Data Accuracy & Disclaimers

Last Updated: April 24, 2026  |  Version 2.3

1. AI-Generated Analysis Disclaimer

What AI Analysis Means

AI-generated analysis in Zoning Assist reports is produced by software algorithms processing publicly available data. It represents probabilistic pattern-matching, not professional expert judgment. AI analysis:

• May be incorrect, incomplete, or misleading due to data quality issues, jurisdictional complexity, or AI model limitations;
• Is not reviewed by a human expert before delivery;
• May fail to account for recent code amendments, pending variances, specific plan conditions, development agreements, overlay districts, or other jurisdiction-specific nuances;
• Reflects the state of public data at time of report generation — it does not capture real-time municipal decisions.

What AI Analysis Is NOT

AI-generated content in any Zoning Assist report is expressly NOT:

• A legal opinion or legal advice from a licensed attorney;
• A zoning verification letter or official determination from any city, county, or government authority;
• A planning opinion from an AICP-certified planner;
• An engineering assessment from a licensed civil or structural engineer;
• A USPAP-compliant appraisal or valuation from a licensed appraiser;
• A guarantee of any development, permitting, financing, or regulatory outcome.

Always retain qualified licensed professionals — a land use attorney, AICP planner, civil engineer, or licensed appraiser — before making any consequential decision based on information from this report.

2. GIS & Zoning Data Disclaimer

All zoning designations, permitted uses, setbacks, height limits, parking requirements, and related land use data in Zoning Assist reports are sourced from publicly available government GIS (Geographic Information System) databases. We compile and present this data — we do not create or independently verify zoning rules.

Known Limitations of GIS/Zoning Data

• Amendment lag: Zoning amendments, rezoning approvals, and code text amendments may take weeks or months to appear in municipal GIS databases after formal adoption. A parcel may appear under its prior zoning designation even after a council-approved change.
• Overlay districts and special plans: Many jurisdictions layer overlay districts, planned area developments (PADs), specific area plans, and development agreements on top of the current zoning. These conditions often impose additional or different requirements not fully captured in GIS data. Reports note current zoning codes; they may not reflect all overlay conditions.
• Variances and conditional use permits (CUPs): Approved variances, CUPs, and development agreements that modify standard zoning requirements are generally NOT reflected in GIS data. A property may have an active variance permitting uses or intensities not shown in our report.
• Parcel boundary precision: GIS parcel boundaries are approximations derived from government spatial databases and may differ from official recorded survey legal descriptions. For parcels near zoning district boundaries, a minor geolocation uncertainty could result in return of the adjacent zone's data.
• Pending rezoning: Active rezoning applications, council-approved-but-not-yet-recorded rezonings, and citizen initiative petitions are not reflected in GIS data.
• Historic districts and preservation overlays: Properties in historic districts may face restrictions not fully captured in standard zoning layers. Always check applicable historic preservation overlay requirements separately.
• Transit-oriented development (TOD) zones: TOD overlays may modify parking minimums, density bonuses, or permitted use lists; confirm with the applicable transit agency and planning department.
• Multi-jurisdictional parcels: Parcels straddling city/county boundaries may return data from only one jurisdiction. Verify the correct jurisdiction independently.
• Data freshness varies by jurisdiction: Some municipalities update GIS data daily; others update quarterly or annually. Our reports indicate the data source tier but cannot guarantee same-day accuracy.

Municipal GIS Data Provided “As Is”

Zoning and land use data sourced from city and county governments is provided to Zoning Assist subject to each jurisdiction’s published data terms. Municipal GIS data is provided “as is” without any guarantee of accuracy or completeness by the originating government entity. The applicable city or county assumes no responsibility for errors or omissions in the data. This limitation flows through to all reports generated by the Service.

This data should not be used for legal or engineering purposes without independent verification. Before relying on any zoning or land use data from a Zoning Assist report in any legal proceeding, contract or purchase negotiation, permitting application, engineering design, or construction decision, you must verify the information directly with the applicable city or county planning department or retain a licensed professional appropriate to your project type.

You are responsible for ensuring that your use of the data complies with all applicable laws, ordinances, and regulations. Each municipality’s GIS data is subject to that jurisdiction’s published data terms and applicable state and local law. Zoning Assist’s authorization to compile and display government GIS data does not transfer any rights beyond those expressly granted in these Terms of Service and Disclaimers, and does not relieve you of any obligation to comply with applicable law in connection with your use of the information.

