Bureau of Housing Inspection
The Bureau of Housing Inspection, administers the New Jersey Hotel and Multiple Dwelling Law (N.J.S.A. 55:13A-1 et seq.) (hereafter called “The Act”). The Bureau is responsible for ensuring that hotels and multiple-family buildings of three or more dwelling units operating within the State of New Jersey are properly maintained and do not pose a threat to the health, safety and welfare of their residents, nor the community in general.
To achieve these objectives, the Act requires that the Bureau conduct a five year cyclical inspection of these properties. The Bureau has thereby been given the authority to enforce the New Jersey Regulations for the Maintenance of Hotels and Multiple Dwellings and, where applicable, Subchapter 4 of the New Jersey Uniform Fire Code, by issuing citations for the violation of these requirements.
Under this Act, Condominiums, Cooperatives and Mutual Housing Corporations fall within the definition of multiple dwelling, and as such, are subject to its provisions. Under the Regulations, the Condominium Association, Cooperative or Mutual Housing Corporation, is for the most part considered to have the responsibilities of the “owner” as described in the Act, and is responsible for the registration of each building and for the correction of all cited violations.
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- Registration (General)
Register Your Hotel or Multiple Dwelling
Owners of hotels, motels and multiple dwellings are responsible for registering their buildings with the Bureau of Housing Inspection. To register your building please click here to access the DCA Service Portal.Exemptions
** Condominiums, Cooperatives, Mutual Housing Corporations. Though the Hotel and Multiple Dwelling Law provides that multiple dwelling buildings having a condominium, cooperative or mutual housing corporation form of ownership are under the Bureau's jurisdiction, the law also exempts sections of such buildings that: 1) contain not more than four dwelling units, 2) have at least two exterior walls unattached to any adjoining building section and where attached, are attached exclusively by fire-resistant rated walls, and 3) contain dwelling units that are owner-occupied (if both owner- and non-owner-occupied units are contained therein, only the owner-occupied units are exempt).All requests for exemption by way of Condominiums, Cooperatives, Mutual Housing Corporations must be in writing and submitted with all the required documentation as described above to the Bureau of Housing Inspection, EXEMPTIONS Section, PO Box 810, Trenton, NJ 08625-0810. Requests may also be emailed to BHIInspections@dca.nj.gov. Once a determination is made, approval or denial will be provided in writing.
** Fee Simple Ownership. The term “Fee Simple” refers to each unit being owned individually and not in the condominium or cooperative form of ownership. The Bureau's policy regarding fee simple ownership in townhouse developments is as follows. 1) Developments involving fee simple ownership are not subject to the Hotel and Multiple Dwelling Law where the association has no residential building maintenance responsibility; however, in such cases, the association must provide the bureau with sufficient documentation demonstrating that ownership is fee simple and that individual owners, and not the association, are directly responsible for maintenance of the residential building (Documentation must include references to documents such as the association by-laws or contractual agreements between association and owner); 2) the term “common area”, should be clearly defined; for example the association may consider common area as property not directly associated with the residential building such as a pool, parking lot or lawn, however, common area may also be hallways, basements or exterior parts of the residential building such as siding, windows, doors or roof.
If the association is responsible for the maintenance of common areas involving the residential building(s), the Bureau must inspect the development.All requests for exemption by way of fee simple ownership must be in writing and submitted with all the required documentation as described above to the Bureau of Housing Inspection, Registration Unit Section, PO Box 810, Trenton, NJ 08625-0810. Requests may also be emailed to BHIRegistrations@dca.nj.gov . Once a determination is made, approval or denial will be provided in writing.
- Registration Unit
This unit handles all registration related issues including transferring, updating and correcting Certificates of Registrations. The unit also notifies building owners for failure to register a building with the Bureau of Housing Inspection.Lastly, this unit determines “Fee Simple” status for townhouse communities. The registration unit may be contacted at 609-633-6216 or emailed at BHIRegistrations@dca.nj.gov .
- Code Compliance Section
This section handles inspection fees, extensions, certificates of inspection or general code questions.Additionally, the unit issues violation orders, penalties, and judgments for:
- failure to pay department inspection fees
- non-compliance with issued violations
- failure to pay fees and penalties
Lastly this unit processes hearing requests for contested cases. To contact a BHI representative regarding an appeal or hearing, please email BHIAppeals@dca.nj.gov.
To contact a representative regarding any of the above, please email the appropriate code compliance officer below (Please include a detailed message including your name, a call back number, email address and the registration number or property address, including the county and municipality, you are inquiring about):
Daniel Gardner (Region 1) Compliance Officer
Andrew Baranowski (Region 2) Compliance Officer
Maria Hess (Region 3) Compliance Officer
Daisy Beauchamps (Region 4) Compliance Officer
Charity White (Region 5) Compliance Officer
Adam Black (Region 6) Compliance Officer
Mark Ridge (Region 7) Compliance Officer
Dhyani Patel (Region 8) Compliance Officer
- Judgements/Collections Unit
To contact a BHI representative regarding a judgment, judgment payoff or collection action, please email BHIJudgments@dca.nj.gov. - State Inspections
The Bureau is responsible for cyclical inspections and compliance inspections of hotels, motels, and multiple dwellings in municipalities within the State of New Jersey that do not participate in the State Local Cooperative housing Inspection Program (SLCHIP).- State Inspection Section – (609) 633-6227 or BHIInspections@dca.nj.gov
- State Local Cooperative Housing Inspection Program (SLCHIP)
The Bureau enforces the Hotel and Multiple Dwelling Law through the State Local Cooperative Housing Inspection Program (SLCHIP). Through the SLCHIP program licensed, local inspectors perform cyclical inspections and compliance inspections of hotels, motels and multiple dwellings and earn compensation for the municipality.If your municipality is interested in joining the State Local Cooperative Housing Inspection Program follow the steps below:
- Forward a letter of interest from the Mayor's Office to BHISLCHIP@dca.nj.gov.
- After receipt of letter the bureau will forward a SLCHIP package which includes: conditions of authorization, payment schedule and a list of cyclical inspections due for the fiscal year.
- Once participation is approved, the bureau will forward a letter of authorization and SLCHIP Program agreement.
- The Mayor returns the signed agreement to join the SLCHIP program.
- A meeting is scheduled to discuss the program requirements.
- The Municipality must forward a resume, photocopy of multiple dwelling license and a conflict of interest form for each SLCHIP inspector.
- SLCHIP inspectors must possess the appropriate license issued by the State of New Jersey, Department of Community Affairs pursuant to N.J.A.C. 5:10-1B.
- Related Forms and Publications
- Affidavit for:
- Application for:
- Carbon Monoxide Alarms
- Condo, Co-Op, Mutual Housing Corp Exemptions
- Human Trafficking
- Lead Safe Maintenance for Tenants
- Lead Safety in 1- & 2-Family Rental Housing, Advisory
- Reduced Inspection Fee
- Technical Bulletins
- Tenant's Guide to Window Guard Safety
- Truth-in-Renting Guide:
- Laws, Rules, Regulations
- NJSA 55:13A - Hotel and Multiple Dwelling Law
- NJAC 5:10 - Maintenance of Hotels and Multiple Dwellings
- NJAC 5:10A - Proprietary Campground Facility Health and Safety Standards
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For further information on NJ's hotel and multiple dwelling registration and inspection requirements:
Phone: (609) 633-6216
Fax: (609) 633-7262
