Frequently Asked Questions

A construction permit grants permission to do most kinds of work on a dwelling or other type of building. The purpose of the permit is to allow our officials to observe the progress of the work to be sure it meets code. The permit consists of five different subcode sections as needed. They are building, electric, plumbing, fire, and elevator.

In general, if it is more than a repair of a building, electrical, plumbing or fire element, a permit is probably required. The New Jersey Uniform Construction Code states, "A building or structure shall not be constructed, extended, repaired, removed or altered…" without construction permits except for ordinary repairs. If in doubt, a call to the office is recommended.

Some permits, specifically those which involve changes to the exterior of your property, will require a zoning review. In these cases, you will be asked to submit a copy of your plot plan (property survey) so that Randolph's zoning official can review your project for compliance with the zoning ordinance.

If you cannot comply with the zoning ordinance for any reason, you must obtain a variance from the board of adjustment before your project can proceed. The zoning official is charged with the responsibility of enforcing the zoning ordinance but she may not waive its requirements. That power is granted by law to the board of adjustment. If your project requires a variance, she will explain the application process to you.

Remember…construction permit applications for projects which change the footprint of the building, lot coverage, use of the space, etc. may also require a zoning approval.

If a construction permit is required, the homeowner or contractor applies for the permit. The permit application requires information about the construction project including who will perform the work and what, when, and how the work will be done. Sketches, drawings, plans, or other documentation of the work will have to be submitted for review, as will payment of the appropriate permit fees upon approval.

Using a home improvement contractor? The Contractors' Registration Act requires that all home improvement contractors be registered with the New Jersey Division of Consumer Affairs. The Office of Construction Codes is barred from issuing construction permits to an unregistered home improvement contractor who is required to register.

After the permit application is completed, it is reviewed by the subcode official who will determine if the project is in compliance with the construction codes, zoning ordinance, and other municipal or state ordinances and statutes. Applications may be approved, disapproved, or additional information and clarification may be requested.

If the permit application is rejected, the applicant is notified of the reason and may opt to correct and resubmit or appeal the decision. If it is approved, it is processed by the office, the applicant pays the calculated permit fees and a permit is issued.

The construction permit is the document that grants legal permission for construction to start. Inspections required for the project will be indicated on the permit. Each major phase of construction must be inspected by the Office of Construction Codes to make certain the work conforms to the appropriate code, the permit, and the approved plans. As construction proceeds, the applicant refers to the inspection schedule and calls the Office of Construction Codes to schedule the various progress inspections.

Upon completion and final inspection of all work, the construction official issues a Certificate of Occupancy (CO) or a Certificate of Approval (CA), the formal document which marks the completion of the construction project. Note that the work is not considered complete until the Office of Construction Codes completes all the inspections and issues the CO or CA.

If a construction permit is required, the homeowner or contractor applies for the permit. The permit application requires information about the construction project including who will perform the work and what, when, and how the work will be done. Sketches, drawings, plans, or other documentation of the work will have to be submitted for review, as will payment of the appropriate permit fees upon approval.

Using a home improvement contractor? The Contractors' Registration Act requires that all home improvement contractors be registered with the New Jersey Division of Consumer Affairs. The Office of Construction Codes is barred from issuing construction permits to an unregistered home improvement contractor who is required to register.

After the permit application is completed, it is reviewed by the subcode official who will determine if the project is in compliance with the construction codes, zoning ordinance, and other municipal or state ordinances and statutes. Applications may be approved, disapproved, or additional information and clarification may be requested.

If the permit application is rejected, the applicant is notified of the reason and may opt to correct and resubmit or appeal the decision. If it is approved, it is processed by the office, the applicant pays the calculated permit fees and a permit is issued.

The construction permit is the document that grants legal permission for construction to start. Inspections required for the project will be indicated on the permit. Each major phase of construction must be inspected by the Office of Construction Codes to make certain the work conforms to the appropriate code, the permit, and the approved plans. As construction proceeds, the applicant refers to the inspection schedule and calls the Office of Construction Codes to schedule the various progress inspections.

Upon completion and final inspection of all work, the construction official issues a Certificate of Occupancy (CO) or a Certificate of Approval (CA), the formal document which marks the completion of the construction project. Note that the work is not considered complete until the Office of Construction Codes completes all the inspections and issues the CO or CA.

