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City zoning classifications allow a city, county, or other municipality to regulate development, land use, traffic, municipal resources, and more. A zoning map is often generated to visually describe these zones, and a set of laws, ordinances, and regulations provide a legal framework for how to manage each property.

What Is City Zoning?

City zoning is the way city governments control land development and land use for each individual property within their jurisdiction. City zoning is controlled by zoning laws, ordinances, and regulations passed by city government. City zoning typically separates the region into four major types: residential (R), commercial (C), industrial (I), and agricultural (A).

What are Municipal Zoning Regulations?

The basic purpose and function of municipal zoning is to divide a municipality into residential, commercial, industrial, and agricultural districts (or zones). Typically, a uniform set of laws and regulations are in effect for each specific type of zone. Zoning regulations may include:

- Specific requirements as to the type of buildings allowed
- Location of utility lines
- Restrictions on accessory buildings, building setbacks from the streets and other boundaries
- Size and height of buildings
- Number of rooms
- Minimum lot area
- Parking restrictions
- Types of animals allowed
- Extraction of natural resources

Who Controls City Zoning?

Zoning is a purely a county, city, or municipal responsibility. Though such laws are somewhat universal, the classifications used to describe zoning are not uniform from place to place. Zoning laws and regulations are typically established through that municipality's leadership, including elected officials, managers, and lawyers.

Residential, Commercial, Industrial, Agricultural Zoning Laws and Municipal Planning Subdivisions

Within each general category (Residential, Commercial, Industrial, Agricultural), more narrowly defined divisions are designed. A residential zone might be separated into single-family homes on one acre, single family homes on a half acre, hotels, boardinghouses, mobile homes, low-rise apartment complexes, high-rise apartment complexes, or institutional housing.

A commercial zone might be separated into neighborhood shopping centers, office buildings, or large shopping centers.

An industrial zone might be zoned as light or heavy.

An agricultural zone might be separated into the types of plants or animals that can be farmed.

If you have any questions about zoning issues, please contact David Collins and Associates.

Owning commercial real estate is very different from having your own residential property. Single family homes are where you live. Shopping centers and restaurants are where you work. Laws that govern each type of property are different. There are many laws protecting owners of private residential property. Private land ownership is one of the core principles and values of the county.

The following are some features that are permitted in commercial landlord tenant lease agreements that are not permitted in residential landlord tenant lease agreements:

- There is no single "standard" commercial lease.
- There is no implied right of habitability.
- There is no statutory right to "repair and deduct" for property defects.
- Protections for residential foreclosures (extended time to vacate) do not apply.
- The 10% 60 day rent raise rule does not apply.
- The 60 day notice to quit rules (required for month to month tenancies over one year) do not apply.
- Statutory penalties for turning off utilities or changing locks (CC 789.3) do not apply.
- There is no specific limit to the amount of security deposit charged.
- The privacy protections of entry by landlord laws (CC 1954) do not apply.
- Landlords can accept a partial rent payment and still successfully evict with proper notice.
- Late charges which are excessive or illegal in residential tenancies may be acceptable for commercial ones.
- Rent control generally does not affect commercial rents.
- You may have to pay rent even if the space becomes damaged by such events as flood or fire.

1. Ask a lot of questions up front.

The first step in purchasing commercial real estate is knowing yourself, your situation, and what you're looking for. Here are some questions to consider:

- What kind of property are you looking for?
- Are you looking to use the building for your own business, rent it out, build equity, and/or something else?
- What kind of location do you need?
- Do you need to buy or lease the property?
- What is your situation regarding cash, financing, and/or ability to make a down payment?
- What is your risk tolerance?
- How much time can you commit to the property?
- How much work are you willing to put into the property?
- What skills/knowledge do you have regarding real estate construction and maintenance?
- Do you need a property manager?
- Are you willing to perform the duties of a landlord?

2. Learn some commercial real estate vocabulary.

There is a lot of vocabulary and acronyms in commercial real estate that you may not be familiar with. It's helpful to be savvy on some of the terms. This will make this process and working with people in the industry easier.