3. Natural Hazard Data Disclaimer

Zoning Assist reports may include flood zone designations, wildfire risk indicators, seismic hazard data, and other natural hazard information sourced from publicly available government databases. These data points carry critical limitations:

Flood Zone Data (FEMA NFIP)

• Flood zone designations are sourced from FEMA's National Flood Insurance Program (NFIP) Flood Insurance Rate Maps (FIRMs);
• FIRM maps are updated periodically but may not reflect recent development, drainage modifications, or updated hydrological studies;
• Flood zone data in our reports is a regional reference only — it is NOT a FEMA flood determination letter, a Flood Elevation Certificate, or a site-specific flood risk assessment;
• For lending, insurance, or permitting purposes, a formal FEMA flood determination (Standard Flood Hazard Determination Form, SFHDF) from a qualified flood determination firm is required;
• Properties in or near Special Flood Hazard Areas (SFHAs) require site-specific evaluation by a licensed civil engineer or surveyor.

Wildfire Risk Data (USFS / CAL FIRE)

• Wildfire risk indicators are derived from U.S. Forest Service and state fire hazard severity zone (FHSZ) classifications;
• These classifications represent regional/area-level assessments based on historical fire behavior, vegetation, terrain, and weather — not site-specific fire risk engineering;
• Actual fire risk for a specific parcel depends on site-specific factors (defensible space, construction type, access) not captured in regional classifications;
• Insurance availability and premium impacts of wildfire risk should be verified with licensed insurance professionals.

Seismic Hazard Data (USGS)

• Seismic hazard information is derived from USGS National Seismic Hazard Maps and publicly available earthquake risk data;
• These are regional probabilistic hazard assessments — not site-specific geotechnical evaluations;
• For any development project in seismically active areas, a site-specific geotechnical investigation by a licensed geotechnical engineer is required before design or permitting;
• Seismic zone data does not substitute for a soils report, geotechnical report, or structural engineering assessment.

4. Environmental Data Disclaimer

Reports may include proximity data for EPA Superfund sites, brownfields, and other environmental designations from public EPA databases.

• Proximity is not contamination: A parcel's proximity to a Superfund site or environmental concern does not mean the parcel itself is contaminated or affected;
• These are not Phase I or Phase II assessments: Environmental data in Zoning Assist reports does not constitute an ASTM-compliant Phase I or Phase II Environmental Site Assessment (ESA). For real estate transactions requiring environmental due diligence, retain a licensed environmental professional;
• Database currency: EPA Superfund and brownfields databases are updated periodically. Active remediation activities, new site listings, or site closures may not be reflected in real time;
• Soil contamination: Our reports do not include soil sampling, groundwater analysis, or any physical assessment of environmental conditions;
• Wetland data (USFWS NWI): Wetland boundaries from the National Wetlands Inventory are approximate. Jurisdictional wetland delineations for development permitting must be conducted by a qualified wetlands professional and may require U.S. Army Corps of Engineers review under Section 404 of the Clean Water Act.

5. Federal & State Land Data Disclaimer

Reports may include information about proximity to or overlap with federal or state publicly owned lands, including Bureau of Land Management (BLM) land, National Forest land (USFS), National Park Service land, military installations, and state trust lands.

• Boundaries are approximate: Federal and state land boundaries displayed in reports are derived from publicly available GIS datasets and may not precisely match officially surveyed legal boundary descriptions;
• Encumbrance verification required: Proximity to or overlap with federal or state land may create easements, rights-of-way, mineral rights reservations, grazing rights, or other encumbrances not visible in GIS data. A title search and survey are required;
• Mineral rights and subsurface rights: Federal land data does not indicate subsurface mineral rights ownership or status. Mineral rights must be researched separately through county records and BLM mining claim databases;
• Access and adjacency issues: Parcels adjacent to federal land may have limited legal access. Verify legal access and any applicable federal land use permits separately;
• Verify with agencies: Always verify ownership and applicable use restrictions directly with the relevant federal or state agency before any development activity.