A bias incident or hate crime is defined in the New Jersey Attorney General's guidelines as any suspected or confirmed offense or unlawful act which occurs against a person or property (public or private) on the basis of New Jersey's nine protected classes: race, color, religion, gender, disability, sexual orientation, gender identity or expression, and national origin.

Bias incidents and hate crimes take many forms, ranging from racially-motivated graffiti, to threats of physical harm, to actual infliction of property damage or bodily injury. Under New Jersey law, any crime-such as harassment, assault, terroristic threats, arson, criminal mischief, or homicide-is subject to more serious punishment if the crime was committed against a person because of a person's race, color, religion, gender, or other protected class status. Not all incidents turn out to be crimes, but any potential bias incident should be reported to the police as a bias incident so that it can be fully investigated.

You should report any and all suspected or confirmed bias incidents to our police department. In other words, if you are a victim of, or a witness to, any offense which occurs against a person based on that person's race, color, religion, gender, or other protected status, then you should report that incident. To aid with investigations try to note important information including license plate numbers, identifying physical features such as tattoos, etc.

Call 911 to report it.

Every county prosecutor's office in New Jersey has specific personnel assigned to the Bias Crimes Unit. These individuals are responsible for receiving bias incident complaints, filling out a report for every incident, and investigating as appropriate. You also may report a bias incident to the New Jersey Attorney General's Office online, submit report to the NJ Division of Criminal Justice via email or by calling the Bias Hotline at 800-277-BIAS (2427).

You do not have to give your name or contact information. You can report a bias incident anonymously.

Every bias incident reported in New Jersey is reviewed by law enforcement at many levels, including the local police department, New Jersey State Police, County Prosecutor's Office, the Office of Homeland Security and Preparedness, and/or the Attorney General's Office. These layers of review ensure that bias incidents are investigated thoroughly and properly.

Applicants must both be at least 18 years old in order to get married in New Jersey.

The application fee is $28.00, payable by check, cash or money order.

• any federal, state, municipal judge or magistrate (even if they are retired)
• any county clerk
• any county surrogate
• any mayor or deputy mayor of a town
• the chairman of any township committee
• any religious minister

Civil union licenses will not be issued sooner than 72 hours after the application has been made unless ordered to do so via an appropriate court order. If the civil union is scheduled for a Saturday or Sunday, the application should be made no later than the preceding Tuesday.

If the couple wishes to have both a civil and religious ceremony performed on the same day, two licenses will be issued on the basis of a single application but two fees will be collected. If the couple wishes to have two religious ceremonies and wants to have a public record of each, they must apply for only one license, use it, and then return to the registrar, complete another license application, and pay the $28 fee. The same application form is used for both licenses; the distinction is made by checking the box at the top of the form indicating the application is for a "Reaffirmation of Civil Union" license.

Both parties must appear in person to apply for the license. You will need to bring copies of your current driver's licenses or passports (cannot be expired), know your social security numbers, and provide proof of residency such as a driver's license, lease, tax return, etc.

Additional documents that are helpful but not required include a copy of your birth certificate to establish your parents' names and related birth information and, if either party has been in a marriage, domestic partnership, or civil union before, a copy of a death certificate, divorce decree, dissolution of civil union or termination of domestic partnership.

A witness also at least 18 years of age who knows both parties must appear with the applicants and swear to the completeness and accuracy of the answers supplied by the applicants.

If the parties cannot come in at the same time, either applicant may complete his/her part of the application and start the waiting period. The other applicant must return with the same witness to complete his/her part of the application. The application must be completed by both parties before the license will be issued.

Civil union licenses are valid for thirty days from the date they are issued.

Applicants must both be at least 18 years old in order to get married in New Jersey.

The application fee is $28.00, payable by check, cash, or money order.

• any federal, state, municipal judge, or magistrate (even if they are retired)
• any county clerk
• any county surrogate
• any mayor or deputy mayor of a town
• the chairman of any township committee
• any religious minister

Marriage licenses will not be issued sooner than 72 hours after the application has been made unless ordered to do so via an appropriate court order. If the marriage is scheduled for a Saturday or Sunday, the application should be made no later than the preceding Tuesday.

