The Roofing Book

Permitting Authorities / Township of Holmdel - Department of Buildings & Construction

Do you need a permit to replace a roof in Township of Holmdel, NJ?

Adopted code

Township of Holmdel - Department of Buildings & Construction

No, Township of Holmdel, NJ does not require a permit for like-for-like roof replacement (Township of Holmdel - Department of Buildings & Construction). No permit is needed under state law, and none under the Holmdel department's own list, to reroof a detached one- or two-family house; a townhouse, other attached dwelling or any other building in Holmdel needs one from the Department of Buildings & Construction, Town Hall, 4 Crawfords Corner Road, Holmdel, open Monday through Friday, 7:00 AM to 4:00 PM. The department's page gives the Township's main number, 732-946-2820; the construction official is extension 1313. The same permit page says "Regardless of whether a Construction Permit is required, almost all work requires a Zoning Permit and approval. If any doubt exists, contact the Zoning Officer." Where a roof permit is required, section 10-1.3 of the Township Code (last amended March 10, 2026 by Ord. No. 2026-04) prices renovations, alterations and repairs at "$35 per $1,000 cost of construction" for R-5 and "$40 per $1,000 cost of construction" for all others, with a "Minimum building subcode fee: $100," and says "Any work that is deemed ordinary maintenance or repair pursuant to the regulations and are not subjected to a construction permit shall not be charged a fee." Applications may be filed online through the Township's SDL portal, but "plans sealed by licensed design professionals must be submitted to our office in paper form." Storm-damage repairs may start before a permit issues, but the department must be told by email or at 732-946-2820 extension 1304, and "A Construction Permit Application must be submitted within 72 hours." The department's Consumer Protection page notes that "Home Improvement Contractors offering residential home improvement services are required by law to be registered with the State of New Jersey.".

Roof code checklist: Township of Holmdel, 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
Township of Holmdel, New Jersey
Jurisdiction type
city
Address
4 Crawfords Corner Road, Holmdel, NJ 07733
Contact
  • url: https://www.holmdeltownship.com/133/Buildings-Construction
  • phone: 732-946-2820 ext. 1313
Permit portal
Permit portal
Roofing permit required
Not required
Contractor registration required
Required
Permit process note
No permit is needed under state law, and none under the Holmdel department's own list, to reroof a detached one- or two-family house; a townhouse, other attached dwelling or any other building in Holmdel needs one from the Department of Buildings & Construction, Town Hall, 4 Crawfords Corner Road, Holmdel, open Monday through Friday, 7:00 AM to 4:00 PM. The department's page gives the Township's main number, 732-946-2820; the construction official is extension 1313. The same permit page says "Regardless of whether a Construction Permit is required, almost all work requires a Zoning Permit and approval. If any doubt exists, contact the Zoning Officer." Where a roof permit is required, section 10-1.3 of the Township Code (last amended March 10, 2026 by Ord. No. 2026-04) prices renovations, alterations and repairs at "$35 per $1,000 cost of construction" for R-5 and "$40 per $1,000 cost of construction" for all others, with a "Minimum building subcode fee: $100," and says "Any work that is deemed ordinary maintenance or repair pursuant to the regulations and are not subjected to a construction permit shall not be charged a fee." Applications may be filed online through the Township's SDL portal, but "plans sealed by licensed design professionals must be submitted to our office in paper form." Storm-damage repairs may start before a permit issues, but the department must be told by email or at 732-946-2820 extension 1304, and "A Construction Permit Application must be submitted within 72 hours." The department's Consumer Protection page notes that "Home Improvement Contractors offering residential home improvement services are required by law to be registered with the State of New Jersey."
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 Holmdel Township Department of Buildings & Construction says it is "designated as a Class 1 Agency authorized to regulate construction in the Township of Holmdel" under the Uniform Construction Code Act. Its page still says the 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; it does not name the 2024 edition.
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 Holmdel Construction Department's list of required one- and two-family inspections has a framing inspection for "All structural framing, connections, wall and roof sheathing, wind tie downs and strapping" and names no roof-covering stage. Inspections for a construction permit "must be scheduled on the Holmdel Construction Inspection Portal" at least 24 hours ahead.
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 Holmdel Department of Buildings & Construction pages and Chapter 10 of the Township Code (Building and Construction) 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 "Some Common types of work not requiring a Construction Permit," which matches the state rule, and adds that ordinary maintenance still needs a permit where it is "Any work affecting structural or fire safety." Where a roof permit is required, the Township's fee ordinance charges renovations, alterations and repairs by cost of work, $35 per $1,000 for Use Group R-5 and $40 per $1,000 for all other use groups, with a $100 minimum building subcode fee.
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 Holmdel Department of Buildings & Construction pages and Chapter 10 of the Township Code (Building and Construction) 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 Holmdel Department of Buildings & Construction pages state nothing further on sales tax.

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The Holmdel Township Department of Buildings & Construction, at Town Hall, 4 Crawfords Corner Road, enforces the Uniform Construction Code, issues construction permits and performs inspections in the Township of Holmdel, Monmouth County. Its own permit page lists repair or replacement of roof covering on a detached one- or two-family house as work that needs no construction permit. New Jersey's Uniform Construction Code governs the work; the Township adopts no building code of its own.

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Sources

Roofing questions: Township of Holmdel, NJ

Do you need a permit to replace a roof in Township of Holmdel, NJ?

No, Township of Holmdel, 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 "Some Common types of work not requiring a Construction Permit," which matches the state rule, and adds that ordinary maintenance still needs a permit where it is "Any work affecting structural or fire safety." Where a roof permit is required, the Township's fee ordinance charges renovations, alterations and repairs by cost of work, $35 per $1,000 for Use Group R-5 and $40 per $1,000 for all other use groups, with a $100 minimum building subcode fee.

Can you roof over an existing roof in Township of Holmdel, 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 Holmdel Department of Buildings & Construction pages and Chapter 10 of the Township Code (Building and Construction) state nothing further on roof layers.

Do roofing contractors need a license or registration in Township of Holmdel, NJ?

Yes.

What building code does Township of Holmdel, 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 Holmdel Township Department of Buildings & Construction says it is "designated as a Class 1 Agency authorized to regulate construction in the Township of Holmdel" under the Uniform Construction Code Act. Its page still says the 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; it does not name the 2024 edition.

Is a mid-roof inspection required in Township of Holmdel, 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 Holmdel Construction Department's list of required one- and two-family inspections has a framing inspection for "All structural framing, connections, wall and roof sheathing, wind tie downs and strapping" and names no roof-covering stage. Inspections for a construction permit "must be scheduled on the Holmdel Construction Inspection Portal" at least 24 hours ahead.