SSB 5332
In CommitteeSenate
Mobile dwellings
Concerning mobile dwellings.
This status may be delayed. See Action History below for the latest updates.
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 requires cities and counties to allow at least one home on wheels (like RVs or travel trailers) on qualifying residential lots that already have another home, and bars property associations from banning them — though those bans expire in 2028. It sets rules for how such units must connect to utilities and be inspected, while explicitly exempting the units themselves from building or safety inspections.
- Cities and counties must allow at least one home on wheels on each residential lot that already has another housing unit, is in an urban growth area, and is served by adequate water, sewer, and transportation infrastructure.
- Homes on wheels must be connected to electricity via a 20-amp, ground fault circuit interrupter (GFCI)-protected dedicated circuit from a service pedestal or the main dwelling.
- If the home on wheels has plumbing, it must connect to water via a flexible hose from an existing hose bib or yard hydrant, and to sewer via a cleanout from an existing unit’s sewer line.
- If the home on wheels lacks plumbing, occupants must use water, toilets, and showers from an existing home on the same lot.
- Local governments may inspect utility connections but may not inspect the home on wheels itself.
- Property associations (homeowners', condominium, apartment, and common-interest community associations) may not ban homes on wheels where state law requires them to be allowed — though these association bans expire on January 1, 2028.
Who is affected
- Mobile home or RV residents — Residents who live in homes on wheels (e.g., travel trailers, motor homes) on residential lots that already have another housing unit, and who need access to utilities and legal permission to park and connect their units.
- Residential property owners — Property owners in cities within urban growth areas who want to add a home on wheels to their existing residential lot for housing flexibility, affordability, or family needs.
- Property and homeowners associations — Homeowners' associations, condominium associations, apartment owners' associations, and other property associations that manage common-interest communities and must now comply with new rules limiting their ability to ban homes on wheels.
- Local governments — City and county governments that must update zoning and inspection policies to allow and regulate homes on wheels on qualifying residential lots.
Pro/Con Analysis
Stronger case for benefits
Potential Benefits (5)
Expands housing supply and flexibility by allowing accessory dwelling units on existing residential lots, directly increasing affordable housing options for low- and moderate-income households seeking stable shelter.
HousingPeopleRef: Sec. 1(1)Permits sewer connections via existing cleanouts without requiring new infrastructure, reducing barriers for low-income homeowners to add a home on wheels without costly upgrades.
HousingPeopleRef: Sec. 1(3)(a)(ii)Mandates 20-amp GFCI-protected dedicated circuits for electrical service, reducing fire and electrocution risk compared to improper DIY hookups — a significant safety improvement over unregulated setups.
Public SafetyPeopleRef: Sec. 1(2)Requires local governments to assess infrastructure capacity *before* allowing new units, helping prevent overburdening of water/sewer systems and supporting long-term sustainability in growing urban areas.
HousingPeopleRef: Sec. 1(1)(c)Limits homeowners' associations’ ability to ban homes on wheels, strengthening individual property owners’ rights to use their land for housing — though this right is temporary and expires in 2028.
Rights & LibertiesLean peopleRef: Sec. 2–5
Potential Concerns (5)
Local governments lose authority to inspect the physical safety or structural integrity of homes on wheels, potentially exposing residents and neighbors to fire, electrical, or sanitation hazards if units are poorly maintained.
Local GovernmentPeopleRef: Sec. 1(4)Homes on wheels without plumbing require occupants to share water, toilets, and showers with the main dwelling — increasing strain on existing plumbing systems and raising risks of cross-contamination, overflow, or misuse in high-occupancy or high-usage scenarios.
Public SafetyPeopleRef: Sec. 1(3)(b)Local governments must verify infrastructure capacity (water, sewer, stormwater, transportation) for each qualifying lot, adding administrative burden and potentially delaying permitting for legitimate developments.
Local GovernmentRef: Sec. 1(1)(c)The 2028 sunset on association bans creates regulatory uncertainty: HOAs may delay or resist compliance until 2027–2028, and local governments may face inconsistent enforcement before expiration.
Local GovernmentRef: Sec. 2–5 (sunset clause)The requirement that a lot already have *another* housing unit excludes many low-income residents who rent or live in multi-family units without single-family lots, limiting access to this option for renters and apartment dwellers.
HousingRef: Sec. 1(1)(a)
Who Is Most Affected
Mobile home/RV residents gain legal right to park and connect units on qualifying lots, improving housing stability and affordability — especially for low-income, elderly, or seasonal workers. However, lack of unit inspections may increase safety risks if units are poorly maintained.
Property owners gain new flexibility to add accessory housing for family, rentals, or affordability — but may face increased utility strain, neighbor complaints, or difficulty enforcing community standards. The 2028 sunset creates uncertainty for long-term planning.
HOAs lose temporary authority to ban homes on wheels, reducing their control over property aesthetics and density. This may increase administrative costs and conflict, but the 2028 expiration limits long-term impact.
Local governments gain authority to enforce utility connection standards but lose inspection authority over units themselves, creating a mismatch in oversight. They must update zoning and verify infrastructure capacity, adding administrative work with limited funding support.