Housing (Zoning)

in committee · Maryland · House of Delegates Feb 17, 2026

HB 1517: Land Use - Qualified Project - Retaliatory Downzoning

HB 1517 protects residential development projects targeted by "retaliatory downzoning" by allowing higher density. It defines a "qualified project" as a residential development (new construction or major renovation) that faced zoning changes after local officials publicly opposed it, while meeting affordable housing requirements (15% affordable units for 40 years, or 20% in jurisdictions with stricter prior rules). The bill requires local jurisdictions to permit density exceeding standard limits: 60% higher than typical in multifamily zones, or 50% of previous zoning density. This applies to projects in single-family, multifamily, nonresidential, or mixed-use areas, with specific density rules for each zone type.

Topics ✓ HousingSupports HousingMandates 15-20% affordable units for 40 years and permits higher density development, directly advancing affordable housing goals.95% confidence

Sub-Topics Affordable Housing Land Use Zoning

Track

signed · Maryland · Senate May 26, 2026

SB 829: Residential-in-Commercial-Zone Laws - Study (Bring Back Main Street Act)

SB 829, the "Bring Back Main Street Act," requires certain Maryland counties to permit multifamily developments (buildings with five or more dwelling units sharing common walls) and mixed-use developments (residential plus non-residential uses where non-residential is under 50% of space and limited to first floors) as standard zoning. It prohibits counties from imposing restrictions on these developments, such as limiting height or density, while allowing counties to require a minimum percentage of retail space and on-site parking. The bill directly affects counties, developers, and communities by streamlining approval for housing projects that combine residential and commercial uses. This change aims to increase housing options in areas where such developments were previously restricted under local zoning rules.

Topics ✓ HousingSupports HousingMandates counties to permit multifamily/mixed-use developments without height/density restrictions, directly increasing housing supply and development potential.85% confidence

Sub-Topics Property Development Zoning

signed · Maryland · House of Delegates May 12, 2026

HB 1252: Department of Housing and Community Development - Montgomery County Study MC 19-26

HB 1252 requires Maryland's Department of Housing and Community Development to study housing availability and affordability in Montgomery County and propose solutions. The study must examine housing types, development opportunities, and how regulations/market forces impact supply, with recommendations to increase housing options. The department must submit interim reports by November 2026 and 2027, plus a final report by November 2028, to Montgomery County officials and the Maryland General Assembly. The bill expires automatically on June 30, 2029, after a 3-year study period. It directly affects Montgomery County residents by addressing local housing challenges through a structured policy review.

Topics ✓ HousingSupports HousingBill mandates study to propose solutions increasing housing options, directly aligning with affordable housing advancement indicators.90% confidence

Sub-Topics Affordable Housing Community Development Zoning

in committee · Maryland · House of Delegates Feb 5, 2026

HB 826: Property Tax - Residential Real Property - Moratorium on Assessment Increases

HB 826 freezes increases to the assessed value of residential property in Maryland for taxable years 2026 through 2028. It directly affects homeowners by preventing local governments from raising property tax assessments based on market value during this period, unless specific exceptions apply. These exceptions include zoning changes initiated by the owner, significant improvements adding at least $100,000 in value, changes in property use, or errors in calculation. The bill does not alter tax rates or affect commercial properties, only limiting assessment increases for residential homes.

Topics ✓ Budget & TaxesSupports Budget & TaxesFreezes property tax assessments for homeowners, preventing tax increases during 2026-2028, providing direct tax relief per topic indicators.95% confidence ✓ HousingSupports HousingBill freezes residential property tax assessments for 2026-2028, preventing tax increases that would reduce housing affordability for homeowners by stabilizing their tax burden.90% confidence

Sub-Topics Property Tax Property Taxes Zoning

Track

passed both · Maryland · House of Delegates Apr 11, 2026

HB 1259: Zoning Authorities - Operation of Family Child Care Homes - Prohibitions and Requirements

HB 1259 prohibits local Maryland jurisdictions (counties and Baltimore City) from denying or restricting family child care homes that meet state licensing requirements, including limiting the number of children below state standards. It requires local governments to classify these homes as residential activities and permit them under residential zoning rules. The bill amends Maryland's land use code to ensure consistency with state licensing standards and prevent local zoning barriers for licensed child care providers. The law takes effect on October 1, 2026.

Topics ✓ HousingSupports HousingRemoves zoning barriers for family child care homes, enabling residential use under state licensing standards and preventing local restrictions on housing development.92% confidence

Sub-Topics Land Use Zoning

Track

in committee · Maryland · House of Delegates Feb 17, 2026

HB 1538: Land Use - Accessory Dwelling Units - Requirements and Prohibitions (Maryland Generational Housing Act of 2026)

HB 1538, the Maryland Generational Housing Act of 2026, requires Maryland counties and municipalities to adopt local laws by October 1, 2026, permitting at least one internal accessory dwelling unit (ADU, like a converted basement) and one external ADU (like a backyard cottage) on single-family residential properties. The bill directly affects homeowners, local governments, and utility providers by prohibiting localities from imposing off-street parking requirements on ADUs, banning utility fees for shared meters/services, and exempting ADUs from property taxes. Key provisions include removing ADUs from density calculations for zoning purposes and ensuring they meet basic safety standards without requiring additional parking. This law aims to increase housing options for multi-generational households while streamlining development for existing single-family lots.

