SB 2582 prohibits Tennessee local governments from adopting or enforcing zoning changes that reduce a property's value (like restricting building height or density), directly affecting property owners whose land value decreases due to such changes. Property owners can sue for compensation equal to the lost fair market value, calculated through an independent appraisal, or seek to stop the zoning change. Exceptions include regulations needed for public health/safety (e.g., flood zones), federal compliance (like the Fair Housing Act), or preventing nuisances. The law takes effect July 1, 2026, and requires local governments to pay compensation if they fail to provide it before a property owner sues.
HB 2340 encourages Tennessee municipalities to study housing affordability and inventory by requiring them to: (1) conduct a detailed housing stock inventory, (2) assess current/future housing needs based on demographics and income gaps, and (3) create a pre-approved "pattern book" of medium-density housing designs. This pattern book would include standardized floor plans, building layouts, and streamlined permit processes for "missing middle" housing - mid-sized developments between single-family homes and large apartment buildings (under 12 units). The bill directly affects local governments and developers by aiming to make housing construction more efficient and affordable within existing neighborhoods. It does not mandate adoption but provides a framework for communities to address housing shortages through planning. The bill is currently pending committee review in the Tennessee General Assembly.
SB 2516 encourages Tennessee municipalities to study local housing needs and adopt standardized design guides for medium-density housing (such as townhouses or small apartment buildings). It requires cities to inventory housing stock, assess affordability gaps between household income and housing costs, and create "pattern books" with pre-approved designs and streamlined permitting processes. These pattern books would help developers build more housing options without altering neighborhood character by providing clear, approved layouts. The bill applies to all Tennessee cities and towns that choose to participate in these planning efforts.
SB 2131 regulates accessory dwelling units (ADUs), which are secondary housing units (like in-law suites or backyard cottages) on lots zoned for single-family or duplex homes. The bill prohibits local governments from imposing more restrictive rules on ADUs than on primary homes, such as requiring smaller sizes (minimum 850 sq ft), banning ADUs on single-family lots, mandating owner occupancy, or limiting parking. It also requires local governments to process ADU building permits within 60 days without discretionary review or extra hearings. This bill directly affects homeowners seeking to build ADUs and local governments managing zoning and building codes across Tennessee.
HB 2068 prohibits Tennessee local governments from adopting or enforcing zoning changes that reduce a property's value ("downzoning"), such as limiting building density, height, or use. Property owners affected by such changes can seek compensation based on an independent appraisal showing the loss in fair market value. Exceptions allow downzoning for health/safety protections (like flood zones), federal law compliance (e.g., ADA), or compatible zoning overlays that don’t reduce residential capacity. The law takes effect July 1, 2026, and requires local governments to pay compensation if they fail to provide it before a property owner sues.
SB 1771 would allow counties with populations under 341,500 (per 2020 census) to prohibit municipalities from enforcing zoning rules outside their city limits. If a county passes a resolution approving this, any existing zoning ordinances applied beyond municipal boundaries become invalid. The bill requires counties to adopt this resolution via majority vote, but does not apply to metropolitan counties or prevent counties/municipalities from making interlocal agreements for ongoing projects. This directly affects local governments' authority over land use planning in unincorporated areas.
SB 1685 removes a requirement that structures rebuilt on a site must follow the current zoning regulations in place when construction begins. This change allows property owners and developers to rebuild using the zoning rules that applied when the original structure was built, rather than adapting to updated regulations. The bill specifically amends Tennessee Code Annotated Sections 13-7-208(d)(1) and (i) by deleting the referenced language. It directly affects individuals and businesses seeking to reconstruct damaged or demolished properties in areas where zoning has changed since the original building was constructed. The law would take effect upon becoming enacted.
SB 1676 would have amended Tennessee zoning law by removing the requirement that rebuilt structures must conform to current zoning regulations. Instead, rebuilding would have followed the zoning rules in effect when the original structure was built, affecting property owners after losses like fire or demolition. The bill deleted specific language from two sections of Tennessee’s zoning code (TCA Title 13, Chapter 7) related to construction requirements. However, the bill was withdrawn on the day it was filed and never became law.
HB 1657 removes a requirement that structures rebuilt on a site must comply with the zoning regulations in effect when the new construction begins. This change directly affects property owners and developers rebuilding structures on existing sites, particularly in areas where zoning rules have changed since the original construction. The bill amends Tennessee Code Annotated, Title 13, Chapter 7, by deleting specific language from sections 13-7-208(d)(1) and removing subsection 13-7-208(i). The key provision allows rebuilt structures to follow the zoning rules that were in place when they were originally built, rather than current rules.
HB 2031 standardizes regulations for accessory dwelling units (ADUs) - secondary housing units like backyard cottages - across Tennessee. It directly affects homeowners in single-family or duplex zones and local governments, by prohibiting municipalities from imposing stricter rules on ADUs than on primary homes (e.g., requiring smaller sizes, banning ADUs on eligible lots, or mandating excessive parking). Key provisions include setting a minimum 850-square-foot size for ADUs, banning restrictions on ADU leasing or occupancy, and requiring local governments to approve ADU permits within 60 days without discretionary review. The bill also mandates that ADU regulations align with those for primary homes, such as setbacks and height limits, while allowing local governments to adopt more permissive standards.
