Land Use and Zoning

The local rules that decide what can be built where, and the variances, special permits, rezonings and appeals an owner uses when the rules stand in the way.

Looking for a lawyer rather than a definition? Skip to the state-by-state list of Land Use & Zoning law firms.

What it means

Zoning is the local government's division of land into districts with rules on what each parcel may be used for (residential, commercial, industrial, mixed), how large and tall buildings may be, how far they must sit from property lines, how many homes an acre may hold and how much parking is required. The Supreme Court upheld comprehensive zoning as a valid exercise of the police power in Village of Euclid v. Ambler Realty Co., and every state has since authorized its cities and counties to zone through an enabling act. The zoning ordinance and map are adopted by the local legislative body, usually guided by a comprehensive or general plan, and administered by a planning department, a planning commission and a board of zoning appeals or adjustment.

An owner whose plans do not fit the rules has several routes. A variance is permission to depart from a dimensional rule (a setback, height or lot-size requirement) because of a hardship peculiar to the land; use variances are harder to get and barred in some states. A special or conditional use permit allows a use the ordinance lists as permitted only with review and conditions. A rezoning changes the district itself and is a legislative act, which courts review more deferentially, while a variance or permit decision is quasi-judicial and must rest on findings and evidence in the record. A nonconforming use, one that was lawful before the ordinance changed, may generally continue but not expand, and may be lost by abandonment. Appeals usually run from the staff to the board of appeals and then to court on a short deadline, and a neighbor with standing can appeal an approval just as an owner can appeal a denial.

Several federal and state limits sit above the local rules. A regulation that goes too far is a taking requiring compensation (see eminent domain), and a permit condition that demands land or money must be related and roughly proportional to the project's impact (Nollan, Dolan, Koontz, Sheetz). The Fair Housing Act bars zoning that discriminates against protected classes and requires reasonable accommodation for group homes for people with disabilities (see fair housing). The Religious Land Use and Institutionalized Persons Act protects religious assemblies (see RLUIPA), and the Telecommunications Act limits local control over wireless towers. Many states have also passed laws preempting local bans on accessory dwelling units or requiring localities to permit more housing. Private restrictions, such as covenants and easements, operate alongside zoning and can be stricter than it.

Where this comes from

When people hire a lawyer for this

Land use work is local: hire a lawyer who appears before the planning commission and board of appeals in that city or county and knows its ordinance, staff and deadlines. Involve them before you buy or sign a lease that depends on a use being allowed, and before the public hearing rather than after a denial, because the record made at the hearing is what a court will review. Appeal deadlines are short and strictly enforced. Neighbors opposing a project should likewise get advice before the hearing, since objections not raised there can be waived.

Worried about the cost? A lawyer can be hired for one part of a case only (limited-scope representation), may be paid from what a claim recovers (contingency fee), or may be free through a pro bono program or legal aid; a court can also waive its own filing fees.

Find Land Use & Zoning law firms in your state

Choose your state to see Land Use & Zoning law firms in the city where we list the most; your city may be under “other cities”, A to Z. A state marked “Real Estate” has no Land Use & Zoning listing yet and opens the broader page.

• Alabama (Birmingham)
  +1 other city

  • Montgomery
• Alaska (Anchorage)
• Arizona (Chandler)
  +6 other cities

  • Gilbert
  • Glendale
  • Mesa
  • Phoenix
  • Scottsdale
  • Tucson
• Arkansas (Little Rock)
• California (Sacramento)
  +19 other cities

  • Anaheim
  • Bakersfield
  • Chula Vista
  • Fontana
  • Fremont
  • Fresno
  • Irvine
  • Modesto
  • Oakland
  • San Francisco
  • San Jose
  • Stockton
  • and 7 more with fewer listed firms
• Colorado (Aurora)
  +2 other cities

  • Colorado Springs
  • Denver
• Connecticut (Bridgeport)
• Delaware (Wilmington)
• District of Columbia (Washington)
• Florida (Hialeah)
  +5 other cities

  • Jacksonville
  • Miami
  • Orlando
  • St Petersburg
  • Tampa
• Georgia (Atlanta)
• Hawaii (Honolulu)
• Idaho (Boise)
• Illinois (Chicago)
• Indiana (Fort Wayne)
  +1 other city

  • Indianapolis
• Iowa (Des Moines)
• Kansas (Wichita)
• Kentucky (Lexington)
  +1 other city

  • Louisville
• Louisiana (Baton Rouge)
  +2 other cities

  • New Orleans
  • Shreveport
• Maine (Portland)
• Maryland (Baltimore)
• Massachusetts (Boston)
• Michigan (Detroit)
• Minnesota (Minneapolis)
  +1 other city

  • Saint Paul
• Mississippi (Jackson)
• Missouri (Kansas City)
  +1 other city

  • St. Louis
• Montana (Billings, Real Estate)
• Nebraska (Lincoln)
  +1 other city

  • Omaha
• Nevada (Henderson)
  +2 other cities

  • Las Vegas
  • North Las Vegas
• New Hampshire (Manchester)
• New Jersey (Jersey City)
  +1 other city

  • Newark
• New Mexico (Albuquerque)
• New York (Buffalo)
  +2 other cities

  • New York City
  • Rochester
• North Carolina (Charlotte)
  +5 other cities

  • Durham
  • Fayetteville
  • Greensboro
  • Raleigh
  • Winston-Salem
• North Dakota (Fargo, Real Estate)
• Ohio (Cincinnati)
  +3 other cities