6. Demographic & Census Data Disclaimer

Reports may include demographic data, population statistics, household income estimates, and related socioeconomic information derived from U.S. Census Bureau datasets (American Community Survey, Decennial Census).

• Survey-based estimates: American Community Survey (ACS) data is based on statistical sampling and carries margins of error — particularly for small geographies (census tracts, block groups). Smaller areas have larger uncertainty ranges;
• Data lag: ACS data is typically 1–5 years old at time of publication. Rapidly changing neighborhoods may have demographics that differ materially from reported figures;
• Not market research: Census data in Zoning Assist reports is provided as contextual reference. It should not substitute for site-specific market research, consumer surveys, or commercial real estate market studies;
• Fair Housing compliance: Use of demographic data in development, lending, or leasing decisions must comply with the Fair Housing Act and all applicable anti-discrimination laws. Zoning Assist demographic data is provided for informational context only and must not be used for any discriminatory purpose.

7. Development Estimate & Financial Projection Disclaimer

Where Zoning Assist reports include development potential indicators, economic feasibility metrics, or buildable capacity estimates:

Note: Financial uplift modeling (land value uplift estimates) is not included in current reports. Capacity estimates reflect zoning-permitted program only, not market value projections.

• Not a licensed appraisal: These estimates are algorithmic data outputs. They do not constitute a Certified Appraisal under the Uniform Standards of Professional Appraisal Practice (USPAP) and may not be used as a substitute for a licensed appraisal for financing, taxation, litigation, or regulatory purposes;
• Not a substitute for market analysis: Estimates do not account for current market conditions, interest rates, construction costs, entitlement timeline risk, carry costs, or local demand dynamics that affect actual development feasibility and returns;
• Wide uncertainty range: AI-generated estimates carry inherent uncertainty and should be treated as order-of-magnitude reference points, not precise valuations;
• No warranty of accuracy: Zoning Assist makes no representation or warranty as to the accuracy, reliability, or fitness for any purpose of any estimate in its reports;
• For investment decisions: Always engage a licensed MAI-designated appraiser, a qualified real estate broker providing a Broker's Price Opinion (BPO), or a professional financial analyst before making investment decisions.

8. FM Standards Reference Disclaimer

Where Zoning Assist reports reference Factory Mutual (FM Global) data sheets, property loss prevention standards, construction classification standards, or FM risk-related designations:

• Informational reference only: FM Global data sheet references in reports are included for general informational context only and do not constitute an FM Global risk assessment, classification, or recommendation for the subject property;
• No FM Global affiliation: Zoning Assist LLC is not affiliated with, endorsed by, approved by, or licensed by Factory Mutual Insurance Company (FM Global). FM Global data sheets and standards are proprietary documents owned by FM Global;
• No FM Global endorsement: The inclusion of FM Global standard references in a report does not imply that FM Global has reviewed, approved, or classified the subject property in any way;
• For insurance purposes: FM Global risk classifications for insurance purposes must be obtained directly from FM Global or an authorized FM Global representative. A Zoning Assist report cannot substitute for an FM Global engineering assessment.

9. Data Source Tiers & Reliability

Zoning Assist aggregates data from multiple public sources. Data reliability varies by source type and geographic coverage:

Each report includes a data source indicator showing which tier was used for the primary zoning data. All data source endpoints are health-checked automatically; unavailable sources are flagged in the report.

10. How to Verify Your Report

1. Obtain an official zoning verification letter from the applicable city or county planning department. Most jurisdictions offer this as a free or low-cost service (often called a "zoning confirmation letter," "zoning certificate," or "pre-application conference").
2. Review the applicable zoning ordinance sections in their entirety — not just the designation. Zoning codes have nuances, overlay provisions, and cross-references that AI cannot fully capture.
3. Search the jurisdiction's entitlement case database for any active rezoning applications, pending variances, active CUPs, development agreements, or specific plan amendments affecting the parcel.
4. Verify with the applicable federal or state agency if the report flags proximity to federal/state land, FEMA flood zones, Superfund sites, or wetlands.
5. Engage licensed professionals appropriate to your project type: land use attorney, AICP planner, civil engineer, geotechnical engineer, environmental consultant, or licensed appraiser.
6. Run a title search to identify easements, deed restrictions, CC&Rs, access limitations, or encumbrances that affect development rights.

