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1. The up-hill side of the house will have the neighbor’s surface water run against the foundation which will be a structural problem that the owner of the house on the property line cannot prevent or correct. The Zero Lot Line owner cannot install an underground drainage system off his property to correct any drainage problem without permission (and disturbance or disruption of existing patio, ground, planting, or other structure) of his neighbor.
2. Termite treatment cannot be injected into the ground of the neighbor when the foundation is on the property line.
3. The Zero Lot line residence cannot prohibit the planting of a major tree with massive root system adjacent to his foundation. It has been demonstrated that the roots of such trees suck the moisture out of the ground, which adversely affects the foundation of houses nearby.
4. The Zero Lot line residence has no control over vines and ivy that may grow on the neighbor’s property, but which may actually climb on the wall of the Zero Lot Line house causing damage to certain wall finishes.
5. The Zero Lot Line resident cannot fully inspect the wall on the property line without obtaining permission to enter the neighbor’s property.
6. The Zero Lot Line resident cannot physically maintain or repair the wall on the property line without obtaining permission to enter the neighbor’s property.
7. The Zero Lot Line residence eave may not be permitted to hang over the property of the neighbor. This would limit the architectural style or cause the design to appear unbalanced if there are eaves on all sides but the neighbor’s side.
8. The Zero Lot Line resident may have difficulty preventing the attachment of objects to the wall on his property line, or from periodic impacts against the wall.
9. The Zero Lot Line resident will have no control over the placement of a “lean-to” shed immediately adjacent to his wall, which would prevent full inspection of his wall, and could entice vermin or undesirable growth in the tight space between the shed and his wall.
10. Placing windows in the wall that is on the property line is undesirable due to privacy and maintenance problems.
Streck, that is a very good list of issues to consider when allowing zero lot line developments...but many can be easily dealt with by applying simple easements and restrictions through titles/Home Owner Associations.
With the proper thought through development plan and understanding of implications, we can make sure the potential problems with certain urban design scenarios are overcome. We should encourage all kinds of land development.
by mike gurnee on Wed, 2009/12/16 - 2:33pm
Adding to mendleman: "...the developer shall provide a perpetual wall maintenance easement of four feet." "An owner' association or restrictive covenants are required to detail operation of common areas, insurance needs, and exterior appearance controls."
One of my concerns is if a zero lot line unit is fire damaged, can the owner take a walk sticking it to the neighbors?
by Chet on Wed, 2009/12/16 - 4:06pm
Adding to Mendelman's post... basically every "downtown" building has these issues. Yet, in 20 years I have never heard of a business complaining that they can't get access for maintenance.
by Gotta Speakup on Wed, 2009/12/16 - 4:28pm
I lived in a zero lot line place (as both a renter and an owner). I still prefer city living over suburban style living any day.
My advice is to live where you want to live and don't live where you dont want to live. Choices and options are the best.
by boilerplater on Thu, 2009/12/17 - 3:56am
[QUOTEOne of my concerns is if a zero lot line unit is fire damaged, can the owner take a walk sticking it to the neighbors? ][/QUOTE]
I've seen so many examples of that in the older cities of the northeast. The guy with the still-habitable house is left with risk of water damage, vermin, vagrants, etc. Often the owners of the damaged house don't really mean to "stick it to the neighbors", they just don't have the funds or insurance to make repairs.
Still, I think a lot of the above concerns can be solved with design and piped drainage. Cities have existed for centuries with zero lot line structures. I lived for years in a duplex with a shared fire wall. Aside from some noise complaints, the shared wall produced no problems.
by SAMouzon on Thu, 2009/12/17 - 1:43pm
I agree with your concerns... and there are others. The solution I've had the best luck with over the years is a 5' setback upon which the neighbor has a usage easement. In other words, they can use it for their garden (but you can prohibit big trees) but you can still maintain and service your house because you have the right to come into their garden to do so... it's your house.
I think the 5 foot easement does not solve all of the undesireable aspects and problems of a zero lot line house. It would allow full periodic inspection which may become a nuisance or disadvantage to next door ownership, however it would allow an eave all around the house. The lack of view on that wall is not solved, and other problems are not resolved.
Condominiumsand apartments are in effect "zero lot line" residences. You do give up views, but the maintenance problem is solved by condominium association or apartment maintenance. However, the problems of noise and outdoor privacy are introduced.
Of course the condominum and the apartment are not zero lot line Single Family Residences.
I appreciate your comments. Please continue.
by natski on Wed, 2009/12/23 - 12:53am
We have a new, single dwelling residential development of 1500+ residences (greenfield) that many of which are zero lot line. They are have maintenance easements, but there are SO many issues regarding retaining walls, cut and fill and people actually building slabs over the lot line. TOO many to detail. Most of these problems arise due to the levels of the land (cut and fill etc) are not the same as on the approved plans- builders and certifiers do not follow or have limited regard, to the plans and problems occur. Also people building over the easements is common too.
We have seen issues with flooding on neighbouring properties, which if (or when) they flood, have potential to sue the owner of the at fault property and their certifier. We have had issues of road slip because of excess cut.
Privacy can be dealt with in terms of fences, sill heights and window types.
Too many issues, where their really shouldnt be. The only way around things is to have a good legal framework (e.g easements and their 88b instrument- sorry NSW titling instruments) and a developer, builder and certifier that do the right thing, perhaps a coordinated/integrated building approach.
by Streck on Sat, 2009/12/26 - 5:16pm
It seems that if you have to go to Zero Lot Line design (and maintenance easements), your lots may be too small for independent residential living (and the size of houses that people want to put there).
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With the proper thought through development plan and understanding of implications, we can make sure the potential problems with certain urban design scenarios are overcome. We should encourage all kinds of land development.
One of my concerns is if a zero lot line unit is fire damaged, can the owner take a walk sticking it to the neighbors?
My advice is to live where you want to live and don't live where you dont want to live. Choices and options are the best.
I've seen so many examples of that in the older cities of the northeast. The guy with the still-habitable house is left with risk of water damage, vermin, vagrants, etc. Often the owners of the damaged house don't really mean to "stick it to the neighbors", they just don't have the funds or insurance to make repairs.
Still, I think a lot of the above concerns can be solved with design and piped drainage. Cities have existed for centuries with zero lot line structures. I lived for years in a duplex with a shared fire wall. Aside from some noise complaints, the shared wall produced no problems.
Steve Mouzon
www.newurbanguild.com
@stevemouzon
Condominiumsand apartments are in effect "zero lot line" residences. You do give up views, but the maintenance problem is solved by condominium association or apartment maintenance. However, the problems of noise and outdoor privacy are introduced.
Of course the condominum and the apartment are not zero lot line Single Family Residences.
I appreciate your comments. Please continue.
We have seen issues with flooding on neighbouring properties, which if (or when) they flood, have potential to sue the owner of the at fault property and their certifier. We have had issues of road slip because of excess cut.
Privacy can be dealt with in terms of fences, sill heights and window types.
Too many issues, where their really shouldnt be. The only way around things is to have a good legal framework (e.g easements and their 88b instrument- sorry NSW titling instruments) and a developer, builder and certifier that do the right thing, perhaps a coordinated/integrated building approach.