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SB1771 • 2026

Zoning

AN ACT to amend Tennessee Code Annotated, Title 5; Title 6; Title 7 and Title 13, relative to zoning outside of municipal boundaries.

Land
Active

The official status still shows this bill as active or still awaiting another formal step.

Sponsor
Lowe, Hicks T
Last action
2026-05-27
Official status
Effective date(s) 05/22/2026
Effective date
Not listed

Plain English Breakdown

Using official source text because the generated explanation was unavailable or could not be confirmed against the official bill text.

Zoning

Effective upon the adoption of a resolution by a majority vote of the county legislative body, this bill prohibits a municipality or regional planning commission from adopting a zoning plan, ordinance, rule, or regional zoning ordinance that exercises ju risdiction over zoning, including development, infrastructure, or land use, outside of the boundaries of a municipality.

What This Bill Does

  • Effective upon the adoption of a resolution by a majority vote of the county legislative body, this bill prohibits a municipality or regional planning commission from adopting a zoning plan, ordinance, rule, or regional zoning ordinance that exercises ju risdiction over zoning, including development, infrastructure, or land use, outside of the boundaries of a municipality.
  • Upon adoption of the resolution, an existing zoning plan, ordinance, rule, or regional zoning ordinance that exercises jurisdiction o ve r zoning outside of the boundaries of a municipality is void and unenforceable.
  • INTERLOCAL OR OTHER AGREEMENT This bill authorizes the county and municipality to enter into an interlocal or other agreement for the completion of, or for the process of winding down, development, infrastructure, or land use obligations in progress prior to the adoption of such reso lution.
  • A developer may be a party to such an agreement with the consent of the county and municipal governing bodies.

Limits and Unknowns

  • This entry is temporarily using official source text because the generated explanation could not be confirmed against the official bill text during the last sync.

Amendments

These notes stay tied to the official amendment files and metadata from the legislature.

Amendment 1-0 to HB1720

Plain English: House Finance, Ways, and Means 1 Amendment No.

  • House Finance, Ways, and Means 1 Amendment No.
  • 1 to HB1720 Hicks G Signature of Sponsor AMEND Senate Bill No.
  • 1771 House Bill No.
  • 1720* HA1235 015729 - 1 - by deleting SECTION 1 and substituting: SECTION 1.
Amendment 1-0 to SB1771

Plain English: Senate State and Local Government 1 Amendment No.

  • Senate State and Local Government 1 Amendment No.
  • 1 to SB1771 Briggs Signature of Sponsor AMEND Senate Bill No.
  • 1771 House Bill No.
  • 1720* SA0953 015729 - 1 - by deleting SECTION 1 and substituting: SECTION 1.

Bill History

  1. 2026-05-27 Tennessee General Assembly

    Effective date(s) 05/22/2026

  2. 2026-05-27 Tennessee General Assembly

    Pub. Ch. 1090

  3. 2026-05-27 Tennessee General Assembly

    Comp. became Pub. Ch. 1090

  4. 2026-05-22 Tennessee General Assembly

    Signed by Governor.

  5. 2026-05-11 Tennessee General Assembly

    Transmitted to Governor for action.

  6. 2026-05-07 Tennessee General Assembly

    Signed by H. Speaker

  7. 2026-04-30 Tennessee General Assembly

    Signed by Senate Speaker

  8. 2026-04-30 Tennessee General Assembly

    Enrolled and ready for signatures

  9. 2026-04-22 Tennessee General Assembly

    Passed H., Ayes 77, Nays 15, PNV 1

  10. 2026-04-22 Tennessee General Assembly

    Am. withdrawn. (Amendment 1 - HA1235)

  11. 2026-04-22 Tennessee General Assembly

    Subst. for comp. HB.

  12. 2026-04-22 Tennessee General Assembly

    Sponsor(s) Added.

  13. 2026-04-22 Tennessee General Assembly

    Comp. SB subst.

  14. 2026-04-21 Tennessee General Assembly

    Engrossed; ready for transmission to House

  15. 2026-04-21 Tennessee General Assembly

    Passed Senate as amended, Ayes 25, Nays 6

  16. 2026-04-21 Tennessee General Assembly

    Senate adopted Amendment (Amendment 1 - SA0953)

  17. 2026-04-20 Tennessee General Assembly

    Placed on Senate Regular Calendar for 4/21/2026

  18. 2026-04-20 Tennessee General Assembly

    Senate Reset on calendar for 4/21/2026

  19. 2026-04-20 Tennessee General Assembly

    H. Placed on Regular Calendar for 4/21/2026

  20. 2026-04-20 Tennessee General Assembly

    Sponsor(s) Added.