11. Source Outage & Incomplete Report Disclaimer

What "Source Unavailable" Means

Zoning Assist aggregates data from dozens of independent government sources (FEMA, USGS, EPA, BLM, municipal GIS APIs, and others). These external sources occasionally experience outages outside Zoning Assist's control. When a source is unavailable at report generation time:

• The affected report section will be marked as "unavailable" or "could not be retrieved" where technically detectable — but not all outages are detectable at generation time;
• The absence of a risk category from your report does not certify that no such risk condition applies to the property;
• Zoning Assist is not liable for any loss, damage, property acquisition complication, missed insurance requirement, environmental liability, or any other harm arising from an incomplete report — whether or not the incompleteness was disclosed;
• The complimentary re-run policy (Subscription Agreement Section 8.5) addresses billing fairness but does not affect the liability disclaimer applicable to the original incomplete report.

Always Verify These Critical Categories Independently

• Flood zone: Obtain a formal FEMA flood determination from a qualified flood determination firm before any acquisition or financing decision;
• Environmental: Conduct a Phase I ESA for any commercial or industrial property transaction;
• Government/state land: Verify ownership directly with BLM, state land department, or title company;
• Seismic hazard: Commission a geotechnical investigation for development in seismically active areas;
• Zoning: Obtain an official zoning verification letter from the applicable planning department.

12. Scope of Use & Third-Party Reliance

Standard Zoning Feasibility Reports

Standard Zoning Feasibility Reports are licensed for the internal use of the subscribing user and their authorized licensed professional advisors (attorneys, architects, engineers, surveyors) advising on a specific property. Standard reports are not designed for direct lender or title company reliance as a primary due diligence document.

Site Intelligence Summary (Lender & Title Report)

Available on Standard, Premium, and Enterprise plans, the Site Intelligence Summary is designed to support site due diligence workflows for lenders, banks, credit unions, title companies, and real estate attorneys. This report:

• Is an informational due diligence support document providing source-cited zoning data, conforming status classification, dimensional compliance matrix, and zoning risk assessment;
• Is not an ALTA/NSPS Land Title Survey, a zoning compliance certification, a legal opinion, a title insurance commitment, a boundary certification, or a surveyor’s report;
• Does not replace a licensed land-use attorney’s review, a licensed surveyor’s survey, or an official zoning confirmation from the applicable planning department;
• Requires independent verification of all material data points with the applicable planning department and licensed professionals before any credit, lending, or investment decision is made.

Required Independent Verification

Regardless of report type, all parties who access or receive a Zoning Assist report must independently verify every material data point — including zoning designations, dimensional standards, permitted uses, setback requirements, parking ratios, density limits, height limits, conforming status, and rebuildability provisions — directly with the applicable planning department, a licensed land-use attorney, or a licensed design professional before making any investment, financing, permitting, or construction decision.

Disclaimer Language for Third-Party Sharing

When sharing any Zoning Assist report with any party, you must ensure the following notice is visible on or with the report:

13. Not for Use in Legal Proceedings

Prohibited Legal Uses

Zoning Assist reports may NOT be submitted, cited, or relied upon as evidence in:

• Any court proceeding, lawsuit, or civil litigation;
• Any arbitration or mediation;
• Any zoning appeal, variance hearing, or board of adjustment proceeding;
• Any permit application or permit dispute proceeding;
• Any insurance claim or insurance coverage dispute;
• Any regulatory or administrative proceeding before any government agency;
• Any eminent domain, condemnation, or inverse condemnation proceeding;
• Any tax appeal, assessment challenge, or valuation dispute.

No Expert Testimony

Zoning Assist does not provide expert witness services. Zoning Assist employees, owners, officers, and contractors:

• Are not available as expert witnesses or fact witnesses in connection with any report;
• Will not be produced for deposition in connection with report content or methodology absent a court order and separate written engagement agreement;
• May seek to quash any subpoena, deposition notice, or legal process directed to Zoning Assist in connection with report content.

Any party that uses a Zoning Assist report in a legal proceeding contrary to these terms does so in violation of the Terms of Service and bears all risk of adverse legal consequences.

