Will this stop me from renovating my home?

No. Interior work is completely unaffected — no permit needed, ever. Routine maintenance, paint colors, landscaping, pools, fences, patios, and uncovered accessibility ramps also require no overlay permit. The overlay only comes into play for exterior projects involving new construction, significant additions, or demolition.

How much can I expand my home?

There is real room to expand. The design guidelines set the addition's footprint at no more than double the footprint of the existing home. On one-and-a-half story homes, rear additions can also extend up to two feet above the existing roof line to unlock usable upper-level space — meaning many homeowners can more than double or triple their total square footage. Every property is different, and Metro Historic Zoning Commission staff will walk through what’s possible for your specific home before you begin planning.

How long does a permit take?

Many routine projects are reviewed and approved at the staff level within 4 days or less. Only larger projects — new construction, major additions, or demolitions — go to a full commission hearing.

What if I want to add on to the back of my house?

Rear additions are allowed and can be substantial. Metro's design guidelines for Green Hills East even allow rear additions to extend slightly wider than the existing building under certain conditions. The overlay is focused on street-facing character, not on limiting how you use your own home.

Will the overlay affect my ability to make my home accessible?

No. Uncovered accessibility ramps require no overlay permit. Porch railings and step railings can be installed without overlay review. For other accessibility modifications — lifts, wider doorways, and similar improvements — Metro Historic Zoning Commission staff work proactively with homeowners to find compatible solutions. The overlay is designed to protect neighborhood character, not to create barriers for homeowners adapting their homes for mobility, aging in place, or disability accommodation.

My home is non-contributing. How does this affect me?

Non-contributing homes have more flexibility under the overlay, including eligibility for demolition subject to review. If you were to demolish and rebuild, the new construction would need to be compatible in character with the neighborhood — which for many homeowners would mean a home that fits more naturally into the street than what base zoning alone might allow.

Can a contributing home ever be demolished?

Yes, in certain circumstances. The overlay limits but does not prohibit demolition. Exceptions are allowed for economic hardship, structural unsoundness, cases where cost of compliance is unreasonable, and situations where the property cannot yield a reasonable return to its owner. These exceptions are defined under Metro Code 17.40.420(E).

Will this affect my property value?

The evidence is reassuring. A 2019 study commissioned by Nashville’s own Metropolitan Historical Commission found that homes in conservation overlay neighborhoods appreciated at 8.0% per year from 2005–2017, compared to 6.0% for the rest of the city. Not a single Nashville historic district lost value over that period. The broader academic record — drawing on studies from Connecticut, New York, Denver, and elsewhere — found value increases ranging from 11% to 50% in locally designated historic districts. See the full evidence on our Property Values page.

What do the Design Guidelines actually require?

The Green Hills East design guidelines — drafted specifically for this neighborhood by Metro's Historic Zoning Commission — address massing, scale, roof form, street-facing exterior design, and materials. Notably, new construction is required to use at least 80% brick or stone as primary cladding, reflecting the historic character of the neighborhood.

The guidelines do not cover: fences, uncovered patios, landscaping, pools, paint colors, roof colors, ramps, uncovered accessibility ramps, porch and step railings, or resurfacing.

Why was the earlier survey controversial?

The first survey was conducted online and had participation issues, including instances of households submitting responses more than once. Council Member Preptit acknowledged this, took responsibility, and redesigned the process: one hard-copy ballot per property, overseen by a balanced six-person committee of three supporters and three opponents.

Who is on the steering committee?

The committee has six members — three neighbors who support the overlay and three who oppose it. Canvassing is conducted in pairs of one supporter and one opponent, so every household receives a balanced presentation from both perspectives.

Are there other Nashville neighborhoods with conservation overlays?

Yes — 27 neighborhoods across Davidson County currently have Neighborhood Conservation Overlays, including Belmont-Hillsboro, Whitland, and Belle Meade Links, which was developed by the same developer as Green Hills East. These neighborhoods continue to see strong demand, reinvestment, and neighborhood stability.

Where can I learn more from official Metro sources?

- Metro Historic Zoning Commission Handbook: nashville.gov

- Nashville Conservation Overlay Design Guidelines (Part I): nashville.gov/sites/default/files/2025-01/NCZO_TOC_PartI_2024revisedtoaddRWE.pdf

- Green Hills East NCZO Design Guidelines (draft): nashville.gov/sites/default/files/2025-02/NCZO-TOC-PartII-GHE-draft.pdf

- Historic Districting and Property Values Study: nashville.gov/sites/default/files/2025-11/Historic-Districting-and-Property-Values.pdf