Here are some common terms:

- Loan-To-Value (LTV): A ratio of how much money you're asking from a lender vs. the total value of what you want to purchase.
- Debt Service Coverage Ratio (DSC): How much debt service charge can you manage with expected income.
- Capitalization Rate (Cap Rate): Income of the property divided by the total value of the property.
- Vacancy Rate: Percentage of properties that are vacant in a time period in a given area.
- Ad Valorem: A tax based on the assessed value of a piece of property.

3. Visit and consider many properties. Do you homework on each.

Consider and tour many different properties. Figure out what works and what doesn't about each of them for you. Consider the most important things for each including price, location, condition, and allowed uses. Your situation and needs are unique. The property should be a good fit in terms of price, location, uses, and investment required.

Here are other questions to consider for each property you are interested in:

- What is the property currently used for?
- What can/can't it be used for?
- What kind of rent/income does the property currently generate per year?
- What kinds of taxes and liens are there on the property?
- What things will need to be replaced or repaired soon?
- Why is the owner selling?
- How is the area around the property doing? Any major upcoming changes?

4. Find the experts you will need.

Buying commercial real estate is often a complex process. Many experts are available to help with some of the steps. Which and how many experts depends largely on the type of property you are purchasing, and what you will be using it for.

You may need to hire:

- Accountant
- Architects
- Commercial real estate appraiser
- Commercial real estate lawyer
- Commercial realtor
- Engineers
- Environmental specialists
- General contractor
- Mortgage broker

5. Calculate your financing.

You will most likely need to get finance the purchase of the property. What type of bank, credit union, or mortgage company could you use? What kind of credit do you have, and what kind of interest rate do you expect to pay? Obtain a prequalification letter from a financing company before you put a bid on any property.

6. Make an offer.

Make an offer within the terms described in your prequalification letter. Have your real estate lawyer review the contract or agreement. Have your lawyer explain all details of the written agreements so you know exactly what your rights and obligations are.

7. Do your due diligence.

This is where the details matter. Money and property are about to change hands. You'll need to dot all the i's and cross all the t's. You can never know too much about the property you'll buy.

You'll generally need to do a title search, property appraisal, and property inspection. Title search provides valuable information such as boundary lines, location of the main building, property improvements, location of secondary buildings, identification of liens and easements (which are access rights by different service companies such as water, gas, telephone, railways and other utilities), etc.

You and the seller will need to find an escrow officer who will be the neutral 3rd party overseeing the transaction. They will help with the transfer of deeds and funds. They make sure both parties are protected in the transaction.

Finally, you (the buyer) are given a due diligence time period with which to make sure all the documentation about the property is correct. This is where you triple check that everything the seller told you about the property is true. This includes things like service/utility contracts, surveys, environments reports, rent rolls, covenants, restrictions, and many other aspects of the property. If something strange or wrong comes up in your inspection of the property, you have the right to tell escrow to cancel the transfer of funds.

Ontario Median Home Price Chart 05-18

The median home appraisal value in Ontario California is $411,471 as of May 5, 2018. In recent years, Ontario home values dropped to a low of $220k in September 2009.

Foreclosure rates dropped from a high of 42.99% in August 2008 to a rate of 0.84% in August 2017. Mortgage delinquency is the first step in the foreclosure process. This is when a homeowner fails to make a mortgage payment. The mortgage delinquency rate in Ontario is 1.3%.

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Victorville CA Commercial Real Estate & Home Property Appraiser

Dave Collins Property Appraiser Logo

Commercial, Business, Residential (Home) Real Estate & Property Appraisals and Appraisal Services in Victorville, Orange County, California

Collins and Associates provides dependable and accurate appraisals in Victorville, Orange County, Southern California and beyond. Principal David R. Collins is a licensed Certified General Appraiser (G.A.A., S.C.R.E.A.) with over 40 years of experience. We are an appraiser of commercial, industrial, land, income residential, and residential properties, providing the type of reliable values that banks and major lending institutions require for loans.

