Tennessee Land Use & Zoning
Practice Questions & Answers (2026)
Land use and zoning questions on the Tennessee exam test both general zoning principles and Tennessee-specific land use controls. The Tennessee Real Estate Commission (TREC) covers zoning classifications, variances, special use permits, nonconforming uses, and eminent domain. Tennessee's specific land use laws, including Tennessee environmental regulations and local zoning ordinances, are tested in the state portion. Candidates frequently confuse variances (permission to deviate from existing zoning) with rezoning (changing the zone itself) — a distinction the TN exam tests repeatedly.
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Tennessee Land Use & Zoning — Practice Questions & Answers
108 questions on Land Use & Zoning from the Tennessee real estate question bank. First 10 are free — sign up to unlock all 108.
Q1. A variance is a permission granted by local government to:
Explanation
A variance allows a property owner to use or develop land in a way that deviates from the strict letter of the zoning ordinance, typically because of unique physical characteristics of the property that create an undue hardship if the code is strictly applied.
Q2. A nonconforming use is a land use that:
Explanation
A nonconforming use (or legal nonconforming use) existed lawfully before current zoning regulations were enacted. It is typically allowed to continue but cannot be expanded, and if abandoned for a specified period, the right to continue it may be lost.
Q3. Tennessee cities and counties exercise zoning authority under the state's:
Explanation
Zoning is an exercise of police power — the government's inherent authority to regulate for the health, safety, and welfare of the public. In Tennessee, the state enables municipalities and counties to adopt zoning regulations through enabling statutes.
Q4. A special use permit (conditional use permit) differs from a variance in that it:
Explanation
A special use permit allows a use that is recognized by the zoning code as potentially appropriate in a zone, but only with conditions and review. A variance, by contrast, allows deviation from dimensional or other requirements of an otherwise permitted use.
Q5. A buffer zone in zoning is used to:
Explanation
Buffer zones are areas of land used to separate incompatible land uses — for example, placing a landscaped strip or park between residential and industrial zones to reduce noise, traffic, and visual impacts on residents.
Q6. Spot zoning occurs when:
Explanation
Spot zoning is the rezoning of a small parcel in a manner inconsistent with the surrounding area's zoning and the comprehensive plan, typically for the benefit of one landowner. Courts often invalidate spot zoning as arbitrary and discriminatory.
Q7. A subdivision plat must typically be approved by:
Explanation
Subdivision plats must be reviewed and approved by the local planning commission and/or governing body (city council, county commission) to ensure compliance with zoning, utilities, street requirements, and development standards.
Q8. A deed of trust on commercial property includes a 'dragnet clause.' This clause:
Explanation
A dragnet (or cross-collateralization) clause in a deed of trust extends the lien to secure not only the specific loan but all debts owed by the borrower to the lender, both present and future.
Q9. A master plan (comprehensive plan) serves as:
Explanation
A master (comprehensive) plan is a policy document — not a zoning ordinance — that guides long-term land use, transportation, housing, and development decisions. Zoning ordinances are the regulatory tool used to implement the plan's goals.
Q10. An exaction is best described as:
Explanation
An exaction is a condition attached to development approval requiring the developer to dedicate land (for roads, parks) or pay impact fees to offset the costs new development imposes on public infrastructure and services.
Q11. An agricultural conservation easement restricts a property owner from:
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