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Nashville, TN Building Setbacks & Zoning: Lot Coverage Limits (2026)

Some Restrictions

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

Key Facts

AG, RS80/R80 districts: 20% max building coverage
RS3.75 and higher-density districts: 60% max building coverage
Multifamily/nonresidential cap: 0.60–0.80 max impervious surface ratio
Hillside slopes 25%+: effective ISR drops to zero
Coverage violation penalty: $500 per day, misdemeanor

Summary

Metro Nashville caps how much of a single-family or two-family lot a house can cover, from 20% in the largest-lot AG and RS80 districts up to 60% in RS3.75 and higher-density zones.

Table 17.12.020A — SINGLE-FAMILY AND TWO-FAMILY DWELLINGS. Zoning District, Minimum Lot Area (in sq. ft.), Maximum Building Coverage: AG 5 acres 0.20 ... RS40, R40 40,000 0.25 ... RS10, R10 10,000 0.40 ... RS3.75, RS3.75-A 3,750 0.60

Source: Metro Code Title 17 — ZoningView 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

Metropolitan Code of Laws § 17.12.020, Table 17.12.020A sets maximum building coverage for single- and two-family lots by zoning district: 0.20 (20%) in AG, AR2a, RS80/R80 and RS40/R40; rising to 0.35 in RS20/R20 and RS15/R15, 0.40 in RS10/R10, 0.45 in R8/RS7.5, 0.50 in R6/RS5, and 0.60 in RS3.75 and most RM/mixed-use districts. Multifamily and nonresidential development is instead capped by a maximum impervious surface ratio (ISR) in Table 17.12.020B and 17.12.020C, ranging from 0.60 to 0.80 depending on district. On slopes of 15% or steeper, Table 17.28.030A cuts the effective ISR further, down to zero above 25% slope.

Violations & Fines

Building without a zoning compliance permit or exceeding the coverage cap is a misdemeanor plus a $500-per-day civil penalty, and Metro can triple permit fees for work started without one (Metropolitan Code of Laws §§ 17.40.610, 17.40.620).

Frequently Asked Questions

What's the maximum lot coverage for a house in Nashville?

Metro Code Table 17.12.020A sets single- and two-family building coverage by zoning district, from 20% in RS80/AG to 60% in RS3.75 and higher-density RM/mixed-use zones: look up your parcel's district for the exact cap.

Does Nashville limit lot coverage differently on hillsides?

Yes. On natural slopes of 15% or steeper, Table 17.28.030A of the Metropolitan Code reduces the effective impervious surface ratio, cutting it to zero on slopes of 25% or more.

What counts as impervious surface under Nashville's coverage rules?

Metro Code § 17.04.060 defines it as any material that substantially blocks stormwater infiltration: roofs, streets, sidewalks, and parking paved with asphalt, concrete, compacted sand or gravel all count.

Sources & Official References

[1]Metropolitan Code of Laws — Nashville and Davidson County, TN (Municode)

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