How to Find the Zoning of a Property in Pennsylvania
The map gives you the district. The ordinance text gives you the answer.
- 4.7 from 140 Google reviews
- PA bar admitted since 1982
- No fee unless we recover
- Answered 24 hours
Zoning in Pennsylvania is municipal, so start with the township or borough where the property sits, not the county. The zoning map gives the district; the ordinance text tells you what is permitted in it. Both are needed, and overlays, non-conforming status and deed restrictions can change the answer.
Start with the right municipality
Zoning is adopted by townships and boroughs, not by Delaware County. A property’s zoning comes from the municipality it sits in, and properties near a boundary are sometimes assumed to be in the wrong one.
Confirm the municipality first, from the tax parcel record, then go to that municipality’s ordinance.
Two documents, not one
- The zoning map, which shows the district the parcel falls in.
- The zoning ordinance text, which sets out what is permitted in that district by right, by conditional use or by special exception, plus the dimensional requirements.
The map alone is nearly useless for deciding what you can do. The district label means nothing without the text.
What the map will not tell you
- Overlay districts. Floodplain, historic, steep slope, riparian buffer and airport overlays sit on top of the base district and add requirements.
- Non-conforming status. An existing use or structure may lawfully predate the ordinance, which changes what can continue and what can expand.
- Deed restrictions and covenants. Private restrictions bind you regardless of what zoning permits, and the municipality does not enforce or track them.
- Easements and rights of way.
- Pending ordinance amendments, which can change the rules between purchase and application.
Ask for it in writing
A verbal answer from a municipal office is not something you can rely on later. Many municipalities issue a written zoning verification or determination letter, and where a use is genuinely uncertain that letter is worth obtaining.
It also starts the appeal clock if the answer is adverse, which is a reason to obtain it deliberately rather than by accident.
Before you buy
The most expensive zoning problems are discovered after settlement. If the purchase depends on being able to do something specific, the answer should be established before you are committed, and where it is uncertain the agreement should be conditioned on obtaining the necessary approval.
The attorneys who handle these cases
Every one of these bar numbers is searchable on the Pennsylvania Disciplinary Board register. The person who takes your call is the person at your hearing.
-
Kenneth R. Schuster
Founding Member
Read Kenneth’s background -
Justin M. Bernstein
Associate
Read Justin’s background -
Christopher D. Gasda
Associate
Read Christopher’s background -
Anthony S. Pinnie
Of Counsel
Read Anthony’s background -
Joseph J. Jachetti
Associate
Read Joseph’s background -
Andrew Valentin
Associate
Read Andrew’s background
Questions people ask us about this
Where do I find a property's zoning in Pennsylvania?
From the township or borough where the property sits, not the county. You need two documents: the zoning map showing the district, and the ordinance text setting out what is permitted in that district and the dimensional requirements. The map alone will not answer what you can build.
The map says residential. Can I build what I want?
The district label alone tells you very little. The ordinance text sets out which uses are permitted by right, which need conditional use or special exception approval, and the setbacks, height and coverage limits. Overlays can add further requirements on top.
What might not show on the zoning map?
Overlay districts such as floodplain, historic, steep slope and riparian buffer, lawful non-conforming status for existing uses, private deed restrictions and covenants that bind you regardless of zoning, easements, and pending ordinance amendments.
Can I rely on what the zoning officer told me?
Not on a verbal answer. Many municipalities issue written zoning verification or determination letters, and where a use is genuinely uncertain that letter is worth obtaining. Note that an adverse written determination also starts an appeal clock, so seek it deliberately.
I am buying land for a specific purpose. What should I do first?
Establish the zoning answer before you are committed, and where it is uncertain make the agreement conditional on obtaining the necessary approval. The most expensive zoning problems are the ones discovered after settlement.
Both Delaware County offices
Walk in, or call. Both are answered 24 hours.
Media Head office
334 W Front StMedia, PA 19063
Open 24 hours
4.7 from 135 Google reviews
Serving central, north and west Delaware County.
Chester Satellite
405 Avenue of the StatesChester, PA 19013
Open 24 hours
5.0 from 5 Google reviews
Serving south and riverfront Delaware County.
Tell us what happened
Two questions to start. No contact details until the second step, and nothing you send here commits you to hiring us.
- You pay nothing unless we recover for you
- A named attorney reads every case review
- Both offices answer 24 hours, so you can call instead
Would rather talk now? (610) 601-2980