562.694.4920 – Call for more information and FREE CONSULTATION

In addition to lending appraisals, our services include:
HUD/FHA appraisals
Mortage refinance appraisals
Conventional lending appraisals
Determining market value for a sale
Land – raw to finished sites, including tracts
Proposed construction
Single family residence – tract to custom homes
Small income units
Apartments buildings
Commercial property – specialty car wash, motel, fast food
Industrial properties
Tax assessment appeals (reducing property taxes)
REO / Foreclosure appraisals
Business valuations and appraisals
Consulting and feasibility studies
Appraisal reviews
Real estate consulting
Attorney appraisals / Legal matters: expert witness, divorce
Accountant appraisals – date of death, family trust valuation
IRS appraisals
Feasibility studies
Rental surveys

Victorville CA Commercial Real Estate & Home Property Appraiser

Victorville CA Car Wash Valuations, Appraisals
Victorville CA Date of Death Valuation, Property Tax Appraisal
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Victorville CA Hotel – Motel Business Valuations, Appraisals
Victorville CA Median Home Price and Appraisal Value
Victorville CA Property Tax Assessment Appeals
Victorville CA Real Estate Appraisal Review
Victorville CA Real Estate Expert Witness Testimony, Property Appraiser for Divorce
Victorville CA Restricted Use Appraisal Report, Review For Single User
Victorville California Eminent Domain Just Compensation Appraisal
Victorville Hospital & Medical Office Building Appraisal for Healthcare Property

Collins and Associates LogoCollins and Associates
Victorville, CA
Phone: 562.694.4920

Contact Person:
Victorville Real Estate Property Appraiser

Victorville CA Commercial Real Estate & Home Property Appraiser

Temecula CA Commercial Real Estate & Home Property Appraiser

Dave Collins Property Appraiser Logo

Commercial, Business, Residential (Home) Real Estate & Property Appraisals and Appraisal Services in Temecula, Orange County, California

Collins and Associates provides dependable and accurate appraisals in Temecula, Orange County, Southern California and beyond. Principal David R. Collins is a licensed Certified General Appraiser (G.A.A., S.C.R.E.A.) with over 40 years of experience. We are an appraiser of commercial, industrial, land, income residential, and residential properties, providing the type of reliable values that banks and major lending institutions require for loans.

562.694.4920 – Call for more information and FREE CONSULTATION

In addition to lending appraisals, our services include:
HUD/FHA appraisals
Mortage refinance appraisals
Conventional lending appraisals
Determining market value for a sale
Land – raw to finished sites, including tracts
Proposed construction
Single family residence – tract to custom homes
Small income units
Apartments buildings
Commercial property – specialty car wash, motel, fast food
Industrial properties
Tax assessment appeals (reducing property taxes)
REO / Foreclosure appraisals
Business valuations and appraisals
Consulting and feasibility studies
Appraisal reviews
Real estate consulting
Attorney appraisals / Legal matters: expert witness, divorce
Accountant appraisals – date of death, family trust valuation
IRS appraisals
Feasibility studies
Rental surveys

Temecula CA Commercial Real Estate & Home Property Appraiser

Temecula CA Car Wash Valuations, Appraisals
Temecula CA Date of Death Valuation, Property Tax Appraisal
Temecula CA Fast Food Franchise Business Valuations, Appraisals
Temecula CA Hotel – Motel Business Valuations, Appraisals
Temecula CA Median Home Price and Appraisal Value
Temecula CA Property Tax Assessment Appeals
Temecula CA Real Estate Appraisal Review
Temecula CA Real Estate Expert Witness Testimony, Property Appraiser for Divorce
Temecula CA Restricted Use Appraisal Report, Review For Single User
Temecula California Eminent Domain Just Compensation Appraisal
Temecula Hospital & Medical Office Building Appraisal for Healthcare Property

Collins and Associates LogoCollins and Associates
Temecula, CA
Phone: 562.694.4920

Contact Person:
Temecula Real Estate Property Appraiser

Temecula CA Commercial Real Estate & Home Property Appraiser

San Bernardino CA Commercial Real Estate & Home Property Appraiser

Dave Collins Property Appraiser Logo

Commercial, Business, Residential (Home) Real Estate & Property Appraisals and Appraisal Services in San Bernardino, Orange County, California

Collins and Associates provides dependable and accurate appraisals in San Bernardino, Orange County, Southern California and beyond. Principal David R. Collins is a licensed Certified General Appraiser (G.A.A., S.C.R.E.A.) with over 40 years of experience. We are an appraiser of commercial, industrial, land, income residential, and residential properties, providing the type of reliable values that banks and major lending institutions require for loans.

