2SHB 1183
SignedHouse
Building codes
Concerning building code and development regulation reform.
How does a bill become law?
- Introduced: The bill is filed and assigned a number.
- Committee: A subject-matter committee holds hearings, takes public testimony, and decides whether to advance the bill.
- Floor Vote: The full chamber (House or Senate) debates and votes on the bill.
- Opposite Chamber: The bill repeats the committee and floor vote process in the other chamber.
- Governor: The Governor reviews the bill and decides whether to sign or veto it.
- Signed: The bill has been signed into law.
AI Analysis
This bill changes state law to make it easier and more affordable to build and retrofit housing—especially affordable, sustainable, and transit-adjacent housing—by limiting local restrictions on setbacks, roof height, parking, unit size, and design standards. It also updates rules for emergency housing and elevator standards.
- Cities and counties must allow up to 8 inches of extra setback space and 8 inches of extra roof height for insulation when retrofitting existing buildings for residential use or building new Passive House–certified homes.
- Gross floor area must be measured from the interior face of exterior walls (including drywall) for certain housing projects, potentially increasing usable space.
- Local governments may not restrict housing density in existing buildings by more than 50% above the underlying zone’s allowance, nor impose new parking requirements on additions within existing buildings.
- Local governments may not require façade modulation or upper-level setbacks for affordable housing, Passive House projects, modular construction, or mass timber construction.
- Local governments may not require off-street parking for affordable housing, Passive House projects, modular, or mass timber housing—unless an empirical safety study justifies it.
- Minimum parking requirements for senior/disabled housing near high-frequency transit must be zero for residents (though staff/visitor parking may still be required).
- Affordable housing units must meet size limits: 400 sq ft for studios, 550 sq ft for one-bedroom, 750 sq ft for two-bedroom, and 1,000 sq ft for three-bedroom units.
- Cities and counties must allow 48 inches of extra roof height to accommodate roof-mounted solar panels.
- Exemptions from state building code requirements for emergency housing for indigent persons are extended and clarified, with a new requirement for state-developed standards for emergency shelters and elevator accessibility by March 31, 2026, and July 1, 2026, respectively.
Who is affected
- Local governments (cities and counties) — Cities and counties must update their development regulations to comply with new state standards; those that don’t comply will have state rules apply automatically.
- Developers and property owners — Developers and property owners can more easily add housing units inside existing buildings, convert nonresidential buildings to housing, or build new affordable or sustainable housing without facing certain local restrictions.
- Low-income and very-low-income households — Low- and very-low-income households benefit from clearer rules limiting minimum unit sizes for affordable housing and from reduced parking requirements near transit.
- Seniors and people with disabilities — Seniors and people with disabilities benefit from exemptions from minimum parking requirements for housing located near high-frequency transit stops.
- Builders of sustainable, modular, or mass timber housing — Builders of energy-efficient homes (e.g., Passive House–certified), modular, or mass timber homes gain flexibility in setbacks, roof height, and design requirements.
Pro/Con Analysis
Stronger case for benefits
Potential Benefits (5)
Limits minimum size for affordable units (e.g., 400 sq ft studios), enabling more units per building and lowering per-unit construction costs—making it easier and more financially viable for developers to build units affordable to households earning ≤50% AMI, directly expanding supply for low- and very-low-income renters.
HousingPeopleRef: Sec. 10, capping affordable housing unit sizes (e.g., 400 sq ft studios, 550 sq ft one-bedrooms)Prohibits local parking mandates for affordable, sustainable, and modular housing—reducing development costs by $15,000–$30,000 per parking space (per industry estimates), directly lowering rents for low- and moderate-income households and increasing feasibility of transit-adjacent development.
HousingPeopleRef: Sec. 7(1)(a), (b), (c), (d) and Sec. 8(1), eliminating off-street parking requirements for affordable, Passive House, modular, and mass timber housingPermits up to 50% more housing units within existing building footprints in multifamily zones—unlocking underutilized commercial space (e.g., vacant offices, retail) for housing without new land, accelerating supply growth in high-demand urban centers where land is scarce and expensive.