  21. 2026-04-20 Tennessee General Assembly

    Placed on cal. Calendar & Rules Committee for 4/20/2026

  22. 2026-04-20 Tennessee General Assembly

    Rec. for pass. if am., ref. to Calendar & Rules Committee

  23. 2026-04-20 Tennessee General Assembly

    Placed on cal. Finance, Ways, and Means Committee for 4/20/2026

  24. 2026-04-20 Tennessee General Assembly

    Rec for pass if am by s/c ref. to Finance, Ways, and Means Committee

  25. 2026-04-17 Tennessee General Assembly

    Sponsor(s) Added.

  26. 2026-04-17 Tennessee General Assembly

    Placed on Senate Regular Calendar for 4/20/2026

  27. 2026-04-17 Tennessee General Assembly

    Placed on Senate Regular Calendar for 4/20/2026

  28. 2026-04-16 Tennessee General Assembly

    Placed on s/c cal Finance, Ways, and Means Subcommittee for 4/20/2026

  29. 2026-04-15 Tennessee General Assembly

    Action Def. in s/c Finance, Ways, and Means Subcommittee to Next Calendar

  30. 2026-04-15 Tennessee General Assembly

    Placed on s/c cal Finance, Ways, and Means Subcommittee for 4/15/2026

  31. 2026-04-14 Tennessee General Assembly

    Sponsor(s) Added.

  32. 2026-04-14 Tennessee General Assembly

    Senate Reset on calendar for 4/20/2026

  33. 2026-04-10 Tennessee General Assembly

    Placed on Senate Regular Calendar for 4/14/2026

  34. 2026-04-08 Tennessee General Assembly

    Placed on s/c cal Finance, Ways, and Means Subcommittee for 4/14/2026

  35. 2026-03-31 Tennessee General Assembly

    Recommended for passage with amendment/s, refer to Senate Calendar Committee Ayes 8, Nays 0 PNV 0

  36. 2026-03-30 Tennessee General Assembly

    Placed on Senate State and Local Government Committee calendar for 3/31/2026

  37. 2026-03-25 Tennessee General Assembly

    Placed on Senate State and Local Government Committee calendar for 3/31/2026

  38. 2026-03-25 Tennessee General Assembly

    Action deferred in Senate State and Local Government Committee to 3/31/2026

  39. 2026-03-25 Tennessee General Assembly

    Placed on Senate State and Local Government Committee calendar for 3/25/2026

  40. 2026-03-24 Tennessee General Assembly

    Placed on Senate State and Local Government Committee calendar for 3/25/2026

  41. 2026-03-24 Tennessee General Assembly

    Action deferred in Senate State and Local Government Committee to 3/25/2026

  42. 2026-03-18 Tennessee General Assembly

    Placed on Senate State and Local Government Committee calendar for 3/24/2026

  43. 2026-03-18 Tennessee General Assembly

    Placed behind the budget

  44. 2026-03-17 Tennessee General Assembly

    Action deferred in Senate State and Local Government Committee to 3/24/2026

  45. 2026-03-11 Tennessee General Assembly

    Placed on Senate State and Local Government Committee calendar for 3/17/2026

  46. 2026-03-11 Tennessee General Assembly

    Placed on s/c cal Finance, Ways, and Means Subcommittee for 3/18/2026

  47. 2026-03-11 Tennessee General Assembly

    Action Def. in s/c Finance, Ways, and Means Subcommittee to 3/18/2026

  48. 2026-03-10 Tennessee General Assembly

    Action deferred in Senate State and Local Government Committee to 3/17/2026

  49. 2026-03-04 Tennessee General Assembly

    Placed on s/c cal Finance, Ways, and Means Subcommittee for 3/11/2026

  50. 2026-03-04 Tennessee General Assembly

    Action Def. in s/c Finance, Ways, and Means Subcommittee to 3/11/2026

  51. 2026-03-03 Tennessee General Assembly

    Placed on Senate State and Local Government Committee calendar for 3/10/2026

  52. 2026-02-25 Tennessee General Assembly

    Placed on s/c cal Finance, Ways, and Means Subcommittee for 3/4/2026

  53. 2026-02-24 Tennessee General Assembly

    Sponsor change.

  54. 2026-02-20 Tennessee General Assembly

    Sponsor change.

  55. 2026-02-18 Tennessee General Assembly

    Assigned to s/c Finance, Ways, and Means Subcommittee

  56. 2026-02-18 Tennessee General Assembly

    Rec. for pass; ref to Finance, Ways, and Means Committee

  57. 2026-02-12 Tennessee General Assembly

    Sponsor(s) Added.

