TennesseeSB 1313114th General Assembly (2025-2026)SenateWALLET

AN ACT to amend Tennessee Code Annotated, Title 13, relative to planning.

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Bill Overview

Analyzed Economic Effects

2 provisions identified: 2 benefits, 0 costs, 0 mixed.

Earlier vesting rights for property owners

Beginning July 1, 2025, development rights vest on submission, not approval. Rights vest when you submit a preliminary plan, a final plan if no preliminary is required, or a building permit if no preliminary is required. Your filing must substantially follow local rules. If your city or county has not defined “substantial compliance,” a similar plan or sketch named in the law is enough. A submitted plan vests for three years from the filing date. An issued building permit vests for the permit term, including timely renewals, if you pursue site work and construction with reasonable diligence. Local governments may grant extensions.

Faster zoning decisions with firm deadlines

Local governments can let the building official decide certain special exceptions and map questions. The ordinance must list what is delegated and use clear, objective standards. They may not deny on broad health, safety, or welfare grounds unless those are defined in the ordinance. The official must decide within 120 days after a complete application. The appeals board must decide within 120 days after an appeal is filed. If they miss the deadline and you did not agree to more time, your application is approved. These rules start July 1, 2025.

Sponsors & Cosponsors

Sponsor

Jack Johnson
Republican • Senate

Cosponsors

Ed Jackson
Republican • Senate
John Stevens
Republican • Senate
Brent Taylor
Republican • Senate

Roll Call Votes

All Roll Calls

Yes: 107 • No: 18

House vote • 4/21/2025

FLOOR VOTE: REGULAR CALENDAR PASSAGE ON THIRD CONSIDERATION 4/21/2025

Yes: 76 • No: 16

Senate vote • 3/31/2025

FLOOR VOTE: Third Consideration 3/31/2025

Yes: 24 • No: 1

Senate vote • 3/18/2025

SENATE STATE & LOCAL GOVERNMENT COMMITTEE

Yes: 7 • No: 1

Actions Timeline

Pub. Ch. 465
5/15/2025
Effective date(s) 07/01/2025
5/15/2025
Signed by Governor.
5/9/2025Senate
Transmitted to Governor for action.
5/1/2025Senate
Signed by H. Speaker
4/30/2025House
Signed by Senate Speaker
4/29/2025Senate
Enrolled and ready for signatures
4/28/2025Senate
Subst. for comp. HB.
4/21/2025House
Passed H., Ayes 76, Nays 16, PNV 1
4/21/2025House
Rcvd. from S., held on H. desk.
4/3/2025House
Passed Senate, Ayes 24, Nays 1. PNV 5
3/31/2025Senate
Engrossed; ready for transmission to House
3/31/2025Senate
Sponsor(s) Added.
3/31/2025Senate
Placed on Senate Regular Calendar for 3/31/2025
3/28/2025Senate
Recommended for passage, refer to Senate Calendar Committee
3/18/2025Senate
Action deferred in Senate State and Local Government Committee to 3/18/2025
3/11/2025Senate
Placed on Senate State and Local Government Committee calendar for 3/18/2025
3/11/2025Senate
Sponsor(s) Added.
3/7/2025Senate
Placed on Senate State and Local Government Committee calendar for 3/11/2025
3/4/2025Senate
Passed on Second Consideration, refer to Senate State and Local Government Committee
2/12/2025Senate
Introduced, Passed on First Consideration
2/10/2025Senate
Filed for introduction
2/6/2025Senate

Bill Text

Enrolled / Public Chapter
PDF
Fiscal Note
PDF
Introduced
PDF

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