six months following the operative date of a subcode revision, applicants may submit a complete permit application, including all prior approvals, to be reviewed under the code in force immediately preceding the subcode revision." The rule history gives R.2026 d.086 no date other than its effective date, so on that reading the window runs from August 17, 2026 until about February 17, 2027: a complete application filed inside it may be reviewed under either the prior edition or the 2024 edition, at the applicant's choice, and one filed after it closes is reviewed under the 2024 edition. Everything above is New Jersey state law, the same in every municipality. Locally, the Department's Adopted Codes page still says "The adopted 2021 I-Codes" "were adopted on September 6, 2022 and are the regulating codes for all construction regulated under the Uniform Construction Code," and lists the "2021 International Residential Code" for one- and two-family dwellings; that is the edition the State replaced on August 17, 2026, and the six-month window described above is when an applicant may still choose it.

Is a mid-roof inspection required in Borough of Highlands, NJ?

No. No mid-roof inspection under state law. Reroofing a detached one- or two-family house is ordinary maintenance, and N.J.A.C. 5:23-2.7(c) says "No permit for, inspections of, or notice to the enforcing agency of ordinary maintenance shall be required." Where a reroof does need a permit, N.J.A.C. 5:23-2.18(b)1 says "Inspections of one- and two-family dwellings for which construction must cease until the inspection is made shall be limited to the following": footing trenches, foundations, utility services and a mid-point inspection, whose building item is "All structural framing, connections, wall and roof sheathing, and insulation." The list names no roof-covering or underlayment stage, and the rule does not say whether its sheathing item reaches a permitted reroof that replaces sheathing. Any further inspection a municipality requires "shall be of the type and nature that construction may continue without interruption" (5:23-2.18(b)3). Everything above is New Jersey state law, the same in every municipality. Locally, the Department's Required One and Two Family Uniform Construction Code Inspections handout (last revised May 30, 2025) lists footing, foundation, slab, rough, framing ("All structural framing, connections, wall and roof sheathing, wind tie downs and strapping"), truss framing, insulation and final inspections and names no roof-covering stage. Its inspections page says inspections "can be scheduled on the Highlands Construction Portal" and "All inspections will be performed within three (3) business days of the time for which it was requested."