562.694.4920 – Call for more information and FREE CONSULTATION

In addition to lending appraisals, our services include:
HUD/FHA appraisals
Mortage refinance appraisals
Conventional lending appraisals
Determining market value for a sale
Land – raw to finished sites, including tracts
Proposed construction
Single family residence – tract to custom homes
Small income units
Apartments buildings
Commercial property – specialty car wash, motel, fast food
Industrial properties
Tax assessment appeals (reducing property taxes)
REO / Foreclosure appraisals
Business valuations and appraisals
Consulting and feasibility studies
Appraisal reviews
Real estate consulting
Attorney appraisals / Legal matters: expert witness, divorce
Accountant appraisals – date of death, family trust valuation
IRS appraisals
Feasibility studies
Rental surveys

San Bernardino CA Commercial Real Estate & Home Property Appraiser

San Bernardino CA Car Wash Valuations, Appraisals
San Bernardino CA Date of Death Valuation, Property Tax Appraisal
San Bernardino CA Fast Food Franchise Business Valuations, Appraisals
San Bernardino CA Hotel – Motel Business Valuations, Appraisals
San Bernardino CA Median Home Price and Appraisal Value
San Bernardino CA Property Tax Assessment Appeals
San Bernardino CA Real Estate Appraisal Review
San Bernardino CA Real Estate Expert Witness Testimony, Property Appraiser for Divorce
San Bernardino CA Restricted Use Appraisal Report, Review For Single User
San Bernardino California Eminent Domain Just Compensation Appraisal
San Bernardino Hospital & Medical Office Building Appraisal for Healthcare Property

Collins and Associates LogoCollins and Associates
San Bernardino, CA
Phone: 562.694.4920

Contact Person:
San Bernardino Real Estate Property Appraiser

San Bernardino CA Commercial Real Estate & Home Property Appraiser

Riverside CA Commercial Real Estate & Home Property Appraiser

Dave Collins Property Appraiser Logo

Commercial, Business, Residential (Home) Real Estate & Property Appraisals and Appraisal Services in Riverside, Orange County, California

Collins and Associates provides dependable and accurate appraisals in Riverside, Orange County, Southern California and beyond. Principal David R. Collins is a licensed Certified General Appraiser (G.A.A., S.C.R.E.A.) with over 40 years of experience. We are an appraiser of commercial, industrial, land, income residential, and residential properties, providing the type of reliable values that banks and major lending institutions require for loans.

562.694.4920 – Call for more information and FREE CONSULTATION

In addition to lending appraisals, our services include:
HUD/FHA appraisals
Mortage refinance appraisals
Conventional lending appraisals
Determining market value for a sale
Land – raw to finished sites, including tracts
Proposed construction
Single family residence – tract to custom homes
Small income units
Apartments buildings
Commercial property – specialty car wash, motel, fast food
Industrial properties
Tax assessment appeals (reducing property taxes)
REO / Foreclosure appraisals
Business valuations and appraisals
Consulting and feasibility studies
Appraisal reviews
Real estate consulting
Attorney appraisals / Legal matters: expert witness, divorce
Accountant appraisals – date of death, family trust valuation
IRS appraisals
Feasibility studies
Rental surveys

