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Nashville, TN Building Safety: Anti-Mansionization (2026)

Some Restrictions
Compiled from the official code textEditor Martyn O'NeillLast verified September 2026

Key Facts

Height cap in overlay
2 stories / 35 feet
Coverage
Opt-in per neighborhood, not citywide
Eligible zones
RS, RS-A, R, R-A only
Created by
Metro Council ordinance, Ch. 17.40
Review step
Zoning administrator site plan approval

Summary

Metro Nashville can adopt a Two-Story Residential Overlay in single-family neighborhoods that caps new principal structures at two stories and 35 feet to curb out-of-scale rebuilds.

A. Principal Structures. Principal structures shall not exceed two stories in thirty-five feet in height as measured from the finished grade.

Source: Metro Planning DepartmentView official code

Official source re-checked September 7, 2026: no newer edition of the code had been published (publisher’s edition: Code of Ordinances: Supplement 53 | Charter: Republication 9).

Full Breakdown

Where the Metropolitan Council has established a Two-Story Residential Overlay district, principal structures are capped at two stories and thirty-five feet, measured from finished grade. The overlay is opt-in, not citywide: it's created neighborhood-by-neighborhood through the Chapter 17.40 rezoning process, with notice to nearby property owners, and only applies in single-family (RS, RS-A) and one-and-two-family (R, R-A) districts. Its stated purpose is to "maintain and reinforce the established form and character" of the area, the classic mansionization-control tool. Projects inside an adopted overlay need a final site plan approved by the zoning administrator before a permit issues.

Violations & Fines

A final site plan is required for construction inside an adopted overlay; the zoning administrator reviews it before a building permit issues, and noncompliant plans are denied or held pending revision.

Frequently Asked Questions

Does this height limit apply everywhere in Nashville?
No. It only applies inside a Two-Story Residential Overlay district that the Metropolitan Council has specifically adopted for that neighborhood, not citywide.
What's the actual height limit inside the overlay?
Principal structures can't exceed two stories or 35 feet in height, measured from finished grade, per Metro Code § 17.36.650.
How does a neighborhood get this overlay?
The planning commission reviews an application, then the Metropolitan Council adopts it as an ordinance under the Chapter 17.40 amendment procedures, with notice to nearby owners.

Sources & Official References

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All Nashville rules

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