If the couple wishes to have both a civil and religious ceremony performed on the same day, two licenses will be issued on the basis of a single application but two fees will be collected. If the couple wishes to have two religious ceremonies and wants to have a public record of each, they must apply for only one license, use it, and then return to the registrar, complete another license application, and pay the $28 fee. The same application form is used for both licenses; the distinction is made by checking the box at the top of the form indicating the application is for a "Reaffirmation of Marriage" license.

Both parties must appear in person to apply for the license. You will need to bring copies of your current driver's licenses or passports (cannot be expired), know your social security numbers, and provide proof of residency only if a NJ resident such as a driver's license, lease, tax return, etc.

Additional documents that are helpful but not required include a copy of your birth certificate to establish your parents' names and related birth information and, if either party has been in a marriage, domestic partnership, or civil union before, a copy of a death certificate, divorce decree, dissolution of civil union or termination of domestic partnership.

A witness also at least 18 years of age who knows both parties must appear with the applicants and swear to the completeness and accuracy of the answers supplied by the applicants.

If the parties cannot come in at the same time, either applicant may complete his/her part of the application and start the waiting period. The other applicant must return with the same witness to complete his/her part of the application. The application must be completed by both parties before the license will be issued.

Marriage licenses are valid for thirty days from the date they are issued.

No. But the failure to participate and comply with the directive of the courts will result in Randolph’s temporary immunity issued by the court being revoked, which will subject the township to Builder’s Remedy lawsuits.

There are five "interveners" in the Randolph court action. These interveners are property owners or contract purchasers who have presented plans to the court on how they can assist Randolph meet its affordable housing obligation. At the present time, the township is working collaboratively with two of these five interveners to assist in meeting our ultimate affordable housing obligation. In addition, Fair Share Housing Center (FSHC), a 501(c)3 organization out of Cherry Hill, New Jersey was designated by the Supreme Court as an "interested party" in all Declaratory Judgment Actions that were filed in the Superior Court of New Jersey in all 21 counties of the state. According to their website, FSHC is "the only public interest organization entirely devoted to defending the housing rights of New Jersey's poor through enforcement of the Mount Laurel Doctrine, the landmark decision that prohibits economic discrimination through exclusionary zoning and requires all towns to provide their "fair share" of their region's need for affordable housing."

Only obligations for the First and Second Rounds of Council on Affordable Housing (COAH) regulations (1987 to 1999) are actually established. Randolph was assigned an obligation of 261 affordable units for this time period. The township has satisfied the entirety of this obligation and has credit for an additional 208 units for projects that have already been completed or have approval. The Settlement Agreement establishes a 643-unit cumulative Third Round (1999 to 2025) obligation for Randolph based upon the fair share methodology calculated by the Richard Reading report dated July 17, 2018, which was prepared for Morris County at the direction of the Honorable Maryann L. Nergaard, JSC by Court Order of June 20, 2017. These obligations were based upon the application of the principles elucidated in the Mercer County Opinion decided upon by the Honorable Judge Mary C. Jacobson in her opinion dated March 8, 2018, for the determination of each of the categories of affordable housing need for the municipalities located in Mercer County.

A builder's remedy is a court-imposed judgment in favor of a litigant in which the court requires a municipality to rezone the developer's property to allow for high-density development provided that a substantial portion of the units to be constructed is reserved for, or set aside for low- and moderate-income households. The additional market units that are allowed through the higher-density development are intended to create an additional profit for the developer who will use some of those profits to subsidize the low- and moderate-income units that the developer must now construct as part of its development and either sell or rent the units at below market amounts. A developer is entitled to a builder's remedy if: 

1. It succeeds in proving that the municipality has not satisfied its constitutional affordable housing obligation (Mount Laurel obligation).
2. It proposes a project with a substantial amount of affordable housing and
3. Tthe site is suitable, i.e., the municipality fails to meet its burden of proving that the site is environmentally constrained or that construction of the project would represent bad planning.

Toll Bros. v. Township Of West Windsor, 334 NJ Super. 109 (App.Div.2000) established the principle that a successful developer in a builder's remedy suit is entitled to a court-ordered zoning designation, including all aspects of zoning such as density, setbacks, building heights, lot coverage, green area, etc. Municipalities in builder's remedy lawsuits may be held liable for developers' attorney's fees and costs of suit, the fees of a special master appointed by the court to assist in developing the zoning scheme on the affected property, the costs of any infrastructure improvements, such as sewer and water system upgrades and road improvements. When a builder's remedy is granted against a municipality, the town, and its planning and zoning boards lose all control over the zoning of the subject property, which is left to the special master, who only reports to the court or just to the courts.

