Rather, this page lists specific LOCAL requirements and suggestions that affect home buyers and sellers (and landlords) in Long Hill Township.  The list is not presented as legal advice.  It is simply a "roadmap" to items that may affect your move, that are covered in detail elsewhere on the website.  You may wish to discuss each of these items with your attorney, real estate agent, inspecting engineer, or with officials at Town Hall.

SELLERS and LANDLORDS

1. You may not sell or rent out a house in Long Hill unless it has smoke detectors that conform to the current state standards.  The minimum standards are on our Fire Code Page.  If you EVER had your smoke detector system upgraded and inspected in the past, then the approved upgraded system must be in service for the certification inspection.  Test it.  If you have any doubt, visit the Fire Code Official to determine if a smoke detector upgrade will be required.  MAKE THIS VISIT EARLY.  If an upgrade IS required, you MAY need 2 permits, an electrician, and 2 inspections before you the final certificate is issued. 

   You MUST have a Smoke Detector Compliance Inspection before any sale or rental can take effect.  Contact the Town Hall receptionist (908-647-8000, ext. 210) to schedule an appointment and pay the $25.00 inspection fee.
    

2. After September, 2003, you may not sell or rent out a house in Long Hill unless it passes a sump pump inspection.  That inspection is required to insure that the sump pump and downspouts are NOT connected to the Town's Sanitary Sewer System.  Apply for an inspection early.  Contact Public Works (908-647-0789) to schedule an appointment and pay the $50.00 inspection fee.
3. Long Hill is in the state's highest-risk zone for Radon gas.  The presence of radon in a building does not legally interfere with the sale, but if the buyer's Engineering Inspector detects radon, the buyer may walk away.  Familiarize yourself with the hazards and mitigation techniques on our Radon Awareness page, and prepare yourself in case the subject comes up.
4. If your house contains a Senior Suite, the permission for that Suite will expire on sale of the property or if the senior(s) vacate the property.  When permission expires, the suite must be removed and the residence converted back.  The work of removing the Senior Suite before sale probably will involve permits, inspections and a new Certificate of Occupancy, so ALLOW PLENTY OF TIME.  Your deed contains a restrictive clause (Zoning Ordinance 124.8d) pertaining to the Senior Suite, and when you remove the suite, your attorney should be prepared to deal with that clause at or before closing the sale.  If in doubt, contact the Construction Department at Town Hall.  Allow plenty of time.
5. If your house gets drinking water from a private well, it must be tested before a property sale.  Read the details.  Contact the Sanitarian for further advice.

BUYERS

1. Check with the Zoning Administrator at Town Hall to inspect the public documents that might indicate whether the property you intend to purchase contains wetlands or is in the 100 Year flood plain.  View the  Floodplain Map  here.

   The staff at Town Hall can not make the determination.  However, they will show you a copy of the Wetlands Map and the Flood Insurance Rate Map and Study for your inspection.  These documents are to be interpreted as "general guidelines" only, and are NOT site specific.  If you see that wetlands may be a factor on or near the property, then you may want to consult an environmental expert for an exact determination.

   These designations do not directly affect the sale, but they may severely restrict any future improvements or landscaping on the property.
    

2. Check the Tax Map to determine whether the property you intend to purchase contains municipal drainage or utility easements.  These easements may restrict future improvements or landscaping on the property, and the existence of drainage or sewer easements will restrict future fencing.
3. Check the Tax Map to determine whether the property you intend to purchase abuts a paper street.  The seller may actually be maintaining landscaping on the adjacent paper street, and so the property may not be as large as it looks.  The existence of a paper street may restrict future additions, because of setback rules.  An adjacent paper street also will restrict fencing.  See also Ordinance 102-02.
4. Check with the Zoning Administrator at Town Hall to determine whether the property you intend to purchase is part of a "density modified" development.  In these developments, the builder was allowed to build houses on lots smaller than required by the Zoning Ordinance.  In return, the developer dedicated a large common area to the Town as parkland.  In a density-modified development, your house itself may already be near (or at) the "lot coverage" percentage, and this may severely restrict your ability to make future additions or build a swimming pool.
5. Any time you plan to make any additions or improvements to the property in the future, the Construction Official will want to see a Survey.
   • Instruct your surveyor to be sure to show all the easements and adjacent streets (including paper streets) to their full width, and all curbs and curb cuts.  (You will be surprised to learn that the last 10 feet of your front lawn and the curb itself are actually not part of your property, but they are part of the Township-owned Right-of-Way.)
   • Instruct your attorney that when he packages a neat bundle of papers for you after the closing, that he should NOT shrink the Survey so it fits neatly in his 8 1/2 by 14 inch folder.  INSIST that he give you FULL SIZED copies of the survey, showing the true scale (generally 1"=30'), because you will need them for any future Construction Permit applications.
6. Understand the water supply and sewer situation.
   • Most of Long Hill (except the far northern portions) is served by water mains of NJ-American Water Company.  It is not required that the house be connected to "city water".  But if the house is not connected, then the private well must meet sanitary restrictions and be tested periodically.  After September, 2002, a private well must be tested before a property sale.  Read the details.  Contact the Sanitarian for further advice.
   • 88% of the housing units in Long Hill are served by the sanitary sewer system.  The usual requirement is that buildings within 200 feet of the sewer line MUST be connected. 
   • However, we now have a Sewer Ban in effect, and all proposed connections are treated as special cases.  The guidelines for special cases can be read in Resolution 02-131.  Inquire.
   • If the property has a septic system, it is subject to sanitary restrictions and inspection.  Contact the Sanitarian for details.
      