  58. 2026-02-11 Tennessee General Assembly

    Placed on cal. State & Local Government Committee for 2/18/2026

  59. 2026-02-11 Tennessee General Assembly

    Rec. for pass by s/c ref. to State & Local Government Committee

  60. 2026-02-04 Tennessee General Assembly

    Placed on s/c cal Cities & Counties Subcommittee for 2/11/2026

  61. 2026-01-22 Tennessee General Assembly

    Passed on Second Consideration, refer to Senate State and Local Government Committee

  62. 2026-01-22 Tennessee General Assembly

    Assigned to s/c Cities & Counties Subcommittee

  63. 2026-01-22 Tennessee General Assembly

    P2C, ref. to State & Local Government Committee

  64. 2026-01-21 Tennessee General Assembly

    Introduced, Passed on First Consideration

  65. 2026-01-21 Tennessee General Assembly

    Intro., P1C.

  66. 2026-01-20 Tennessee General Assembly

    Filed for introduction

  67. 2026-01-20 Tennessee General Assembly

    Filed for introduction

Official Summary Text

Effective upon the adoption of a resolution by a majority vote of the county legislative body, this bill prohibits a municipality or regional planning commission from adopting a zoning plan, ordinance, rule, or regional zoning ordinance that exercises ju
risdiction over zoning, including development, infrastructure, or land use, outside of the boundaries of a municipality. Upon adoption of the resolution, an existing zoning plan, ordinance, rule, or regional zoning ordinance that exercises jurisdiction o
ve
r zoning outside of the boundaries of a municipality is void and unenforceable.

INTERLOCAL OR OTHER AGREEMENT

This bill authorizes the county and municipality to enter into an interlocal or other agreement for the completion of, or for the process of winding down, development, infrastructure, or land use obligations in progress prior to the adoption of such reso
lution. A developer may be a party to such an agreement with the consent of the county and municipal governing bodies.

APPLICABILITY

However, this bill clarifies that its provisions do not apply to Moore County, Trousdale County, Hamilton County, Knox County, Davidson County, and Shelby County, and do not prohibit a county or municipality from entering into an interlocal agreement for
any lawful purpose under state law.

ON APRIL 21, 2026, THE SENATE ADOPTED AMENDMENT #1 AND PASSED SENATE BILL 1771, AS AMENDED.

AMENDMENT #1 a
dds a requirement that, i
n a county that adopt
s
this
bill's provisions
, if a preliminary plat, final plat, site plan, or building permit application is submitted for property outside a municipal boundary but within the municipality's urban growth boundary, the person filing the plat, plan, or application include a declarati
on of whether the person seeks to have the property annexed by the municipality.

If the person seeks annexation,
this amendment requires that
the person develop and build
the property to the standards that would be imposed under the applicable municipal requirements.

If the person does not seek annexation, th
is amendment requires th
e county
to
record
the
declaration with the register of deeds, and
the
property is ineligible for annexation until the person or a future property owner enters into an agreement with the municipality binding the person and any future owners of such property to pay a special assessment to bring the property to municipal stan
dards for infrastructur
e.
This amendment requires that any
agreement must be recorded with the register of deeds.

Current Bill Text

Read the full stored bill text 
HOUSE BILL 1720
By Hicks T

SENATE BILL 1771
By Lowe
SB1771
011204
- 1 -

AN ACT to amend Tennessee Code Annotated, Title 5;
Title 6; Title 7 and Title 13, relative to zoning
outside of municipal boundaries.

BE IT ENACTED BY THE GENERAL ASSEMBLY OF THE STATE OF TENNESSEE:
SECTION 1. Tennessee Code Annotated, Title 13, Chapter 7, Part 3, is amended by
adding the following as a new section:
(a) Notwithstanding this part, a municipality or regional planning commission
shall not adopt a zoning plan, ordinance, rule, or regional zoning ordinance, as
applicable, exercising jurisdiction over zoning, including development, infrastructure, or
land use, outside of the boundaries of a municipality.
(b) This section is effective in a county upon the adoption of a resolution by a
majority vote of the county legislative body. Upon adoption of such resolution, an
existing zoning plan, ordinance, rule, or regional zoning ordinance adopted under this
part exercising jurisdiction over zoning, including development, infrastructure, or land
use, outside of the boundaries of a municipality is void and unenforceable. The county
and municipality may enter into an interlocal or other agreement for the completion of, or
for the process of winding down, development, infrastructure, or land use obligations in
progress prior to the adoption of such resolution. A developer may be a party to such an
agreement with the consent of the county and municipal governing bodies.
(c) This section:
(1) Applies to counties with a population of less than three hundred forty-
one thousand five hundred (341,500), according to the 2020 or a subsequent
federal census; and

- 2 - 011204

(2) Does not apply to a county with a metropolitan form of government.
(d) This section does not prohibit a county or municipality from entering into an
interlocal agreement for any lawful purpose under state law.
SECTION 2. This act takes effect upon becoming a law, the public welfare requiring it.