If you own in 76109 near TCU, you have likely heard about the “three unrelated” rule. Sorting out what applies to your property can feel confusing, especially if you are buying, selling, or renting to roommates. This quick guide explains what the TCU Overlay is, where it applies, and how to verify your status before you make a move. Let’s dive in.
TCU Overlay in plain English
The TCU Residential Overlay is a special zoning layer designed to preserve single-family neighborhoods near Texas Christian University by limiting high-density roommate setups. It adds rules on top of the base single-family zoning for properties inside the overlay boundary. You can read the official text in the City’s zoning code under the TCU Residential Overlay. See the ordinance text.
Where the rules apply
The overlay applies only if your lot is zoned single-family (A-district) and is located inside the TCU overlay area. On the City’s map, affected parcels show a suffix such as “A-5/TCU.” To check a specific address, use the City’s Official Zoning Map and related zoning resources. Open the zoning resources.
Occupancy limit at a glance
- Standard inside the overlay: no more than three unrelated persons may occupy a single dwelling unit.
- Family members related by blood, marriage, or adoption count collectively as one unrelated person for the occupancy count.
- Limited exceptions exist for properties that were properly registered as nonconforming by March 31, 2015. Those homes may continue the previously documented level of occupancy, up to five unrelated persons, if the registration is valid. Review the overlay rules.
What ends a grandfathered allowance
If a registered nonconforming use is discontinued or abandoned for 24 consecutive months, the higher-occupancy allowance is lost and the property must comply with the three-unrelated rule. Additional nonconformity rules in the City’s code also apply. Check the ordinance language.
How to confirm your property’s status
- Look up the parcel on the City’s Official Zoning Map to see if the zoning label includes “/TCU.” Use the zoning resources.
- Request a Zoning Verification Letter from Development Services for written confirmation of your base zoning and overlay. Request zoning verification.
- Ask the owner or seller for any nonconforming-use registration paperwork and rental registration records. You can also review rental registration guidance on the City’s site. See rental registration info.
Enforcement basics
Code Compliance investigates occupancy complaints and can issue notices and citations. The City provides an online portal to report potential violations. Report to Code Compliance. The Building Official can order an unlawful occupancy discontinued under the City’s Building Administrative Code. Read the enforcement authority.
What this means for owners and investors
If your pro forma depends on housing four or more unrelated occupants, confirm whether a valid nonconforming registration exists. Without it, the legal limit is three unrelated persons. When buying or selling, request any City registration documents, prior code cases, and a zoning verification letter. Renovations, a change in use, or extended vacancy can affect nonconforming status, so verify plans with the City before you start work.
Quick due-diligence checklist
Ready for next steps
Whether you are preparing to sell, underwriting a purchase, or adjusting your leasing plan, the right documents and a clear read on the overlay can protect your timeline and your bottom line. If you want a local perspective on Colonial and the broader TCU area, we are here to help you move with confidence. Connect with John Zimmerman to discuss your goals.
FAQs
Is my 76109 home inside the TCU Overlay?
- Use the City’s Official Zoning Map or request a Zoning Verification Letter to confirm whether your parcel shows a “/TCU” suffix. Check zoning resources
How many unrelated roommates are allowed in the overlay?
- The standard limit is three unrelated persons in a single dwelling unit unless a valid nonconforming registration from 2015 allows a higher number. Review the overlay
Can I keep renting to four or five unrelated people?
- Only if the property has a valid, documented nonconforming registration from the grandfathering period and you do not exceed the registered level. See the rules
What happens if a grandfathered property sits vacant for two years?
- If the higher-occupancy use is discontinued or abandoned for 24 months, the nonconforming status ends and the three-unrelated limit applies. Check ordinance details
How do I report a suspected occupancy violation near TCU?
- File a report through the City’s online Code Compliance portal and the City will investigate. Report online
Does the overlay change parking, height, or setbacks?
- The overlay is additive, so base single-family zoning standards still apply unless the overlay specifically states otherwise. Read the overlay text