7. Our annual Property Tax bills are issued in July.  The payments made on Feb. 1 and May 1 are each 1/4 of LAST YEAR's Tax Rate.  (Multiply the assessment by .004675 to compute these first 2 quarterly payments in 2003.)  The Aug. 1 and Nov. 1 tax payments are based on the new tax rate, and the owner must make up any increase in annual taxes during those last 2 payments.  (These last 2 quarterly payments will be known after all the tax rates for 2003 are known - probably in June or July.)

   Be sure that the property taxes have been paid, and are not in arrears.  If the current owner pays his own taxes, there will be a "Paid" stamp on his copy of the current tax bill.  If the tax bill payment record is not available, then check with the Tax Collector.

   When it comes time to "pro-rate" the tax payments at the closing, be sure that the current year Tax Bill is on the table. 

   You might want to verify the 2002 assessment and 2002 property tax or the most recent sale for the property.

8. Sewer Tax bills are issued in May and are due June 30.  The Sewer Tax is based on the water consumption in the nine prior winter months.  The June 2002 Sewer Tax payment is based on water usage 10/2000-3/2001 and 10/2001-12/2001.  Read More.  It might be prudent to have your inspecting engineer check for water leaks and have them repaired, since leaks will increase both your water and sewer bills.  Don't forget to pro-rate the sewer bill at closing, along with the Property Tax.
9. If you have an inspection made by a professional engineer, have him check for evidence of any aboveground or buried tanks.  Perhaps old septic or fuel oil tanks are still on the property.  You will need to know that these tanks exist for possible safety or environmental liability issues that may arise in the future.  Have him check the "Wellhead Protection" records of the Environmental Commission at Town Hall.  If a tank is on the property, it does not have to be removed, but be advised that removal at a later date will require a Construction Permit, and the abandonment of a septic tank also requires a permit from the Board of Health.
10. Your real estate agent should confirm that the seller has the Smoke Detector Compliance Inspection and Sump Pump Compliance certificates described above for "SELLERS".  Also, you should insure that any Senior Suite has been removed, that a Certificate of Occupancy has been granted after the removal, and that your attorney is prepared to clear any restrictions in the seller's deed.
11. Inquire at the Construction Department to insure that there are no open Construction Permits for the property.  Sometimes a Construction Permit is opened, and the work may or may not be done, but a final inspection was never made and a Certificate of Occupancy was never issued.  These requests are best made by fax to 908-647-4150.
12. If you qualify for a Senior or Veteran's Deduction from your property taxes, apply for the deduction at the Tax Collector's Office.  If you own the house before October 1 and apply before December 31, you will receive the deduction in this year's taxes.  You may apply directly for either of these deductions, even if a bank makes your tax payments through an escrow account.  You only apply once.  The deduction carries automatically from year to year.
13. You must change the address on your Driver's License and car Registrations. 
    • If you are moving in-state, you have 7 days, and you can change your address on-line. 
    • If you are moving from out-of-state, you have 60 days to visit the Morristown agency and start all the paperwork.  See our Motor Vehicles page for a summary of the local contact addresses, rules and all the DMV links for registration, licenses and inspections.
    Don't forget to also notify the FAA within 30 days to change the address on your airman's certificate ONLINE.
14. Get a Library Card, so you will have books to read when you run out of things to unpack.  You will need proof that you live in the town, so bring a Driver's License.  If you are still waiting for that to arrive from Trenton, bring a gas or electric or telephone bill showing your name and new address.
15. If your house has a burgler alarm, immediately apply to the Police Department for an Alarm Permit.
16. If you plan to commute by train, apply to the Town Clerk for a Parking Permit.  Be advised that permits for Gillette station sell out in late December, so you will have use one of the other stations this year, and plan to apply early in December, for next year.
17. If you own a dog(s), immediately apply to the Town Clerk for a Dog License.  WHEN YOU PACK, be sure to locate the dog's Rabies Certificate, and keep it with your important papers.  You will need it when you apply for the Dog License.
18. Don't forget to ask about Cable TV.  We have one cable TV operator in Long Hill, but many homeowners have switched to satellite.  Be sure to ask whether the satellite antenna and equipment stay with the house, and if not, you will have to call Patriot Media and have the cable reconnected.
19. Gas, water, telephone and electric company contacts are on our Utilities Page.  You do not have to contact anyone about sewer service.
20. Check the schedule of upcoming Elections.  You must register to vote at least 29 days before the next election.  The Voter Registration form, and more details about in-county, in-state and out-of-state moves, are on the Elections page.
21. Check our Recreation pages.  Most of the programs can be joined right up to the opening day.  Two popular programs have early deadlines:
    • Little League registrations are in January
    • Summer Playground Program registration closes June 1.
22. Join the local Neighborhood Watch group.
23. You don't need to worry about special containers for Recycling.  The Garbage and Recycling schedule will be useful. 
24. Stop at Town Hall or the Library and pick up a copy of the Township Calendar.  It lists every holiday, garbage collection day, public meeting, etc.  Or just revisit the website.
25. Don't look for a Welcome Wagon.  This service is not active in Long Hill.  Often, your Neighborhood Association can help out.  Or contact the Webmaster with oddball questions.