A municipality can win a builder's remedy lawsuit by proving that it has satisfied its Mount Laurel obligation voluntarily by adopting zoning that provides a realistic opportunity for the construction of the municipality's fair share of the region's affordable housing needs. Randolph is part of a four-county region comprised of Morris, Union, Essex, and Warren counties. Barring that defense, it is not an overstatement to say that over the course of judicial history, since the builder's remedy was created by the New Jersey Supreme Court in 1983 (Mount Laurel II), it is nearly impossible to find a New Jersey municipality that prevailed in a builder's remedy lawsuit. When a builder's remedy is granted, the municipality is left paying its own attorney's and other professionals' fees, the fees of the court-appointed Special Master, as well as in many cases, the attorney's fees of the developer and all infrastructure improvements such as sewer and water system upgrades and road improvements, required by the court-imposed development plan. The municipality also loses virtually all zoning and development regulation control, including density, height, setbacks, and landscaping.

The only way any community can be protected from a Builder Remedy Lawsuit is to submit a Housing Element and Fair Share Plan that complies with the required obligations and receives a Judgment of Compliance/Repose from the court. This replaces the previously granted Substantive Certification, which was granted by COAH. So long as the township is complying with its Housing Element and Fair Share Plan, the township will be "immune" from Builder Remedy.

The State of New Jersey and its courts do not consider nor do they allow municipal consideration of these factors when calculating affordable housing obligation. Infrastructure such as water and sewer capacity can be considered by the court; however, the obligation remains and is only deferred to a future round.

For information regarding property assessment data, please visit the Morris County Board of Taxation's website.

The tax rate is calculated by dividing the net taxable value (the ratable base determined by the assessor) into the total property tax levy each year. The 2022 tax rate is $2.673 per $100 of assessed value. For a general overview on how taxes are assessed, the New Jersey Division of Taxation offers a brochure entitled How Property is Valued for Property Tax Purposes (PDF).

Despite its description, a tax appeal is not an appeal of property taxes. A tax appeal is an appeal of the property tax assessment determined by the tax assessor. Appeals must be filed with the Morris County Board of Taxation on or before April 1st of the tax year in question. It is recommended that before you file an appeal, you speak to the tax assessor to discuss your assessed value. The New Jersey Division of Taxation has provided an informational brochure regarding tax appeals entitled A Guide To Tax Appeal Hearings (PDF).

For tax appeal forms, please contact the Morris County Board of Taxation at 973-285-6707.

New construction, structural additions, and renovations to a home result in an increased value and an increased property tax assessment. The assessor is responsible for the determination of assessed value for new construction/renovations completed in the tax year. The process includes the review of all permits, certificates of approval and occupancy, inspection of properties, and valuation of the added assessment. An added assessment is prorated based upon the number of months the work has been completed. For example, if construction is completed in February, the added assessment would be prorated for ten months of the year. Added assessment bills are typically sent in early October and due by November 1st.

Property record cards are maintained by the assessor's office and include a detailed description of each property within the municipality. Individual property record card information is available by request at the assessor's office.

The assessor's office is also responsible for maintaining all documents (deeds) concerning all real estate transactions in the township. Surveys, when provided to the assessor's office, are also maintained in the assessor's office.

Real estate taxes are due on February 1, May 1, August 1, and November 1.

The township allows for a ten-day grace period for receipt of the taxes. Any property tax payment received after the tenth calendar day is considered late, and interest will be charged back to the first day due. Payment is date of receipt, not postmarked date. Delinquent interest rate is 8% on the first $1,500 and 18% on amounts above. A penalty of 6% shall be charged for any delinquency in excess of $10,000 which has not been paid, as billed, prior to the end of the calendar year.

The tax collection division is located in the township municipal building and is open Monday through Friday, from 8:30 am to 4:30 pm. For your convenience, there is also a drop-off box located by the front door of the municipal building. All transactions deposited in the box will be posted the next day.

Yes! The Township of Randolph is pleased to offer you the opportunity to pay your property taxes online, 24/7, from the convenience of your home or office. The secure online tax payment services are provided at no additional cost to residents.

Yes! The Township of Randolph's payment program enables property owners to have their tax payment directly withdrawn from a checking or savings account every quarter. To enroll in the payment program, download and complete the Direct Debit Tax Payment Agreement (PDF) and return it to the tax collector's office via mail or in person.

