New Jersey homeowner guide

Main water shutoff

At the meter or at the wall entry. NJ's large stock of pre-1960 homes has aging gate valves and lead service lines in some municipalities. Know your shutoff before any freeze event.

Radon: test immediately

EPA rates 7 of New Jersey's 21 counties Zone 1 (highest potential) and 11 Zone 2, particularly in Northern and Central NJ (Sussex, Morris, Warren, Hunterdon and Somerset are Zone 1; Middlesex is Zone 2). Test within 90 days of move-in. If above 4 pCi/L, mitigate.

Basement sump pump

Most NJ homes have basements. Test the sump pump quarterly and install a battery backup before hurricane season. Sandy (2012) flooded hundreds of thousands of NJ basements.

Gutter and drainage maintenance

NJ's heavy rainfall (45-50 inches per year) and dense tree cover require clean gutters. Clean twice yearly. Downspouts must extend 4+ feet from the foundation; NJ's heavy clay soils in the Piedmont pool water against foundations.

HVAC seasonal maintenance

Service in fall for heating, spring for cooling. NJ's four-season climate runs systems hard in both directions. Replace filters every 1-2 months.

Coastal and bay preparation

NJ's Atlantic coast (Shore points), Delaware Bay shore, and Raritan Bay communities face storm surge risk. Sandy's surge reached 14 feet in some areas. Know your evacuation zone (A-E), verify sump pump backup, and stock 7-day emergency supplies before June.

Roof and exterior inspection

Annual roof inspection before hurricane season. Pay particular attention to chimney flashing (NJ's older homes have many masonry chimneys) and window caulking.

Heating system service

Service your heating system (furnace, boiler, or heat pump) before the first cold snap. NJ's dense population means HVAC technicians are booked solid in October-November. Schedule in August or September.

Pipe insulation check

Inspect and insulate exposed pipes in unheated basement areas, crawl spaces, and exterior wall penetrations before November. NJ's freeze-thaw cycles can burst even modestly protected pipes.

Nor'easter supply prep

Stock 5-7 days of supplies before December. Major nor'easters in NJ deliver 18-30 inches of snow and cause 3-7 day power outages. Have backup heat available (safe propane heater or fireplace). Know your nearest warming shelter.

Ice dam prevention

NJ's frequent freeze-thaw cycles create ice dams on roofs with poor attic insulation. Maintain adequate attic insulation (R-49 minimum in NJ) and ensure soffit vents are unobstructed. Damaged attic insulation from prior water intrusion is the most common cause of ice dams.

Sub-slab depressurization

If radon tests above 4 pCi/L, install a sub-slab depressurization system. NJ has certified mitigators through NRPP. Cost is typically $800-1,500 and reduces levels by 80-99%.

Flood insurance

NJ has more than 100,000 NFIP policies, among the most of any state. Coastal, bay, and river communities need flood insurance. Sandy demonstrated that even areas outside mapped flood zones can flood. Standard homeowners insurance does not cover flooding.

Basement waterproofing

NJ's high-rainfall, high-water-table environment makes basement waterproofing a common necessity. Interior French drain systems and battery backup sump pumps are the most reliable approach for NJ's conditions.

Sandy-scale planning

Sandy produced 13-14 foot storm surge along the Jersey Shore and flooded the NYC subway system. NJ evacuation zones (A-E) are designed around this event. Zone A must evacuate at mandatory orders; barrier island evacuations require 24-36 hours lead time.

Multi-day supply planning

Stock 7 days of water, food, medications, and battery power before November. NJ's dense population means stores empty in 24 hours before forecast nor'easters. Shop early.

Shut off and drain

Main water off at the meter. Open all faucets. Photograph all damage. After a NJ ice event or freeze, plumber wait times are 48-72 hours statewide.

Sump pump overflow and storm surge flooding

Do not enter if electrical equipment is submerged. Call JCP&L (1-888-544-4877), PSE&G (1-800-436-7734), or Atlantic City Electric (1-800-833-7476) to disconnect at the meter. Deploy backup pump. Sandy demonstrated: if water rises faster than the pump can handle, get out and wait for the water to recede.

Extended nor'easter and hurricane outages

NJ has experienced 7-10 day outages after major storms. PSE&G: 1-800-436-7734. JCP&L: 1-888-544-4877. Atlantic City Electric: 1-800-833-7476. Generators outside only, 20 feet from windows. Carbon monoxide kills in NJ every major storm.

Evacuate and call from outside

Rotten egg smell: everyone out. Leave door open. Call 911. PSE&G: 1-800-880-7734. NJ Natural Gas: 1-800-427-5325. South Jersey Gas: 1-800-641-8089. Do not re-enter until cleared.

Two exits including upper floors

NJ townhomes, rowhouses, and multi-story single-family homes require escape plans from upper floors. Keep a portable escape ladder accessible on floors above the ground. Designate a specific meeting place outside. Crawl under smoke. Call 911. Never re-enter.