  • Cleveland
  • Columbus
  • Toledo
• Oklahoma (Oklahoma City)
  +1 other city

  • Tulsa
• Oregon (Portland)
• Pennsylvania (Philadelphia)
  +1 other city

  • Pittsburgh
• Rhode Island (Providence)
• South Carolina (Columbia)
• South Dakota (Sioux Falls)
• Tennessee (Memphis)
  +1 other city

  • Nashville
• Texas (Austin)
  +12 other cities

  • Arlington
  • Corpus Christi
  • Dallas
  • El Paso
  • Fort Worth
  • Garland
  • Houston
  • Irving
  • Laredo
  • Lubbock
  • Plano
  • San Antonio
• Utah (Salt Lake City)
• Vermont (Burlington)
• Virginia (Chesapeake)
  +3 other cities

  • Norfolk
  • Richmond
  • Virginia Beach
• Washington (Seattle)
  +1 other city

  • Tacoma
• West Virginia (Charleston)
• Wisconsin (Madison)
  +1 other city

  • Milwaukee
• Wyoming (Cheyenne)

Related terms

Other entries in the same area of law, each written from the same primary sources.

• Adverse PossessionThe doctrine by which a person who occupies land they do not own, openly and continuously for the period the state sets, becomes its owner - the elements, the "color of title" and tax-payment variations, and why it decides fence and driveway disputes far more often than it transfers whole parcels.
• Boundary Line DisputeHow property lines are established, why fences and old surveys so often disagree with the deed, the doctrines that can move a boundary, and how disputes are resolved.
• Breaking a LeaseWhat a tenant owes when leaving before a fixed-term lease ends, the landlord's duty in most states to re-rent, and the situations in which the law lets a tenant end a lease early.
• Construction Defect ClaimsAn owner's or association's claim against a builder, developer, contractor or design professional for defects in how a home or building was designed or built.
• Deed Types: Warranty, Special Warranty and QuitclaimWhat the different forms of deed promise about the title they convey - the general warranty deed's guarantee against every defect, the special warranty deed's narrower one, and the quitclaim deed's none - and what each is used for.
• EasementA legal right to use someone else's land for a defined purpose, without owning it.
• Eminent Domain (Condemnation and Just Compensation)The government's power to take private property for public use, which the Constitution allows only with just compensation, and the owner's rights when it does.
• Eviction (Unlawful Detainer)The court process a landlord must use to make a tenant leave - and in most states, the only lawful way to do it.
• Foreclosure (Judicial and Non-Judicial)The process by which a mortgage lender takes and sells a home after default - the court-supervised route some states require and the trustee's sale others permit, the federal servicing rules that must be followed first, the loss-mitigation alternatives, and what the borrower can still owe or reclaim after the sale.
• HOA Covenants and Assessment LiensThe recorded restrictions that bind every owner in a planned community or condominium, the association that enforces them, and the assessment lien that lets it foreclose on a home for unpaid dues - what the documents control, how they are amended and enforced, and the limits the states have placed on association power.
• Homeowners Insurance ClaimHow a property loss claim actually works - what the policy covers, the duties it imposes on you, and where claims most often fail.
• Implied Warranty of HabitabilityA landlord's obligation to keep a rented home fit to live in - one the lease usually cannot sign away.
• Loan Modification and Foreclosure AlternativesThe options a homeowner behind on a mortgage can ask the servicer for - forbearance, repayment plans, loan modification, short sale and deed in lieu - and the federal rules on how servicers must handle the request.
• Mechanic's Lien (Construction Lien)The statutory lien a contractor, subcontractor, supplier or laborer may record against a property for unpaid work or materials - the preliminary notices and filing deadlines that make or break it, why an owner who paid the general contractor can still face a subcontractor's lien, and how the lien is enforced or released.
• Private Nuisance (Neighbor Disputes)When a neighbor's noise, smoke, odors, light, water or trees become a legal wrong, how courts weigh the harm, and what remedies are available.
• Purchase Contract ContingenciesThe conditions in a home-purchase agreement that let a buyer walk away with the deposit - inspection, financing, appraisal, sale of the buyer's current home, title - how each is exercised and waived, and what happens to the earnest money when the deal fails.
• Quiet Title ActionThe lawsuit that asks a court to declare who owns a property and to remove a competing claim from the record - used to clear an old mortgage never released, a break in the chain of title, a tax-sale or adverse-possession claim, or a deed that should never have been recorded.
• Security DepositMoney a tenant leaves with a landlord against damage or unpaid rent - held under state rules that usually require an itemized accounting within a fixed period after move-out.
• Seller Disclosure DutiesWhat a seller of a home must tell a buyer about the property - known material defects, water intrusion, structural and system problems, and under federal law lead-based paint - the state disclosure forms, the "as is" sale, and what a buyer can do when a problem was concealed.
• Title Search and Title InsuranceThe examination of public records that establishes who owns a property and what claims stand against it, and the insurance policy that pays if that examination missed something - who is protected by the lender's policy, who by the owner's, and what neither covers.
• Transfer-on-Death DeedA recorded deed that leaves a house to someone at death while changing nothing during life - available in many states, and not all.

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