Zoning - As introduced, requires, on and after July 1, 2025, a deed of conveyance of real property to include the zoning classification of the property at the time the deed is recorded; prescribes a process by which a local zoning authority may notify a state department, agency, or officer of a local zoning violation by a business resulting in the revocation or suspension of a license, permit, or certificate of a business in violation of a local zoning ordinance, resolution, or law; prescribes the process for reinstatement or appeal, including the assessment of a reinstatement fee. - Amends TCA Title 4; Title 5; Title 6; Title 7; Title 8, Chapter 13; Title 13, Chapter 7; Title 62; Title 66 and Title 68.

114th Regular Session (2025-2026) Introduced by Lowell Russell

Requires property deeds to list zoning classifications and lets local governments report zoning violations to state agencies to revoke business licenses, with appeal and reinstatement processes.

Taken off notice for cal in s/c Cities & Counties Subcommittee of State & Local Government Committee

#zoning

Legislative bill overview

HB 1018 requires property deeds recorded after July 1, 2025 to include the property's zoning classification, and establishes a formal process for local zoning authorities to report zoning violations by businesses to state agencies, potentially triggering license/permit revocation. The bill also creates procedures for businesses to appeal suspensions or revocations and pay reinstatement fees.

Why is this important

This bill affects property transactions, business licensing, and enforcement of local zoning laws across Tennessee. It increases transparency in real estate transactions and gives local governments a direct mechanism to enforce zoning compliance through state-level licensing consequences, which could significantly impact businesses operating in non-compliant locations and future property buyers' awareness of zoning restrictions.

Potential points of contention

Due process concerns: Businesses may face state-level license consequences based on local zoning violations without clear standards for what constitutes a violation or adequate appeal rights before enforcement

Reinstatement fee burden: Additional reinstatement fees create financial penalties that could disproportionately affect small businesses and raise questions about whether fees are punitive or regulatory

Property deed complexity: Requiring zoning classification on every deed increases transaction costs and administrative burden on county clerks and title companies, with unclear benefit if zoning maps are already publicly available

State-local coordination: The bill significantly expands state authority to enforce local zoning rules, raising federalism questions about whether state agencies should police municipal code compliance