Buyer Guide

Special permits and what a property can become

On Nantucket, what a house is today and what it can become are two different questions. Before you count on an addition, a guest cottage or a full renovation, it pays to understand the rules that sit behind the listing. I walk every buyer through this early, because it can change how you think about a property.

Zoning sets the starting point

Every parcel sits in a zoning district, and the district controls things like how a lot can be used and how much can be built on it. You will hear abbreviations such as ROH (Residential Old Historic), R-1 and V-R. When I compare homes, I look at the district first, because two similar houses in different districts can have very different potential.

Historic District review

Much of the island, and all of Town, falls under the Historic District Commission (HDC). In plain terms, changes you can see from a public way, including additions, windows, rooflines, fences and exterior colors, generally need review before work begins. The HDC cares about how a home fits its streetscape, so a plan that respects the character of the neighborhood tends to move more smoothly.

When a special permit comes into play

Some plans, such as adding to a pre-existing nonconforming structure or creating an additional dwelling, may require a special permit or a variance from a town board. Whether yours does depends on the lot, the district and what you hope to build. The town's Planning and Zoning staff can confirm what applies, and a local architect or land use attorney can tell you what is realistic.

Other things that shape a lot

• Flood zones. FEMA flood zone designation can affect insurance and how and where you can build. Your lender and insurance agent can explain the details.
• Conservation and wetlands. Properties near water, marsh or wetlands may involve review by the Conservation Commission.
• Coastal change. Shoreline erosion is a real consideration on parts of the island, 'Sconset's bluff among them. I will always tell you what I know about a specific location.
• Septic or sewer. Whether a home is on town sewer or a septic system can influence both permitting and cost.

How I help

Before you fall in love with a plan, I pull the zoning district, look at what has been permitted nearby, and connect you with architects, builders and attorneys who work with these boards every day. I do not make promises about what a board will approve, because only the board can. What I can do is help you ask the right questions before you commit.

Have a property in mind? Schedule a consultation and we will look at what it could become.

This guidance is educational and is not legal, tax or financial advice. Zoning and permitting rules change, so please confirm specifics with the Town of Nantucket and consult an attorney, architect, CPA or lender about your own purchase.

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