Tidelands Search
Our comprehensive New Jersey Tidelands Search identifies state-owned riparian claims that may impact waterfront or formerly flowed properties in the state of NJ.
WTG’s in-depth research helps real estate professionals, attorneys, and buyers understand tidelands claims, licensing needs, and title implications.
With decades of experience, we deliver clarity on riparian rights to support confident property decisions and minimize risk.
Frequently Asked Questions
What are Tidelands, and why do they matter in New Jersey property transactions?
Tidelands, also known as riparian lands, are lands now or formerly flowed by the mean high tide of a natural waterway. In New Jersey, these lands are generally owned by the State. If a property includes or is adjacent to such lands, there may be State ownership claims, which can affect title, usage rights, property value, and the ability to develop or finance the property.
Who should order a Tidelands Search?
Real estate attorneys, title companies, lenders, and buyers should consider ordering a Tidelands Search for any property located near waterways, wetlands, bays, or coastal areas. It's especially important for waterfront and formerly flowed properties where ownership of submerged or reclaimed land could be unclear or contested.
What is a Tidelands Search?
A Tidelands Search is a professional investigation that determines whether a property is subject to State of New Jersey riparian claims. It typically involves analyzing historical tidal maps, current NJDEP tidelands data, aerial imagery, and property boundaries. The search helps identify whether a tidelands license, lease, or grant may be required or if an encumbrance may exist on title.
How do Tidelands affect title insurance and financing?
If a tidelands claim exists, it can result in a cloud on title and may prevent issuance of clean title insurance unless resolved or disclosed. Lenders may require confirmation that a tidelands claim does not impact their collateral or that any State ownership interest is addressed via a license or grant. Discovering tidelands issues late in the transaction can delay or jeopardize closing.
What is a Riparian grant, and when is it needed?
A riparian grant is a deed issued by the State of New Jersey conveying its ownership interest in tidelands to a private individual or entity. It may be necessary if a structure (such as a house, dock, or bulkhead) encroaches onto tidelands or if the buyer or lender wants to resolve an existing claim for clear title purposes. Not all claims require a grant—some may only need a lease or license.
Are Tidelands Searches required by law?
No, Tidelands Searches are not legally required, but they are strongly recommended when working with coastal or potentially tide-flowed properties. Many professionals consider them a key part of thorough due diligence, especially when financing, insuring, or developing affected properties.
What happens if a Tidelands Search reveals a State claim?
If a tidelands claim is identified, the property owner may need to apply for a tidelands instrument—such as a license, lease, or grant. These instruments authorize the use of State-owned land and help resolve ownership questions. The process may involve surveys, and legal review, depending on the scope and history of the claim
How long does a typical Tidelands Search take?
Our Tidelands Searches are typically completed and returned within 2 business days, though more complex properties may require additional time for research. WTG provides clear, map-based reports with professional interpretation, making it easier for title professionals, attorneys, lenders, and buyers to understand potential impacts on their transaction.