Riverside CA Commercial Real Estate & Home Property Appraiser

Riverside CA Car Wash Valuations, Appraisals
Riverside CA Date of Death Valuation, Property Tax Appraisal
Riverside CA Fast Food Franchise Business Valuations, Appraisals
Riverside CA Hotel – Motel Business Valuations, Appraisals
Riverside CA Median Home Price and Appraisal Value
Riverside CA Property Tax Assessment Appeals
Riverside CA Real Estate Appraisal Review
Riverside CA Real Estate Expert Witness Testimony, Property Appraiser for Divorce
Riverside CA Restricted Use Appraisal Report, Review For Single User
Riverside California Eminent Domain Just Compensation Appraisal
Riverside Hospital & Medical Office Building Appraisal for Healthcare Property

Collins and Associates LogoCollins and Associates
Riverside, CA
Phone: 562.694.4920

Contact Person:
Riverside Real Estate Property Appraiser

Riverside CA Commercial Real Estate & Home Property Appraiser

Rancho Cucamonga CA Commercial Real Estate & Home Property Appraiser

Dave Collins Property Appraiser Logo

Commercial, Business, Residential (Home) Real Estate & Property Appraisals and Appraisal Services in Rancho Cucamonga, Orange County, California

Collins and Associates provides dependable and accurate appraisals in Rancho Cucamonga, Orange County, Southern California and beyond. Principal David R. Collins is a licensed Certified General Appraiser (G.A.A., S.C.R.E.A.) with over 40 years of experience. We are an appraiser of commercial, industrial, land, income residential, and residential properties, providing the type of reliable values that banks and major lending institutions require for loans.

562.694.4920 – Call for more information and FREE CONSULTATION

In addition to lending appraisals, our services include:
HUD/FHA appraisals
Mortage refinance appraisals
Conventional lending appraisals
Determining market value for a sale
Land – raw to finished sites, including tracts
Proposed construction
Single family residence – tract to custom homes
Small income units
Apartments buildings
Commercial property – specialty car wash, motel, fast food
Industrial properties
Tax assessment appeals (reducing property taxes)
REO / Foreclosure appraisals
Business valuations and appraisals
Consulting and feasibility studies
Appraisal reviews
Real estate consulting
Attorney appraisals / Legal matters: expert witness, divorce
Accountant appraisals – date of death, family trust valuation
IRS appraisals
Feasibility studies
Rental surveys

Rancho Cucamonga CA Commercial Real Estate & Home Property Appraiser

Rancho Cucamonga CA Car Wash Valuations, Appraisals
Rancho Cucamonga CA Date of Death Valuation, Property Tax Appraisal
Rancho Cucamonga CA Fast Food Franchise Business Valuations, Appraisals
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Rancho Cucamonga CA Median Home Price and Appraisal Value
Rancho Cucamonga CA Property Tax Assessment Appeals
Rancho Cucamonga CA Real Estate Appraisal Review
Rancho Cucamonga CA Real Estate Expert Witness Testimony, Property Appraiser for Divorce
Rancho Cucamonga CA Restricted Use Appraisal Report, Review For Single User
Rancho Cucamonga California Eminent Domain Just Compensation Appraisal
Rancho Cucamonga Hospital & Medical Office Building Appraisal for Healthcare Property

Collins and Associates LogoCollins and Associates
Rancho Cucamonga, CA
Phone: 562.694.4920

Contact Person:
Rancho Cucamonga Real Estate Property Appraiser

Rancho Cucamonga CA Commercial Real Estate & Home Property Appraiser

Ontario CA Commercial Real Estate & Home Property Appraiser

Dave Collins Property Appraiser Logo

Commercial, Business, Residential (Home) Real Estate & Property Appraisals and Appraisal Services in Ontario, Orange County, California

Collins and Associates provides dependable and accurate appraisals in Ontario, Orange County, Southern California and beyond. Principal David R. Collins is a licensed Certified General Appraiser (G.A.A., S.C.R.E.A.) with over 40 years of experience. We are an appraiser of commercial, industrial, land, income residential, and residential properties, providing the type of reliable values that banks and major lending institutions require for loans.