The property tax is divided among the County of Morris, the Randolph Board of Education, and the township. The chart illustrates the percentage that each of the jurisdictions receives from the average taxpayer in the township.

2022 Tax Dollar Apportionment

There are several property tax benefits that are offered at the local level:

• Annual Property Tax Deduction for Senior Citizens and Disabled Persons:
  Annual deduction of up to $250 from property taxes for homeowners 65 or older or disabled persons who meet certain income and residency requirements.
  • Seniors and Disabled Persons Tax Deduction Application (PDF)
  • Supplemental Income Form (PDF)
• Annual Property Tax Deduction for Veterans/Surviving Spouses:
  Annual deduction of up to $250 from property taxes due on the real property of qualified active duty veterans or their un-remarried surviving spouses.
  • Veteran or Surviving Spouse Tax Deduction Application  (PDF)
• Property Tax Exemption for 100% Disabled Veterans:
  Full exemption from property taxes on a principal residence for 100% totally and permanently disabled active duty veterans or their un-remarried surviving spouses.
  • Disabled Veteran Tax Deduction Application  (PDF)

There are two separate property relief programs that are handled at the state level - the ANCHOR and the Senior Freeze (Property Tax Reimbursement) programs. For more information, visit the New Jersey Taxation website or use the following numbers to contact the programs directly:

• Senior Freeze (Property Tax Reimbursement): 800-882-6597
• ANCHOR Program: 888-238-1233

Forms to apply for a veteran or senior citizen deduction can be obtained from the tax collector's office.

The regular business phone number for the Police Department is 973-989-7010. This number is to be used for routine requests, to obtain general information or to leave a message for a police officer. When you call this number, you will be greeted with an automated message which will allow you to enter an extension or choose from a menu of options.

Police reports are available for a fee at the Records Bureau window in the Police Department lobby Monday through Friday, from 7 am to 4 pm. Learn more on the Obtaining Records page.

Due to changes imposed by the state, the Police Department - in most cases - no longer fingerprints civilians. Find more information on the Fingerprinting page.

Handicapped parking permits (placards) are available for those who are either temporarily or permanently handicapped. Pursuant to state statute, however, the police department can only issue temporary placards. The permit is good for six months and may be renewed one time for an additional period of up to six months. You must obtain an application from the police department and meet all requirements. Access more information on the Handicapped Parking page.

To make an appointment to have your child safety seat checked, call 973-989-7000, (prompt "0") and leave your name and phone number. A certified child safety seat technician will return your call.

Contact the Support Services Unit at 973-989-7021.

Township ordinances require all unregistered vehicles to be placed inside a garage or covered with a tarp or cover. Only one vehicle may be stored in this manner in a residential area. Only one vehicle may be displayed as "For Sale" as long as the vehicle is stored on the property of the registered owner.

Township ordinances require that snow/ice be removed from sidewalks listed in the "Designated Walking Routes" within 12 hours of daylight after any snowfall or accumulation of ice occurs.

Overnight parking requests will only be considered for short term temporary time frames in which the resident has a legitimate and justified need to park on the street. Examples of legitimate and justified needs are considered to be but not limited to driveway resurfacing/resealing, construction projects and/or visitors from out of town who are staying at the home. Requests for overnight parking will not be considered and/or granted as a simple matter of convenience or for extended periods of time.

Parking on the street is prohibited between 2 am and 6 am every night and at all times when snow is falling. At the discretion of the police department, requests for temporary overnight parking may be granted. Residents must call the department at 973-989-7000 and press "0" to speak with the dispatcher. Do not leave a message in an officer's voice mailbox.

Yes. All residential and business alarm systems must be registered with the Police Department. Find information on the Alarm Registration page.

A StoryWalk is an innovative approach to encourage people of all ages to get out and walk while reading a wonderful children's picture book. Pages of the book are displayed along the path inviting families, children and others to read the pages as they walk along. StoryWalks have been installed in all fifty states and thirteen other countries.

Our StoryWalk begins in Veterans Community Park located on Calais Road and can be accessed from the path near the community garden or the path that goes past the pickleball courts. The display continues along the path to Doby Road where you turn around to read the remaining display units on the way back.

This is a permanent installation to be enjoyed while the park is open.