Mary Ryan

Having zoning codes on the Internet is probably not a big deal to an agent who sells strictly single-family homes. But if an agent lists even one vacant lot a year, having municipal land use codes on the Internet is an incredible time-saver for buyers and buyers' agents. Last year, one client sent me to 15 different

municipalities looking for sites. The first step is to buy and read the land-use code. My back room holds two boxes of 1997 zoning codes, most of which I will never use again because I must always have the most current code. Last year, I earned a $35,000 commission because I read the code and learned my client could put his project in a particular zone. The land-use planners had not included this zone in an across-the-counter, "where can this go type meeting." Land use can be very complicated, and land-use planners don't make the big money. We do.

On two occasions, I e-mailed my city Webmaster friendly notes, mentioning that several surrounding municipalities had managed to get their codes on the Internet. Last week, my city, Renton, Wash., announced their land-use codes are now on the Internet. I'm thrilled. I think my prodding may have helped get our code wired sooner. King County even has Acrobat downloadable zoning maps.

If we Realtors tactfully prod a little, change may happen more quickly. Here are some of the ways I am using wired land-use codes:

• I have printed the Internet flyer address on my flyers. A buyer or buyer broker may get online to check land use 24 hours a day, weekends and holidays. Last year, I listed a property on a subdividable lot. The buyer's mortgage broker clicked his way to the code (which at the time I had typed onto a separate Web page), confirmed the site indeed was subdividable, and arranged financing.

• A link on a Web flyer; just click your way to the information.

• A directory of land-use codes on my Web site. Then perhaps buyers and sellers will realize that I know what they need a little better than my competition.

• Last week, I confirmed the setback requirement for a new garage for a client. With a copy of the code in hand (that took three minutes to find and print), I called the planning department for clarification of a phrase. I talked with one of the best city planners, and she misquoted the setback by two feet. Zoning is very confusing, even for land-use planners.

For more information about land use or other issues, contact Mary Ryan, CRS, ABR, ; or send e-mail.