HORIZONTAL PROPERTY REGIME 101
If you live in Nashville or new to the area and shopping for a home, you’ve probably seen these tall, skinny houses on what appears to be one lot, perhaps with a shared drive. These homes area called “HPRs” and are Nashville’s answer to supplying housing to the hundreds of folks moving to the city daily. Two or more homes on one lot are allowed with certain zoning.
What is a Horizontal Property Regime?
A horizontal property regime (HPR) is a zoning policy that allows you to build two new houses on one piece of land that previously had one house. Think of a HPR as the vehicle that allows a property owner to sell “units” to separate individuals while the dwellings/units are on a single piece of property. It can be as few as 2 units or as many as 100. Builders and Developers use this method mostly commonly when constructing townhomes.
Once a Master Deed is recorded, it establishes an HOA, guidelines/restrictions, and then also has an Exhibit that outlines which units are which. You still have to file the entity (HOA) with the State of Tennessee but after that the tax assessor will pick it up and establish individual tax ID numbers to each unit for tax purposes.
Each unit owner owns the land directly underneath that unit, but each unit owner would have the same equal ownership interest of the rest of the “common ground” throughout the rest of the parcel. There are times that the common ground is termed to be Limited Common Element, which allows the owner of that unit to have sole use of that limited space (essentially saying this portion is your yard) but even in that instance all the other unit owners would still have an equal ownership interest in that limited common area.
Where are HPR’s Built?
They can be built in neighborhoods with certain types of residential zoning such as areas zoned for two-family residential buildings, Multifamily, or Mixed-Use zoned properties. Horizontal properties differ from state to state.
Why Are Horizontal Property Regimes So Popular?
Year after year, more people are moving to Nashville than there are available homes. The limited supply and high demand for homes as led to the development of HPR’s. HPR’s are a great option for those who want little to no yard maintenance and sometimes in a “community-like” neighborhood. Each HPR is different so be sure you understand what you’re buying and what you, as a property owner, are responsible for maintaining. Your real estate agent and title company can help with this.