Advice needed. Looking to lease, business owner says it's zoned for commercial retail, city website says otherwise.
I'm currently looking at a newly renovated building that the building owner is filling with a variety of businesses. Mine would be the first retail space in the building, and he has reassured me that the building is zoned for commercial retail. However, researching the building on the city site, it lists the building  zoned for industrial. Granted, much of the construction is new and perhaps the site has not updated with new zoning permits. But, I know he is letting tenants live in spaces he specifically had told me are not permitted for residence. So I kinda get the idea he likes to play fast and loose with the rules.

So, my question is, if I sign a lease as a tenant how much responsibility would fall on me if / when the city inspector comes knocking? What legal ramifications could one expect operating a retail space in a wrong zone? I assume they shut it down immediately? Is this something that should be specified in the lease so responsibility does not fall on me? Just trying to conceptualize how concerned I should be about this. Near Detroit, Michigan for reference. Cross-posted from legal advice.
[{"id": "etaq13l", "text": "You should go down to city zoning and talk to them.  It is possible there was a zone change or something not on the website.  \n\nThis most likelly will come up when you get a zoning/business permit. Meaning youd never even open.\n\nPer the lease yes you should absolutely have in there that if your stated purpose isnt found to be lawful you can void it.  You already are concerned about it.  \n\nHave a lawyer review your lease your description he sounds like you need some help, dont make a huge mistake here 2 or 3 billable hours will prevent", "replies": [{"id": "etas6aj", "text": "The city has no special permits needed, beyond state tax permit which has already been obtained (sans location). So, not a worry.\n\nI would definitely have it in the lease if I reach that point. I was debating whether to reach out to the zoning office, as I didn't want to preemptively piss off this guy by tipping them off. But I definitely would if I get serious about the space.\n\nIn the other thread they mentioned it could be allowed in industrial zoning, as it is the least restrictive. Is that generally the case?", "replies": [{"id": "etatdr6", "text": "The landlord may not want your use and is letting you down lightly?  He/she has the right to decide who to lease to.\n\nOtherwise show him the by-law.  Furthermore you should be able to obtain an occupancy permit or something in writing stating your use will not be interfered with.", "replies": [], "depth": 3}, {"id": "etatr2b", "text": "I dont know if id say generally, maybe sometimes.  It depends on your use too more specific to retail.  Like say you are a cpa, general office would probably be allowed.  Say you are a fast food restaurant.  That probably wouldnt be.\n\nWherever you see the map, there should be zoning text with it (like 100 pages worth).  There will be use tables in there somewhere that will have a heading for industrial and then list whats allowed or not.  Look at that.\n\nId just call.  Its an important question.  If its allowed hed never even know.  If not then who cares you wouldnt do the deal anyways.\n\nYou 100% positive you dont need a zoning permit?  Thats very unusual.  Do they not do fire inspections and stuff too?", "replies": [{"id": "etb86s3", "text": "I deal with this in my job all the time.  You would not believe how squirrely some codes can be.  You can have a use allowed on one parcel but not next door.  Or, a building could be operating in a nonconforming use for years, then the city will ban a later occupant for the same use.\n\nMost jurisdictions have a process to obtain a zoning verification letter for a couple hundred bucks.  I would not count on a clause where you could be let out you lease in the event of a problem.  Do you want to put a lot of work establishing your. business there then possibly get shut down?\n\nId pay to get an actual document from the zoning dept, don't rely on what a zoning person might tell you verbally\n \n\nyou. don't want", "replies": [{"id": "etb9pzh", "text": "To be clear, I'm advocating doing both, or simply as a first step picking up a phone or reading the code.  If zoning says no op saved a shitload of time negotiating this etc.", "replies": [{"id": "etdaqh0", "text": "I agree with you, it makes sense to do some research ahead of time, read the code yourself; also you could call the zoning office &amp; ask a generic question that wouldn't unnecessarily rat out the LL.  I'd prob do those steps, then perhaps sign an LOI or even a lease with the LL allowing you X amount of time to verify the zoning.  That way the LL knows you arent just tire kicking", "replies": [], "depth": 6}], "depth": 5}], "depth": 4}], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "etbaka8", "text": "Most cities will send you a zoning letter for a nominal fee ($50 range) and is easy to request.  If owner is representing its properly zoned you should add it as a contingency to the lease where you would be able to terminate if you had an issue.", "replies": [{"id": "etbatel", "text": "Also, many times retail is allowed in industrial zones.  You\u2019ll frequently see the zoning code say that broader zoning designations include some of the less-intensive uses, especially transitioning between retail and industrial.  Multi family or residential doesn\u2019t always work this way for various reasons but in many cases industrial zoning is a pretty inclusive zoning designation.", "replies": [], "depth": 2}, {"id": "etbfzzd", "text": "This is the absolute right answer.   Contingency in the lease that let\u2019s you out if you can not operate due to zoning restriction, and if you want to be aggressive repayment of your unamortized startup costs.", "replies": [], "depth": 2}], "depth": 1}, {"id": "etc7uli", "text": "I'm a lawyer but not your lawyer. In addition to what everyone suggested, you can also check if retail is a permitted use within the zoning district which does not require a conditional use permit.  The landlord may have meant that your use is permitted without further action.", "replies": [{"id": "etf4us0", "text": "Got it, thanks for the reply.", "replies": [], "depth": 2}], "depth": 1}]