So, you decide to sell your home and the agent list the property with a detailed description, but leaves out one simple detail. That mistake could cost the seller thousands of dollars; the lot description. Not Knowing your property could be zoned for multi-family development could leave a lot of money on the table.

In short, all lot parcel numbers have a letter and number signifying the designated nature of use in a particular zone. Lot description can be found on the house deed. Descriptions are signified by letters: R-lots represent residential, C-lots represent commercial, and I-lots represent Industrial.

In today’s market these properties are enticing to investors; below are examples to help you determine where your property falls.

What Category of Zoning is your property?

• R1 (Residential, Single-Family or Two-unit low Density) District. The R1 zoning districts were created to preserve the neighborhood as single-family homes on smaller parcels. Certain lots have multiple units, but larger apartments are typically not allowed.
• R2 (Residential, Low Density) District. The R2 zoning is similar to above, ensuring that new development is similar in design to the existing structures.
• R3 (Residential, Multifamily Medium Density) District. The R3 zoning offers a wider range of development. Ranging from apartments to condominiums. The newer structures must fit the character of the neighborhood.

Local zoning laws were set into place to regulate the use of your property. Zoning ordinances may vary by city, but the main objective is to maintain uniformity of properties within certain neighborhoods. Because zoning regulations regulate the legal use of your property, it’s important to understand the correct zoning for your home.

These are a few examples of the lot descriptions on three of my properties

Duplex

The duplex falls under residential multi-family zoning category. Additional units are not permitted in this area due to the zoning guidelines within the area. I was considering turning the garage into an ADU, but before I fully committed thorough research was performed. Within Los Angeles the codes for ADU (additional dwelling units) have become extremely laxed. But, the ADU construction only applies to single-family homes. This information was new to me and forced me to change my strategy.

Several companies were willing to convert the garage without the legal permitting. However, this could cause legality problems down the road, in terms of safety and code.

The approach taken to find the zoning for this area was found online, the local city/government websites were very helpful. Once the information was retrieved, I started reaching out to licensed contractors. The contractors were very knowledgeable of the codes and regulations for different areas; so all of my questions were answered.

Triplex

The triplex zoning is located on a R-3 lot which categorizes it as a wide range of multi-family. Ranging from smaller residential to commercial size apartments. I purchased this property knowing that there was potential for growth. I’m satisfied with three units for the time being, but it’s nice to have an option of increasing the units down the road.

I found this zoning information on the deed, and observed the newer construction in the area to have an idea of what could be done with my property.

Apartment

The apartment is located on a R4 lot which offers a wide range of building options, ranging from apartments and condominiums. The apartment has 42 units with room for development.

The triplex is also an eye-catcher to investors if I ever decide to sell. That’s why it’s so important to know your property lot type prior to buying or selling.

Also, I’ve seen homeowners decide to convert their garages into added living space without the proper permitting. This causes the homeowner to be subject to tear down cost and hefty fines. If your deciding to increase living space, save yourself the headache and take a visit to your city hall. To determine if your plans for building are within code.

Search the City or Court ordinances, to find out the allowed uses for your property

Many cities have their entire zoning ordinances online, if the information needed is not found there. Taking a visit to the municipal office, or the cities attorney office can better assist you as well.

The majority of cities are structured into specific zoning sections. These sections are designated for a certain use. Finding the zoning info on your home gives you an idea of what’s allowed in your area. For example, you live in a mixed-use residential and commercial zone and plan to open a home business. If your home permits such use, then your allowed to proceed with your business venture.

Having mixed-use residential space is the first hurdle to overcome. If a home business is allowed, there may be a restriction on the type of business as well as the hours of operation.

Zoning ordinances may allow some categories of home-businesses. At times there may be some unclarity making it very difficult to gather information about your venture. In this situation its best to give a call to your local municipal planning department.

Consult your Local City Hall

Most homeowners have a general idea on the zoning within their neighborhood. Knowing the exact type of zoning will give the property owner an idea of what actions are permitted.

The simplest way to get the zoning information for your property is to visit your local zoning office or city hall. The zoning ordinance is public record, so the property owner can view his/her zoning records. The city also provides zoning maps in addition to the zoning records available for property owners.

Some communities also provide certain information online, which allows you to view your zoning information and the city’s future development plans. Other online services also allow the home owner to input their address, parcel number, and lot number, and they will provide the user with the needed information.

Finding your zoning information is not a difficult task. But if your experiencing any difficulties consult your local officials or an attorney to retrieve the information for you.

Home Association Meeting

If your home is part of a Home association, then attending a few meetings gives you the opportunity to meet the members. They will be able to guide you on your situation; helping answer any questions you may have on your home. However, if your home is part of an associations, they are typically stricter with their rules for development.

• If you haven’t purchased the property then it may be a good idea to attend a meeting. This will help you determine if you’re comfortable with the officers in charge.
• By attending a home association meeting, it will allow you to discuss any questions or concerns you may have with the officers.

Being a part of a home association gives the homeowner a different avenue for retrieving information about their property. If your’re considering buying a home in an area subject to HOA dues; be sure to check if their guidelines fit your needs.

Conclusion

Once you find the zoning info on your deed. It allows you to do further research and may open doors on development, and home-based business opportunities. If the zoning information for your home can’t be located on your deed. Using any of the three methods provided can help. Searching the city or court ordinances for info regarding your property, attending a home association meeting, and when all else fails contacting a real-estate attorney.

Once you discover your homes zoning category, get creative and come up with some ideas to increase your homes property value, or income.