Toms River has 46,504 homes, and half of them were standing by 1978. Below: what the code asks of a replacement here, the permit, and the town’s own records.
New Roofing Costs connects homeowners with independent local roofing contractors. We do not perform roofing work.
This number connects homeowners who are planning a new roof or a full roof replacement with independent local roofing contractors. It is not for leak repairs or patch jobs. The call must come from the homeowner who decides on the roof. Calls may be recorded.
Permit
New Jersey treats a new covering on a detached one- or two-family house as ordinary maintenance: no permit, no notice (N.J.A.C. 5:23-2.7). In Toms River, 78% of homes are detached. An attached house, or work on rafters and beams, is not covered.
Source: N.J.A.C. 5:23-2.7
Layers
The state strikes the IRC reroof definitions from its code (N.J.A.C. 5:23-3.21) and leaves existing houses to the Rehabilitation Subcode, not yet checked here. 54% of Toms River’s homes were built before 1980, so get the layer count and a tear-off price in writing.
Source: N.J.A.C. 5:23-3.21
Ice barrier
Only Sussex County meets New Jersey’s 25 °F January test for a required ice barrier (N.J.A.C. 5:23-3.21; DCA Bulletin 07-3). For Toms River, ask whether the quote includes one anyway.
Source: N.J.A.C. 5:23-3.21; NJ DCA Bulletin 07-3
Checked against the code text on October 24, 2026. Everything else the state requires: roof replacement in New Jersey.
82% of the occupied homes in Toms River are lived in by their owners: 31,251 households, the people this line is for. Counting by decade, 17% before 1960, 54% before 1980 of the housing was in place, and 19% dates from 2000 on. (ACS 2020–2024.)
The housing is 78% detached houses, 5% attached single-family houses (rowhouses, twins and townhouses).
Of the 29 Ocean County municipalities on this site, Toms River has the 17th largest share of homes built before 1980: 54%, against a county range of 30% to 84%.
ZIP codes: 08735 · 08751 · 08753 · 08755
| Place | Median built | Before 1980 | Owners | Row, twin | Hail days |
|---|---|---|---|---|---|
| Toms River | 1978 | 54% | 82% | 5% | 13 |
| Island Heights | 1956 | 67% | 94% | 0% | 12 |
| Pine Beach | 1961 | 70% | 94% | 0% | 11 |
| South Toms River | 1966 | 84% | 78% | 0% | 12 |
| Beachwood | 1976 | 61% | 93% | 0% | 10 |
| Ocean Gate | 1956 | 78% | 83% | 0% | 10 |
Median built: median year the homes were built. Before 1980: share of homes built then. Owners: share of homes that are owner-occupied. Row, twin: share of homes that are rowhouses, twins or townhouses. Census ACS 2020–2024. Hail days: days with hail of 1 inch or larger within 10 miles, 2006–2025, NOAA Storm Prediction Center.
NOAA’s storm reports show 13 days since 2006 with hail of at least 1 inch inside a 10-mile circle around Toms River, topping out at 1.75 in on May 28, 2019. The most recent was April 1, 2023.
At the county level, Toms River shares Ocean County’s record of 9 storm disaster declarations since 2006, the newest DR-4614 (Remnants of Hurricane Ida, September 2021). (OpenFEMA.)
Storm reports are what observers logged, not a measure of damage to any roof. When wind or hail damage means a new roof.
Useful life is HUD’s planning figure, not a warranty. More in the guides to shingles, metal, slate and flat roofs.
| Material | HUD useful life | Fits a house like | Watch for |
|---|---|---|---|
| Asphalt shingles | 20 years | Most pitched roofs; 78% of homes here are detached | Wind class set by the design wind speed (IRC Table R905.2.4.1) |
| Metal (standing seam, panels) | 50 years | Low pitches and long runs | A complete standing-seam system may go over the old roof (R908.3.1) |
| Slate | 75 years | Older and historic houses | Can’t be roofed over; check the framing for the weight |
| Flat roof: EPDM or TPO | 15 years | Additions and porch roofs | Where the roof meets a wall or parapet |
Any business offering home improvements in Toms River must be registered with the New Jersey Division of Consumer Affairs, with the number on its contracts and ads (N.J.S.A. 56:8-138, 56:8-144); 47,473 registrations were active in October 2026.
Contracts, deposits and the right to cancel: checking a roofing contractor. What moves the price: new roof cost in New Jersey.
No permit for a detached house. New Jersey treats a new covering on a detached one- or two-family house as ordinary maintenance: no permit, no notice (N.J.A.C. 5:23-2.7). In Toms River, 78% of homes are detached. An attached house, or work on rafters and beams, is not covered.
By the Census Bureau’s American Community Survey (2020–2024), the median home in Toms River was built in 1978, 54% of homes were built before 1980, 82% are owner-occupied.
Hail of 1 inch or larger was reported on 13 days within 10 miles of Toms River from 2006 through 2025 (NOAA Storm Prediction Center). A report means hail fell nearby, not that a roof was damaged.
Any business offering home improvements in Toms River must be registered with the New Jersey Division of Consumer Affairs, with the number on its contracts and ads (N.J.S.A. 56:8-138, 56:8-144); 47,473 registrations were active in October 2026.
The full list: before you call.
Checked October 24, 2026. Laws and code editions change; the date says when these were last read at the source.