What to Do If You Get an Expiration Letter from the Pinelands Commission

“I Got an Expiration Letter from the Pinelands Commission... What Does It Mean?”

If you recently opened your mailbox and saw a letter from the New Jersey Pinelands Commission with the words “expiration” or “Certificate of Filing” in bold print, you're probably wondering:

• Is my project in trouble?
• Do I have to reapply?
• What happens if I miss the deadline?

First off - you’re not alone. We’ve heard from a lot of companies and property owners who’ve received nearly identical letters. This article (and the video above) will walk you through what’s happening, why it matters, and what to do next.

And if you're stressed because you're in this situation, reach out to one of our Pinelands experts here to review your options and next steps. Okay, let's jump in.

Table of Contents

• What That Letter Is Actually Saying (In Plain English)
• Why This Is Confusing (and Where Most People Get Stuck)
• So What Went Wrong?
• Especially Confusing: NJDEP ≠ Local Approval (in Pinelands World)
• Why You Can’t Afford to Ignore This Letter
• How RMA Helps Fix (and Prevent) This Problem
• What You Should Do Right Now

What That Letter Is Actually Saying (In Plain English)

Let’s break down what the Commission is trying to communicate, without the legalese. If you received the letter, it likely says something along these lines:

1. New Rule: Any Certificate of Filing issued after January 1, 2004 will expire after 5 years if it hasn’t been followed by a valid local approval like a township permit, planning board sign-off, or county septic approval.

2. Your Certificate Is Approaching Expiration: According to the Commission, they haven’t received any qualifying permits or approvals tied to your application.

3. If No Permit Is Submitted Before Expiration: Your Certificate will become invalid. You’ll lose your current standing, and may need to start the entire Pinelands process over.

4. They’re Giving You a Chance: The letter includes a checklist encouraging you to send in any approvals you may have obtained (just in case they missed it).

Sounds simple, right? Except... it’s not.

Why This Is Confusing (and Where Most People Get Stuck)

To really understand what’s going on, we need to revisit the 3-Step Pinelands Approval Process. For a deeper dive, check out our other article on New Jersey's Pinelands Approval Process (Explained Like a Human) here.

✅ Step 1: The Certificate of Filing

This is issued by the Pinelands Commission after they’ve reviewed your proposed project and determined it complies with the Pinelands Comprehensive Management Plan (CMP). This is NOT a green light to build. It just means you can now pursue local approvals.

At some point you received this Certificate, and the Pinelands Commission is now notifying you that it is going to expire. So you've already cleared this step!

✅ Step 2: Local or County Approval

The next step in the process is to obtain a separate local or county approval for your project, and then send it back to the Pinelands Commission. This could be:

• A township zoning board approval
• A construction or site plan permit
• A county septic or health department sign-off

Again - once you get one of those local permits, you must send it back to the Pinelands Commission. Why? Because they need to verify it aligns with the conditions in your Certificate.

You may have never gotten this approval. You may have gotten it, but you never sent it back to the Pinelands Commission. Or, you may be confusing NJDEP permits and approvals with local/county approvals (more on that in a second). In any case, this is probably where you got stuck, and why you're now receiving the expiration notice.

✅ Step 3: Final Review (aka the “No Call-Up” Letter)

Once the Commission receives your local approval, they conduct a final review. If everything checks out, they’ll issue what’s called a “No Call-Up” letter, which is essentially the final OK. At that point, you’re cleared to proceed with your development, construction, or project implementation.

If you received a letter that your Certificate of Filing is expiring, you never made it to this step (and never actually had any approval to proceed with your project in the first place)!

So What Went Wrong?

Here are the most common trip-points we're seeing where businesses got stuck before making it to step 3:

❌ You never got a local approval at all and assumed the Certificate of Filing was your final approval

❌ You got local approval, but it was never submitted back to the Commission

❌ The project only got state-level approvals (like an NJDEP permit), not local ones

❌ The local approval was submitted, but not recognized due to technicalities

And now, the Pinelands Commission - to their credit - is trying to clean up their files by giving you a heads-up before your Certificate expires. But for many property owners, the timing isn’t great, and the requirements feel murky.

Especially Confusing: NJDEP ≠ Local Approval (in Pinelands World)

One of the biggest misunderstandings we see is around DEP permits. If you’ve spent months (or years) working with the New Jersey Department of Environmental Protection (NJDEP) to get a NJPDES stormwater permit, water allocation permit, air permit, recycling approval, or something else - it’s natural to think:

“Well, that counts as approval, right?” Not to the Pinelands Commission. They do not treat DEP approvals as valid “local approvals” under their process... even if your project couldn’t legally move forward without them. To be clear, the NJDEP is an agency managed by the State of New Jersey. And the Pinelands Commission wants to see local or county approval, not state approval.

This disconnect has caused tons of projects to stall, expire, or require a re-application. And it's especially frustrating considering the hoops you probably had to jump through to get that NJDEP approval or permit.

Why You Can’t Afford to Ignore This Letter

Let's not sugarcoat it - letting your Certificate of Filing expire is a big deal and comes with real consequences. If your Certificate of Filing expires:

• You can’t get new permits or continue development
• You may have to start over from scratch, including new fees and potentially tougher standards
• You lose legal cover, which can cause problems during inspections, future sales, or challenges by regulators or third parties

And here’s something a lot of people don’t realize: if you never actually received that final approval or call-up from the Pinelands Commission and went ahead with construction, modifications, or business as usual anyway, you were already on shaky ground. Technically, you never had approval to proceed in the first place.

Up until now, you may have been able to claim ignorance of the process, but now that the Commission has formally notified you that your Certificate is expiring, that excuse goes out the window. At this point, if you continue to ignore it, you’re opening yourself up to stop-work orders, fines, or even legal action.

How RMA Helps Fix (and Prevent) This Problem

We’ve worked with hundreds of companies across the Pinelands and across New Jersey. Here’s how we help clients who’ve received a letter like this:

✅ Figure out exactly where you are in the process
✅ Track down any missing approvals and determine if they satisfy the Commission’s rules
✅ Communicate with the Commission directly and professionally
✅ Rescue expiring Certificates before the window closes
✅ Prepare a new application if starting over is the only option
✅ Speed up the path to final “no call-up” approval so you’re officially cleared

This isn’t theory for us, we’ve handled this exact situation for real clients, across industries, and we know what works.

What You Should Do Right Now

If you’ve received one of these letters (or if your Certificate is over 4 years old and you haven’t submitted local approvals) here’s what to do:

1. Find your original Certificate of Filing - check the issue date and figure out how far you are from the 5-year mark
2. Gather any permits or approvals you’ve received - township, county, DEP, etc.
3. Reach out to us - we’ll help you make sense of what’s still needed and how urgent it is

Don’t wait until the expiration date! The Commission needs time to review anything you submit. Waiting too long could cost you your spot in the process.

Environmental permitting in New Jersey (and especially in the Pinelands) is not a DIY adventure. It’s complex, technical, and time-sensitive. We’re not here to scare you. We’re here to help you get clarity, stay compliant, and move forward with confidence.