Real Estate - Back to Basics: Conservation Easements

If you have ever gone for a walk in the woods on a public trail in Maine, it is very likely you have enjoyed the benefits of a conservation easement. Looking back to my post about easements from last year, we know that an easement is a right of use on another's real estate. An easement can provide right of way access for you and your vehicles, or more limited access for a single utility. Easements can also provide rights by prohibiting the fee owner from using his or her property in a certain way. For example, a view easement may limit the height allowed on a piece of property. Conservations are like the above examples; however, they do have some specific requirements provided by Maine statute.

ConservationAndrew HillJune 25, 2018Conservation, real estate, land use

Nonconformity in Land Use

Nonconformity is an issue that has come up quite a bit in my time practicing land use law in Maine. It is also a concept that commonly leads to a lot of confusion. Nonconformity refers to a condition on property that does not comply with the land use regulations in place. Nonconformity is important because, generally, nonconforming conditions are allowed to continue after an ordinance is enacted rendering the use, lot, or structuring nonconforming. This is commonly referred to as “grandfathering”.

Land Use, Real EstateAndrew HillMarch 3, 2018land use, real estate

Municipal Land Use Permitting

If you are thinking of making a change to how you are using a piece of real estate, you need to ask yourself, “do I need a permit for this change?” Whether it’s building a home or accessory structure, converting a home to business use, or dividing a larger lot into multiple lots, you will likely need one or more permits from some governmental entity. The tricky question that you need to answer, which permits do you need?

Land UseAndrew HillJanuary 18, 2018land use, real estate, zoning, permits, planning board

Variances: Maine's Undue Hardship Test Explained

So your family has been holding on to a small, vacant piece of real estate for decades. You never really got around to building anything on it and have decided now is the time to develop. Surprise, your lot is smaller than your town’s minimum lot size for single family homes. Further, even a small house would be in violation of the town's setback requirements. Are you completely out of luck and stuck with a useless piece of property? Not necessarily. Some lots will be eligible for variances, which will relax zoning requirements in some circumstances.

Land UseAndrew HillSeptember 27, 2017land use, zoning, real estate, municipal law

Maine’s Regulation of Tiny Houses

Land use is frequently a challenging and complicated area when new housing developments arise. New land uses often leave municipal and state regulators unsure of how to regulate. For example, some cities were initially unsure how to handle the rise of short term rentals through Air BNB, leading to new regulations. Alternatively, the growing number of people looking to operate food trucks has also led to regulatory adaptation. The tiny house movement is another such development that currently needs attention.

Land UseAndrew HillJuly 26, 2017land use, zoning, tiny houses, real estate

Use Caution When Clearing Vegetation in a Shoreland Zone

Now that spring is here, it is time to start preparing your family camp for summer. This may lead you to get the urge to clear out some vegetation around your property. Maybe you have some trees that you think may be dying or safety hazards and you believe it’s about time to bring them down. This is not something you should do without being sure whether you need a permit. In many cases, even dead and dying trees need to be replanted and a Code Enforcement Officer should be consulted. Further, unpermitted cutting of vegetation on waterfront property can lead to civil penalties and expensive replanting projects.

Land UseAndrew HillMay 17, 2017land use, shoreland zoning, real estate

Maine’s Freedom of Access Act: An essential tool for governmental accountability

State and municipal governments are constantly making decisions that impact the lives of citizens. Commonly, the reasoning behind those decisions can be unclear. Further, problems with the process involved in making those decisions could weaken their validity. It is difficult to point out decision-making flaws when citizens are kept in the dark. Governments are commonly held accountable through open government laws that allow citizens to participate and remain informed. Here in Maine, we have the Freedom of Access Act (FOAA) to provide the public access to government information.

Municipal LawAndrew HillFebruary 1, 2017municipal law, administrative law, land use

Can you rely on zoning to protect your real estate investment?

Since 1926 when the U.S. Supreme Court held that local governments had valid interests to enact zoning regulations, zoning has been a central part of land use regulation by municipalities. Zoning ordinances have provided governments with the tools to manage the growth and development of their communities.

Land UseAndrew HillOctober 20, 2016land use, real estate, zoning, municipal law

Engage Early When Opposing Real Estate Developments

You have just moved into your dream house in what you believe to be the perfect community. Everything is great for a while. A few years later you receive a notice about a development being proposed in your community. Maybe it’s just a project that you think will greatly impact your life in the community. Maybe it’s a proposal to build a strip mall next to your home. Now you have a choice to make. Do you just sit back and hope the town planning board does, what you think is, the right thing? Do you chain yourself to a tree? Do you try to stop or, at least, alter the project by getting involved in the approval process? I would suggest that getting involved is your best bet.

Land Use, Real EstateAndrew HillSeptember 21, 2016land use

Municipal Land Use Violations: Landowners Can Unknowingly be Exposed to Enforcement Liability

"It's my property, I can do what I want" is a common statement made by some landowners. With the increase in land use regulation and zoning, it has increasingly become a falsehood. Land use regulations greatly impact how real property is used and can often prohibit seemingly harmless actions. For example, some Portland landowners are facing enforcement actions for renting out their property on Airbnb.com.

Land Use, Real EstateAndrew HillJuly 19, 2016land use, zoning, enforcement