TOMS RIVER — Proposed state regulations from Governor Phil Murphy’s administration are drawing sharp criticism across the Jersey Shore, where local officials and residents say the measures could drive up costs, suppress property values, and cripple coastal economies.
The new rules would raise elevation requirements to 15 feet in flood-prone zones, expand designated flood hazard areas, and impose new “no-build zones” on parts of New Jersey’s barrier islands. If adopted, critics say, the regulations would restrict rebuilding after storms and sharply limit development in several communities along the coast.
“These changes would be devastating for our local economy, eroding tax revenue and making it harder for Ocean County residents to live and invest in the communities they love,” one public statement reads.
Under the proposal, homes and businesses in designated areas would face significantly higher construction costs to meet the new elevation standards. Insurance premiums could also increase, even for properties that have never experienced flooding, as expanded flood maps trigger new coverage requirements.
The rules would impact dozens of municipalities along the Shore, where many neighborhoods sit well below the proposed elevation threshold. Local officials warn that blanket restrictions on rebuilding could leave storm-damaged properties in limbo, with no legal path to recovery for homeowners.
Supporters of the regulations say the changes are necessary to prepare for rising sea levels and climate-driven storm surges. But opponents argue the state’s approach lacks flexibility and fails to account for local conditions, putting working families, retirees, and small business owners at financial risk.
If enacted, the regulations would likely affect new construction, major renovations, and rebuilding permits in expanded flood zones—potentially covering wide swaths of Ocean, Atlantic, and Cape May counties.
The proposed rules are still under review, but opposition is mounting as municipalities prepare to challenge the state’s flood hazard policy on both economic and legal grounds.
