How to Subdivide Property

Question

Hello! I'm currently seeking some guidance on subdividing a residential single-family home into a duplex or fourplex in the Greater Dallas, Texas area. I've done some initial research, but I would greatly appreciate any direction or insights you can offer on the specific steps involved in this process. Are there any local regulations or permits I should be aware of? Additionally, if you have any recommendations on reputable professionals or resources that specialize in this type of property development in the area, I would be incredibly grateful.

Thank you in advance!

Bruce Lynn · Answer

@Reza Khaknegar   Not sure what you are thinking about or have envisioned exactly, but for the most part I will say this is not possible or probable, unless the zoning is there already.  Just like almost every other city there are all kinds of zoning and regulations on this.

For the most part the planners say they don't want garage conversions, ADUs, etc. because all the services were not designed for them.  Parking is an issue, sewers, water lines, schools, police and fire services.

I always suggest you concept an idea with a specific property you have in mind.  Then go to P&Z in the city.  GO in person.  No emails, no phone calls, no texting.  GO in person.   Lots of reasons for going in person.  What I have found is these people at the desk are normally super helpful guiding you.  Either they tell you it will never fly, so don't even waste your time and money, or you should change this and that to have a chance.

Unlike some other areas of the country, I don't think we really have many places that lend themselves well to turning a single family into 2-4 plex.  There are a few in Oak Cliff and East Dallas that were probably originally 4 plex 100 years ago, at some point turned into single family, and zoned for multi.  However I think the city regulations in Dallas prohibit those from being turned back into 4plex.  These are typically 2story 100+ years old, about 3000-5000sqft.  Probably better suited to multi, but city seems to disagree.

There are a few neighborhoods that cities want to see some action and improve in.  These are typically rougher neighborhoods, with lots of vacant lots, some crime, and older housing stock.  Places like Como and Stop Six in Fort Worth.   I don't think they would allow you to turn a single family into multi, but I think there is some chance they might allow rezoning to tear an old dilapidated house down and build a duplex.  Seems like some of these neighborhoods already have a mixture of home/multi types, so some chance you could push it through.

Some chance perhaps in West Dallas too I think...around Trinity Groves and Singleton/Hampton area.

My guess is there are many other ways to make money easier and faster and with a lot less headaches.

Reza Khaknegar · Answer

Bruce I really appreciate the details you provided, defiantly agree it just seems like headache and not a great investment.

Frank Chin · Answer

Reza:

Find out where the zoning department for the property is located. It's usually part of the Planning Department on the county or city level. There are numerous issues involved such as zoning for your area, is it a one family zone and can you do a duplex or fourplex in a one family zone, land building ratio if you have to add on to the house? I have a duplex which I was not allowed to expand to a triplex, based on zoning regulations. Even if they approve it, duplex is built to different standards and does not require fire escapes, cement walls for furnace rooms, sprinklers among other things that the triplex requires, and the upgrade is cost prohibitive. Besides fire escapes are considered unsightly in single family zones. They usually have a help desk at the zoning department that answers simple questions for free.

Alecia Loveless · Answer

@Reza Khaknegar I’m not sure how progressive the DFW area is being but in my location the housing crisis is so bad that the towns are moving to approve ADUs an any lot that meets the setback requirements and the density requirements. Also towns are moving towards making it much easier to convert buildings into multi family homes as long as they meet certain basic requirements.

Obviously these planning and zoning regulations vary from community to community and state to state and with Texas having so much land to build on they may just not see this as any type of a benefit.

Reza Khaknegar · Answer

Thank you frank I appreciate the input!

Jaron Walling · Answer

The whole "zoning" discussion is a real problem for some markets including mine. Our market is spread out and investors struggle (handcuffed) to find, buy, or create mixed use and multi-family deals. The city zoning stops it. The best we have is ADU's but even that's challenging because most of the SFH in older neighborhoods have small lots and rarely any garages big enough to rebuild. I see ADU's on new construction because it's win-win for builders. We like distressed properties. It's my dream to buy a distressed property, add an ADU, and use strategies other markets provide.

I hope cities around the country relax some zoning rules and make changes because we need it to get out of the shortage.

Bruce Lynn · Answer

You might also spend some time watch the P&Z meetings online.   Boring in many ways, but you can see what others are asking about, how they present their cases, what works and doesn't work, and maybe get a sense of the direction the powers that be are moving.

Many get recording so you can spend days watching these.

How to Subdivide Property

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