HousingPeopleRef: Sec. 3(2)(a) and Sec. 4(2)(a), allowing up to 50% density increase within existing building envelopes in multifamily zonesAllows 8-inch setbacks and roof-height increases for insulation in retrofits and Passive House projects, plus interior-based floor area measurement—increasing usable space and energy efficiency without expanding footprint, supporting healthier, lower-energy housing for everyday renters at modest cost premiums.
HousingPeopleRef: Sec. 1 and Sec. 2, allowing 8-inch setback/roof-height expansions for insulation and measuring gross floor area from interior wall facesBars parking mandates for senior/disabled housing within ¼ mile of high-frequency transit—reducing development costs and enabling more units on constrained sites, directly benefiting vulnerable populations who rely on transit and are disproportionately affected by housing shortages and high transportation costs.
HousingPeopleRef: Sec. 8(1), eliminating minimum parking for seniors and people with disabilities near high-frequency transit
Potential Concerns (5)
Mandates new state-level standards for emergency shelters and elevators by specific deadlines, which may strain local building departments with limited staff and technical capacity to implement and enforce new rules without additional funding—potentially delaying shelter construction or causing inconsistent compliance across jurisdictions.
Public SafetyPeopleRef: Sec. 9 (new), adding state-level elevator and shelter standards by March 31, 2026 and July 1, 2026Bars cities and counties from requiring transportation concurrency or environmental studies for housing additions within existing buildings, which may reduce local capacity to assess cumulative infrastructure impacts (e.g., traffic, stormwater) and could undermine long-term planning resilience—especially in high-growth corridors where local agencies lack resources to independently model these effects.
Local GovernmentPeopleRef: Sec. 3(2)(i) and Sec. 4(2)(i), prohibiting transportation and environmental studies for housing additions within existing buildingsEliminates off-street parking mandates for certain affordable and sustainable housing types, which may increase on-street parking demand in neighborhoods already experiencing parking stress—potentially displacing parking burden onto neighboring residents, especially in older, lower-density areas without robust public transit or off-street infrastructure.
TransportationLean peopleRef: Sec. 7(1)(a) and Sec. 8(1), eliminating off-street parking requirements for affordable, Passive House, modular, and mass timber housingRequires the State Building Code Council to adopt new elevator standards by July 1, 2026, including for six-story buildings—potentially increasing construction costs for small landlords or developers who must retrofit or build to new specs, even if their buildings were previously compliant under older codes.
Public SafetyLean peopleRef: Sec. 9 (new), requiring state-developed elevator standards by July 1, 2026Imposes strict maximum unit sizes for affordable housing, which may reduce flexibility for developers to create units that better match household composition or accessibility needs—especially for families or people with mobility devices—potentially limiting usability even if units remain affordable.
HousingLean peopleRef: Sec. 10, capping affordable housing unit sizes (e.g., 400 sq ft studios, 550 sq ft one-bedrooms)
Who Is Most Affected
Low- and very-low-income households benefit from smaller minimum unit sizes, eliminated parking mandates, and denser housing near transit—lowering rents and increasing access to safe, stable housing in opportunity areas. However, they may face indirect risks if reduced parking leads to on-street congestion in neighborhoods with limited street parking.
Seniors and people with disabilities gain from parking exemptions near transit and clearer pathways to accessible housing—reducing housing costs and increasing independence. However, they may be negatively impacted if local transit infrastructure is insufficient to support increased ridership or if building conversions lack accessibility features.
Developers of affordable, modular, and sustainable housing benefit from reduced regulatory barriers, lower parking costs, and expanded density—making projects more financially viable. However, small developers or those without Passive House certification may lack resources to meet new technical requirements, potentially consolidating market share among larger firms.
Local governments lose authority over parking, density, and design standards in multifamily zones—potentially increasing workload to comply with state preemption while losing local revenue from parking fees. However, they gain streamlined pathways to meet housing targets and may reduce costs by avoiding redundant environmental studies.
Builders of Passive House, modular, and mass timber housing gain flexibility in setbacks, roof height, and façade design—accelerating permitting and reducing costs for energy-efficient construction. However, firms without specialized supply chains (e.g., for mass timber) may face higher material or logistics costs, limiting access for smaller or rural contractors.