Topics ✓ HousingSupports HousingMandates ADU development on single-family properties, removes parking/utility barriers, directly increasing housing supply and affordability.95% confidence

Sub-Topics Land Use Property Development Zoning

Track

in committee · Maryland · House of Delegates Feb 9, 2026

HB 778: Land Use - Middle Housing Options - Requirements

HB 778 requires Maryland counties to evaluate vacant or underused commercial and industrial land for potential housing development and update their comprehensive plans to include policies promoting "middle housing" (such as duplexes, townhouses, and small apartment buildings). This applies to counties with comprehensive plans enacted or amended after January 1, 2027, and prohibits local governments from imposing unreasonable restrictions on middle housing projects. The bill mandates that housing elements of these plans assess opportunities for middle housing on suitable commercial or industrial sites. It aims to increase housing options by changing land-use rules without requiring specific housing types or income levels.

Topics ✓ HousingSupports HousingMandates counties to evaluate land for middle housing development and prohibits unreasonable restrictions, directly increasing affordable housing supply through policy changes.95% confidence

Sub-Topics Land Use Property Development Zoning

Track

in committee · Maryland · House of Delegates Feb 18, 2026

HB 1236: Real Property – Prohibition on Restrictions of Accessory Dwelling Units – Historic District Exemption

HB 1236 modifies Maryland law to prevent restrictions on accessory dwelling units (ADUs - secondary housing units on the same property as a primary home) from applying to historic properties. It specifically exempts two categories: (1) properties listed in or eligible for Maryland’s Historic Register, and (2) properties within districts designated as historic under local zoning rules. This means property owners in historic districts can develop or rent ADUs without facing prohibitions based solely on historic designation. The bill does not change general ADU rules outside historic areas but ensures historic preservation rules cannot block ADU development in these zones.

Topics ✓ HousingSupports HousingRemoves restrictions on ADUs in historic districts, enabling more housing options and increasing supply without limiting development.95% confidence

Sub-Topics Historic Preservation Property Development Zoning

Track

in committee · Maryland · House of Delegates Mar 5, 2026

HB 1175: Land Use - Residential Housing - Oversight, Regulation, and Taxation (Building Affordably in My Back Yard Act)

HB 1175, the "Building Affordably in My Back Yard Act," requires property owners to certify contact information to the Department of Housing annually and allows local governments to review housing development projects. It establishes housing production targets, creates simplified permitting for standardized affordable housing designs, and permits counties to adjust taxes - lowering fees for affordable projects while increasing them on non-affordable properties. The bill also mandates studies on housing infrastructure, tax disincentives for downsizing, and internal reviews of housing approval processes. These provisions directly affect property owners, local jurisdictions, counties, and housing developers across Maryland.

Topics ✓ Budget & TaxesSupports Budget & TaxesLowers fees for affordable housing projects while increasing taxes on non-affordable properties, incentivizing affordable development through targeted tax adjustments.95% confidence ✓ HousingSupports HousingEstablishes tax incentives for affordable projects, simplified permitting, and housing targets to increase affordable housing supply.95% confidence

Sub-Topics Affordable Housing Property Taxes Zoning

Track

signed · Maryland · House of Delegates May 26, 2026

HB 894: Land Use - Transit-Oriented Development - Alterations (Maryland Transit and Housing Opportunity Act)

HB 894, the Maryland Transit and Housing Opportunity Act, automatically designates qualifying transit-oriented developments (near rail stations with at least hourly service Monday-Friday 8am-6pm) as enterprise zones, granting tax incentives without separate approval. The bill requires the Maryland Development Corporation to prioritize redevelopment projects near transit in its loan programs and delays certain development fees for residential housing projects. It also changes local land use regulations near transit stations by altering municipal authority to restrict development in these areas.

Topics ✓ Budget & TaxesSupports Budget & TaxesBill grants tax incentives for transit-oriented developments and delays development fees, directly advancing tax policy and fiscal management.90% confidence ✓ HousingSupports HousingAutomatically designates transit-oriented developments as enterprise zones for tax incentives, prioritizes transit-redevelopment in loan programs, and delays residential development fees - directly advancing housing development.92% confidence ✓ TransportationSupports TransportationBill creates tax incentives for transit-oriented developments, prioritizes transit-redevelopment in loans, and delays fees for housing near transit, directly advancing public transit infrastructure.95% confidence

Sub-Topics Tax Incentives Land Use Property Development Zoning Rail