Thinking about buying a preserved farm in Chester so you can host weddings or other special events? Preserved farms are incredible places to live and work, but they come with clear rules that protect agriculture first. In this guide, you’ll learn what preservation means, who to contact locally, what to check in the deed, and the current limits for events. Let’s dive in.
What “preserved” means in New Jersey
Preserved farmland in New Jersey is protected by a deed of easement that limits nonagricultural development forever. The State Agriculture Development Committee (SADC) oversees the program, and county boards implement it locally. You will work with the recorded easement holder for any approvals after purchase. You can review state program basics on the SADC’s Farmland Preservation pages for grounding and definitions (SADC overview and forms).
The deed controls your use
The deed of development restriction is your rulebook. It defines permitted agricultural uses, any exception areas, and limits on nonagricultural development. It also identifies the easement holder, which may be the SADC, Morris County, or a nonprofit. Always read the recorded deed for the exact language before you make an offer.
Practical checks before you buy
Confirm who holds the easement and whether there are any exception areas or reserved dwelling rights. Verify which block and lot numbers are preserved and whether all preserved acres are contiguous. Ask for any prior approvals, monitoring reports, or enforcement history from the easement holder and the county board.
Tax and assessment basics
Most preserved farms rely on farmland assessment, which requires meeting production and filing thresholds. Ask the assessor about current FA‑1 filings and potential rollback exposure if the use changes. You can review the statewide rules and forms through the New Jersey Division of Taxation (Farmland Assessment guidance).
Can you host events on a preserved farm?
New Jersey law authorizes limited special occasion events, such as weddings and milestone celebrations, on preserved farms that meet qualifications. The statute sets numeric limits and process steps that keep agriculture primary. Knowing these guardrails up front will save you time and cost.
Eligibility and annual limits
Your preserved property must include a commercial farm that produces at least $10,000 in agricultural or horticultural products annually. You may hold up to 26 special occasion events per calendar year, and only six events may have 250 or more guests at one time. A farm cannot hold more than one event with over 100 guests on the same calendar day. Certain nonprofit events under 100 guests may be excluded from the count. Review the statutory details to plan your schedule confidently (SOE statute highlights).
Where events can occur and for how long
The total “occupied area” used for events each year must be the lesser of 10 acres or 10 percent of your preserved acreage. Occupied area includes tents, structures used for the event, parking, and necessary infrastructure. A single event may run for up to two consecutive calendar days if marketed as one event.
Structures, utilities, and safety
You cannot build new permanent structures for the purpose of holding events, and permanent structures built fewer than five years before your application cannot be used for events. Seasonal temporary structures such as tents and canopies are allowed from April 1 through November 30 and must meet the Uniform Construction Code and Uniform Fire Code. Gas and sewer extensions for events are not allowed, although electric and water may be extended. Local building and fire officials handle permits for temporary structures and safety compliance; see the state code reference for when construction permits are required (UCC permit thresholds).
Who to contact in Chester
Easement holder and Morris County CADB
Start with the easement holder listed in the deed, since you must obtain written approval before holding events. In Morris County, the County Agriculture Development Board (CADB) administers the program locally and can guide you on post‑preservation requests and resale matters (Morris County CADB).
Borough or Township zoning offices
Chester Borough and Chester Township are separate municipalities with their own zoning and permitting processes. Identify where the farm sits, then contact the correct office for questions on accessory uses, parking, driveways, noise, and any municipal application that may be required. Start here for contacts and procedures: Chester Borough Zoning Department and Chester Township Zoning and Planning.
Health and fire permits
Temporary food vendors and caterers must meet local health permitting, and large tents or temporary structures require fire and construction reviews. Coordinate early with the county health department and local fire officials to confirm submittal timelines, inspections, and seasonal rules (Morris County Division of Public Health).
Buyer due diligence checklist
Use this step‑by‑step plan if events are part of your vision.
- Get the full recorded deed of easement. Confirm permitted uses, exception areas, any reserved dwelling sites, and who holds the easement. Ask for any prior approvals or monitoring reports.
- Verify the preserved boundary. Confirm block and lot numbers with the assessor and county board, and make sure you understand which acres are preserved.
- Confirm commercial farm status. Ask the seller for FA‑1 filings and sales documentation to support the $10,000 production threshold. The SADC sample application lists typical documentation you may need (SADC sample SOE application).
- Check local rules. Speak with the correct municipal zoning office about parking, noise, and driveway access. Ask whether a municipal application is needed. If required, the fee is capped at $50 under state law.
- Map your occupied area. Draft a simple site plan showing event locations, parking, access for emergency vehicles, and waste collection within the 10 percent or 10‑acre cap.
- Coordinate safety and health. Confirm tent sizes, anchoring, electrical plans, and inspection requirements with the fire and building officials. Ask the health department about temporary food permits and sanitation.
After you buy: approvals and timeline
- Apply to the easement holder before holding any event. The grantee will use an application process, and one annual approval can cover your calendar of events. If the grantee does not act within 90 days of a complete submission, approval is deemed granted by statute. Use the state’s sample as your blueprint for what to include (SADC sample SOE application).
- File any municipal application if your municipality requires one. Municipalities may only request limited information to address parking, traffic, public safety, and resources, and the fee is capped at $50.
- Secure permits and insurance. Obtain tent, fire, and health permits as needed. Maintain general liability coverage, and liquor liability coverage if alcohol is served, in line with venue and permit requirements.
Common pitfalls to avoid
- Skipping the deed review or not confirming the easement holder, which can delay approvals.
- Overestimating guest counts relative to parking, access, or the occupied‑area cap.
- Building or repurposing permanent structures for events that cannot legally be used.
- Planning off‑season tents, which are allowed only April 1 through November 30.
- Missing farmland assessment filings or underestimating the $10,000 production threshold.
Ready to explore preserved farms in Chester?
If a preserved farm is on your wishlist, thoughtful planning will make all the difference. You will need a clear view of the deed, event limits, and local contacts before you write an offer. For calm, consultative guidance and a shortlist of properties that fit your goals, connect with Megan Bonanno, Broker Associate.
FAQs
What is a preserved farm in New Jersey?
- It is farmland protected by a deed of easement that limits nonagricultural development and requires future owners to follow the easement’s terms.
How many weddings or events can I host each year?
- Up to 26 special occasion events annually, with only six at 250 or more guests, and no more than one event over 100 guests per calendar day.
Can I build a new event barn on a preserved farm?
- No, new permanent structures for events are not allowed, and permanent structures built fewer than five years before your application cannot be used for events.
Do I need municipal permits in Chester for farm events?
- Likely yes for tents, safety, and health, and possibly a simple municipal application addressing parking and traffic, with a fee capped at $50 if required.
What proves my farm is eligible for events?
- You must operate a commercial farm on the preserved property that produces at least $10,000 in agricultural or horticultural products annually, and you must obtain written approval from the easement holder before hosting events.