14. Tax & Impact Fee Data Disclaimer

Property Tax Data Limitations

• Assessed value vs. market value: County assessed values shown in reports may differ significantly from current market value. Assessed values are determined by county assessors under state valuation formulas and may lag market conditions;
• Tax rate variability: Applicable tax rates depend on tax district assignments, special assessment districts, bond obligations, and exemption status — many of which are not fully captured in publicly available GIS data;
• Exemptions and abatements: Properties may qualify for tax exemptions (agricultural, nonprofit, owner-occupant, historic) or tax abatements that reduce the actual tax burden — these cannot be determined from reference data alone;
• Tax after development: Post-development tax obligations depend on the assessed value of the completed project, which cannot be predicted from current parcel data;
• Always verify current property tax obligations with the applicable county assessor's office and a qualified CPA or tax advisor.

Development Impact Fee Limitations

• Fee schedules change frequently: Municipal impact fee schedules are updated periodically and vary by project type, size, use class, and geographic fee district. The fee data in this report may reflect an outdated schedule;
• Fee calculations are complex: Actual impact fees payable depend on detailed project specifications, applicable fee schedules at the time of permit application, credits for existing development, and applicable fee waivers or deferrals — none of which can be fully calculated from reference data;
• No guarantee of fee amount: Any impact fee estimate in this report is for order-of-magnitude reference only. Do not use it in a project pro forma or financial model without obtaining a current fee estimate from the applicable municipality;
• Contact the applicable city or county development services department for a current, project-specific impact fee estimate before committing to any development budget.

15. Categorical Data Gaps & N/A Values

Why a Field May Be Blank or N/A

• The code does not regulate that item. For example, roughly two-thirds of the cities we cover do not codify Floor-Area Ratio (FAR) in their zoning ordinance. In those cities, FAR will display as N/A even though intensity may be governed by height, density, coverage, or comprehensive plan policy.
• The code expressly says “None.” Many industrial, downtown, mixed-use, and overlay districts have codes that explicitly set “None” for minimum lot size, setbacks, maximum coverage, or maximum height. The report is accurately reflecting the code — but performance standards, impervious surface ratio (ISR), building code, airport surfaces, fire separations, and design review may still apply.
• Standards are set at approval. Planned-development districts (PUD, PD, PD-R, PD-C), specific-plan districts (SP-1, Harris Ranch, Barber Valley, etc.), overlay districts, and combining districts derive their dimensional standards from an approved plan or combining ordinance specific to the property. Baseline fields will be blank with a note that standards are “per approved plan.” The approved plan is the controlling document.
• The value depends on context. Some districts have dimensional standards that vary by use type, parcel location, slope, shoreline proximity, or conditional-use approval (for example Austin AG, AV, CH, CR, P, R&D; many agricultural, aviation, and public-facility districts). Where a single row cannot truthfully represent the full regime, we display N/A or a flag note rather than a false fixed value.
• The jurisdiction has no conventional zoning. Houston, Texas is the most common example. Reports for Houston properties return a single generic record and N/A for most dimensional fields because land use is governed by deed restrictions and minimum-lot-size ordinances, not by zoning.
• Form-based code. Miami 21, portions of Charlotte, and portions of Denver use form-based codes that express regulation through transect zones, frontage types, and build-to lines rather than traditional dimensional tables. Reports for form-based jurisdictions may show traditional dimensional fields as N/A and instead display the applicable transect or frontage designation.

You Agree Not to Infer Regulation from Absence

By using Zoning Assist, you agree that you will not interpret the absence of a value in any field as a finding that no regulation applies. Zoning Assist is not liable for any loss, cost overrun, permitting delay, entitlement denial, or other harm arising from an interpretation that an N/A, blank, null, or “None” field means the property is unregulated with respect to that dimension. See Section 20.12 of the Terms of Service for the full contractual terms.

16. Planning Department Contact Directory

For official zoning verification, contact the applicable planning department directly. Phone numbers and portal URLs are subject to change; always verify current contact information on the jurisdiction's official website.

Arizona — Phoenix Metro & State

Colorado

Washington, DC

Florida

Georgia

Illinois

Massachusetts

Nevada

New York

Ohio

Texas

Federal Agency Contacts

For questions about a specific report's data sources or accuracy: [email protected]

For full Terms of Service and legal disclaimers: zoningassist.com/terms