Tennessee House Bill HB1018

Tennessee 2025-2026 Regular Session

• Introduced: 2/5/25
• Refer: 2/10/25

Caption

AN ACT to amend Tennessee Code Annotated, Title 4; Title 5; Title 6; Title 7; Title 8, Chapter 13; Title 13, Chapter 7; Title 62; Title 66 and Title 68, relative to zoning.

Summary

HB1018 creates a state-level enforcement mechanism tied to local zoning compliance. If a local zoning authority notifies a state department, agency, or officer that a private business is violating a zoning ordinance, resolution, or other local land-use law, the state official may suspend or revoke the business’s license, permit, or certificate needed to operate. The notice must be supported by documentation, and it must be sent within 30 days of the license’s issuance or renewal. The bill also requires notice to the business, provides for reinstatement once the business comes back into compliance, and allows the business to appeal under the Uniform Administrative Procedures Act. The bill further authorizes an additional reinstatement fee in some cases. If the state agency determines the business was not in compliance when the zoning notice was received, it may charge a fee up to the original cost of the license or permit. If the business was actually in compliance when the notice was received, the local zoning authority may be required to pay that reinstatement fee. The bill defines “local government” and “zoning authority” for purposes of this enforcement process. HB1018 also amends the deed-recording statute. Beginning July 1, 2025, a register of deeds may not record a deed of conveyance unless the property’s zoning classification at the time of recording is included in the deed record. The required zoning information must also carry a disclaimer stating that zoning can change later at the discretion of the local zoning authority. The bill’s impact would be to strengthen the practical consequences of zoning violations by linking local zoning enforcement to state licensing and permitting. It would affect businesses operating in Tennessee, state agencies that issue licenses or permits, local zoning boards, and registers of deeds. It would also add a new compliance-related condition to real property deed recording, increasing the visibility of zoning status in land transactions. Overall sentiment is difficult to gauge from the provided materials because there are no committee transcripts or recorded votes. Based on the bill’s structure, it appears designed to support local zoning enforcement and improve disclosure of zoning status, but it could also be viewed as burdensome by businesses and property owners because it creates a pathway for state license suspension and additional fees tied to local zoning disputes.

Impact

HB1018 would amend multiple titles of the Tennessee Code to create a new state enforcement tool for local zoning compliance and to require zoning classification information in recorded deeds. It would authorize state licensing officials to suspend or revoke business licenses, permits, or certificates when a local zoning authority provides timely, documented notice of a zoning violation, and it would establish reinstatement procedures, appeal rights, and possible reinstatement fees. It would also change deed-recording requirements beginning July 1, 2025, by prohibiting recording unless the property’s zoning classification is included with a disclaimer. The bill would directly affect private businesses, local zoning authorities, state licensing agencies, and registers of deeds.

Sentiment

No committee discussion or vote history was provided, so there is no direct record of legislative debate or formal support/opposition in the materials. The bill appears policy-driven toward stronger zoning enforcement and transparency, which may appeal to local governments and zoning officials. At the same time, the licensing penalties and fee-shifting provisions suggest potential concern from business owners, developers, and property-rights stakeholders who could view the measure as increasing regulatory risk.

Contention

The main point of contention is likely the bill’s use of state licensing power to enforce local zoning rules. Supporters would likely argue this gives local governments a meaningful enforcement mechanism and discourages businesses from ignoring zoning requirements. Opponents may object that it allows state agencies to suspend business operations based on local zoning disputes, potentially before those disputes are fully resolved, and that it could impose reinstatement fees or shift costs to local zoning authorities. Another likely issue is the deed-recording requirement, which may be seen as improving disclosure by some and as adding administrative burden by others.