562.694.4920 – Call for more information and FREE CONSULTATION

In addition to lending appraisals, our services include:
HUD/FHA appraisals
Mortage refinance appraisals
Conventional lending appraisals
Determining market value for a sale
Land – raw to finished sites, including tracts
Proposed construction
Single family residence – tract to custom homes
Small income units
Apartments buildings
Commercial property – specialty car wash, motel, fast food
Industrial properties
Tax assessment appeals (reducing property taxes)
REO / Foreclosure appraisals
Business valuations and appraisals
Consulting and feasibility studies
Appraisal reviews
Real estate consulting
Attorney appraisals / Legal matters: expert witness, divorce
Accountant appraisals – date of death, family trust valuation
IRS appraisals
Feasibility studies
Rental surveys

Ontario CA Commercial Real Estate & Home Property Appraiser

Ontario CA Car Wash Valuations, Appraisals
Ontario CA Date of Death Valuation, Property Tax Appraisal
Ontario CA Fast Food Franchise Business Valuations, Appraisals
Ontario CA Hotel – Motel Business Valuations, Appraisals
Ontario CA Median Home Price and Appraisal Value
Ontario CA Property Tax Assessment Appeals
Ontario CA Real Estate Appraisal Review
Ontario CA Real Estate Expert Witness Testimony, Property Appraiser for Divorce
Ontario CA Restricted Use Appraisal Report, Review For Single User
Ontario California Eminent Domain Just Compensation Appraisal
Ontario Hospital & Medical Office Building Appraisal for Healthcare Property

Collins and Associates LogoCollins and Associates
Ontario, CA
Phone: 562.694.4920

Contact Person:
Ontario Real Estate Property Appraiser

Ontario CA Commercial Real Estate & Home Property Appraiser

Murrieta CA Commercial Real Estate & Home Property Appraiser

Dave Collins Property Appraiser Logo

Commercial, Business, Residential (Home) Real Estate & Property Appraisals and Appraisal Services in Murrieta, Orange County, California

Collins and Associates provides dependable and accurate appraisals in Murrieta, Orange County, Southern California and beyond. Principal David R. Collins is a licensed Certified General Appraiser (G.A.A., S.C.R.E.A.) with over 40 years of experience. We are an appraiser of commercial, industrial, land, income residential, and residential properties, providing the type of reliable values that banks and major lending institutions require for loans.

562.694.4920 – Call for more information and FREE CONSULTATION

In addition to lending appraisals, our services include:
HUD/FHA appraisals
Mortage refinance appraisals
Conventional lending appraisals
Determining market value for a sale
Land – raw to finished sites, including tracts
Proposed construction
Single family residence – tract to custom homes
Small income units
Apartments buildings
Commercial property – specialty car wash, motel, fast food
Industrial properties
Tax assessment appeals (reducing property taxes)
REO / Foreclosure appraisals
Business valuations and appraisals
Consulting and feasibility studies
Appraisal reviews
Real estate consulting
Attorney appraisals / Legal matters: expert witness, divorce
Accountant appraisals – date of death, family trust valuation
IRS appraisals
Feasibility studies
Rental surveys

Murrieta CA Commercial Real Estate & Home Property Appraiser

Murrieta CA Car Wash Valuations, Appraisals
Murrieta CA Date of Death Valuation, Property Tax Appraisal
Murrieta CA Fast Food Franchise Business Valuations, Appraisals
Murrieta CA Hotel – Motel Business Valuations, Appraisals
Murrieta CA Median Home Price and Appraisal Value
Murrieta CA Property Tax Assessment Appeals
Murrieta CA Real Estate Appraisal Review
Murrieta CA Real Estate Expert Witness Testimony, Property Appraiser for Divorce
Murrieta CA Restricted Use Appraisal Report, Review For Single User
Murrieta California Eminent Domain Just Compensation Appraisal
Murrieta Hospital & Medical Office Building Appraisal for Healthcare Property

Collins and Associates LogoCollins and Associates
Murrieta, CA
Phone: 562.694.4920

Contact Person:
Murrieta Real Estate Property Appraiser

Murrieta CA Commercial Real Estate & Home Property Appraiser