Thinking about adding an accessory apartment in Closter to create steady rental income and boost long-term value? The opportunity is real, but Closter’s rules are narrow and the process has several moving parts. In this guide, you’ll learn exactly where accessory apartments are allowed, how the affordability rules work, what approvals you need, and how to budget for taxes and inspections. Let’s dive in.
What Closter allows
Closter permits accessory apartments only on parcels in Residence Area B that also meet a location test. Your property must either be within the Closter Historic District or have frontage on one of these Bergen County roads: Knickerbocker Avenue, Schraalenburgh Road, Harrington Avenue, County Road, Old Closter Dock Road, High Street, Durie Avenue, Demarest Avenue, Piermont Road, or Old Hook Road. Review the details in Closter’s zoning code to confirm eligibility. Closter’s accessory apartment provisions
Units must be affordable to low or moderate income households and remain deed restricted for at least 10 years under UHAC standards before a Certificate of Occupancy is issued. The maximum size is 1,200 square feet, with no required bedroom mix. The Borough also requires proof that water and sewer capacity can serve the new unit. Affordability, size, and utility rules
Closter’s program includes a local incentive. The ordinance states the Borough shall provide a $20,000 subsidy per accessory apartment, subject to program administration. Local subsidy language
State rules that apply
Accessory apartments must comply with New Jersey’s Uniform Construction Code. Expect plan review, trade permits, inspections, and a Certificate of Occupancy administered by the Borough’s Construction Code Official under DCA oversight. Uniform Construction Code overview
Because Closter’s program ties to affordable housing administration, UHAC-style elements such as income certification, rent limits, and affirmative marketing typically apply in New Jersey municipal programs. NJ accessory apartment context
Step-by-step approvals
1) Confirm zoning eligibility
Make sure your parcel is in Residence Area B and meets the Historic District or specified road-frontage test. If not, the 2018 ordinance program does not apply. Start with a zoning check before you invest in plans. Zoning provisions
2) Meet with Borough officials
Schedule early conversations with the Zoning Officer and Construction Code Official to verify setbacks, parking for two units, and whether any board reviews or historic approvals are needed. Clarify submission requirements and sequencing so your application runs smoothly. Submission overview in code
3) Prepare professional plans
You will need floor plans showing how the accessory apartment relates to the main dwelling, elevations for any exterior changes, and a site plan with property lines, setbacks, and parking. Plans must be prepared by a licensed professional. Plan requirements
4) Get utility capacity certification
Obtain written certification that water and sewer capacity can support the new unit. Coordinate with the appropriate utility authority early to avoid delays. Utility sign-off requirement
5) Submit for UCC permits
File building, electrical, plumbing, and mechanical applications for plan review. Your project will be reviewed under the Uniform Construction Code and applicable subcodes. Inspections and final sign-offs are required before occupancy. UCC process
6) Complete affordable program steps
Record a 10-year deed restriction and provide a recorded copy to the Zoning Officer before the CO is issued. Coordinate income certification, affirmative marketing, and tenant placement with the Borough’s administrative agent or Municipal Housing Liaison. Affordable housing administration
7) Pass inspections and obtain CO
After trade inspections and final approvals, obtain your Certificate of Occupancy. Check the Borough fee schedule for CO and UCC-related fees. Borough fee schedule
8) Apply for the $20,000 subsidy
If you plan to use the Borough subsidy, verify the application steps, timing of payment, and any escrow or covenant conditions with staff. Subsidy reference
9) Comply with lead-safe rules
Closter requires lead inspections for rental units on a set cycle, with reinspection at turnover or every three years unless you have a valid lead-safe certification. Budget time and cost for compliance. Lead inspection ordinance
10) Address historic review if applicable
Properties in the Historic District may need approval for exterior changes. Plan elevations accordingly to meet compatibility standards. Historic preservation ordinance
Budget, taxes, and risk
Construction costs vary by scope and configuration, and the Borough’s $20,000 contribution is generally a partial subsidy rather than full project funding. Build a pro forma that accounts for affordability-capped rents, vacancy, management, compliance, and maintenance. NJ accessory apartment context
Expect an added assessment after improvements are complete, which increases property taxes. Review timing and appeal processes before you start. Added assessment overview
Update insurance to reflect a two-unit rental, and confirm lender requirements if you have a mortgage. Keep up with landlord obligations, including lead-safety, habitability standards, and any Borough rental registrations.
Design and code essentials
- Provide safe egress, compliant ceiling heights, and interconnected smoke and carbon monoxide alarms.
- Right-size electrical, plumbing, and HVAC systems, and discuss metering options early.
- Clarify whether the classification triggers two-family requirements or added fire protection. Your Construction Code Official will define the exact path under the UCC. UCC guidance
Quick investor checklist
- Verify Residence Area B location and Historic District or road-frontage eligibility.
- Meet the Zoning Officer and Construction Code Official.
- Order professional floor plans, elevations, and a site plan.
- Secure water and sewer capacity certification.
- Submit UCC permit applications and pay fees.
- Record the 10-year affordability deed restriction.
- Pass inspections and obtain the CO.
- Complete lead inspection requirements and ongoing renewals.
- Update insurance and budget for added assessment.
Common pitfalls to avoid
- Starting work before confirming Residence Area B and location eligibility.
- Missing the recorded deed restriction or income certification steps.
- Overlooking utility capacity and parking compliance.
- Skipping lead inspections at turnover or on the required cycle.
- Underestimating added assessments and program timelines.
Ready to explore opportunities?
If you own or are eyeing a Closter property that may qualify, you do not have to navigate this alone. I can help you pinpoint eligible parcels, pressure-test the numbers, and connect you with the right local experts so you move forward with confidence. Reach out to Kim Damion to talk strategy.
FAQs
Where in Closter can you add an accessory apartment?
- Only in Residence Area B parcels that also meet the Historic District or specified road-frontage test.
How large can the accessory apartment be?
- The maximum floor area is 1,200 square feet per unit.
Do you have to rent below market?
- Yes. Units must be affordable to low or moderate income households and remain deed restricted for at least 10 years.
Is there local financial help available?
- The ordinance states the Borough will provide a $20,000 subsidy per unit, subject to program administration.
What inspections should you plan for?
- UCC trade inspections, final CO, and lead-safety inspections on the Borough’s schedule for rental units.
Will your property taxes go up?
- Likely yes. Expect an added assessment after the improvement is complete or the CO is issued, which increases taxes.
