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WashingtonHB 11832025-2026 Regular SessionHouseWALLET

Concerning building code and development regulation reform.

Sponsored By: Davina Duerr (Democratic)

Became Law

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Bill Overview

Analyzed Economic Effects

8 provisions identified: 6 benefits, 0 costs, 2 mixed.

No facade or step-back mandates

Cities and counties that plan under state growth rules cannot require facade modulation or upper‑level step‑backs for certain housing. This protection covers affordable housing, Passive House new builds and retrofits, conversions to housing, modular, and mass‑timber projects. The law also defines “facade modulation” and “upper‑level setback,” so everyone knows exactly what is covered.

Standard unit sizes for affordable housing

Affordable units for low‑income or very low‑income households have clear size caps: studios up to 400 sq ft, 1‑bedrooms up to 550, 2‑bedrooms up to 750, and 3‑bedrooms up to 1,000. If a project’s average unit is smaller than these caps, the city must let affordable units match those smaller sizes. Projects using the state affordable housing incentive program are exempt and follow that program’s rules.

State deadlines and preemption for city rules

Cities and counties must update their codes to include the act’s housing reforms on a set timeline tied to their next plan update or progress report. If a city misses the deadline, the state rules apply there automatically and override conflicting local rules. Code cities face the same adoption deadline and preemption. Code cities also must follow the conversion protections for buildings in commercial or mixed‑use zones.

Parking reforms near transit and projects

Cities cannot require off‑street parking for affordable, Passive House, modular, or mass‑timber housing, unless an allowed exception applies. For market‑rate apartments within 1/4 mile of very frequent transit, the minimum parking cap is the lesser of 1 space per bedroom or 0.75 per unit. For senior or disability‑designated housing near the same frequent transit, cities cannot require minimum resident parking (they may set staff and visitor parking). A city or county may still require parking if a certified expert safety study shows it is significantly safer, or if county roads are below nearby city standards.

Faster, simpler building conversions to housing

The law makes it easier to add homes inside existing buildings. Cities cannot block up to 50% more units within the current building envelope in multifamily zones. They cannot add new parking rules for units added inside, but already‑required parking must be kept and rules for remaining nonresidential uses still apply. Cities also cannot add extra permits, most new design rules, or exterior look requirements beyond health, safety, or key streetscape needs. They cannot ban unit locations inside a building, except for ground‑floor shops along a major pedestrian street. Only the new dwelling areas must meet the current energy code; unchanged residential areas do not. A permit cannot be denied just for old nonconforming items (like parking, height, setbacks, gurney‑sized elevators, or modulation) unless an official issues written findings of real harm. A building counts as “existing” if it got a certificate of occupancy at least three years before the housing permit application.

More room for Passive House buildings

Projects that meet Passive House certification get extra flexibility. Setbacks are measured to the outside face of the foundation. Wall insulation may project up to eight inches into setbacks, and the roof can be eight inches taller for added insulation. Gross floor area is measured from the interior face of exterior walls. The law accepts certification by Phius or the International Passive House Institute.

Rooftop solar allowed above height limits

Cities and counties must allow a roof to exceed height limits by at least 48 inches to fit roof‑mounted solar panels. The law also defines what counts as a solar energy panel. This makes it easier to add solar without running into height rules.

Space and measurement help for retrofits

For buildings converted to housing, cities must allow roof height to go up by eight inches to fit more insulation. Exterior wall insulation may project up to eight inches into setbacks, including on buildings that already encroach. Gross floor area is measured from the interior face of exterior walls. These rules remove small barriers so owners can insulate and convert older buildings.

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Sponsors & Cosponsors

Sponsor

  • Davina Duerr

    Democratic • House

Cosponsors

  • April Berg

    Democratic • House

  • Beth Doglio

    Democratic • House

  • Cindy Ryu

    Democratic • House

  • Jamila Taylor

    Democratic • House

  • Joe Fitzgibbon

    Democratic • House

  • Julia Reed

    Democratic • House

  • Lauren Davis

    Democratic • House

  • Lisa Parshley

    Democratic • House

  • Liz Berry

    Democratic • House

  • Mari Leavitt

    Democratic • House

Roll Call Votes

All Roll Calls

Yes: 84 • No: 60

Senate vote • 4/14/2025

3rd Reading & Final Passage

Yes: 28 • No: 21

House vote • 3/11/2025

3rd Reading & Final Passage

Yes: 56 • No: 39 • Other: 3

Actions Timeline

  1. Effective date 7/27/2025.

    4/22/2025House

  2. Chapter 139, 2025 Laws.

    4/22/2025House

  3. Governor signed.

    4/22/2025legislature

  4. Delivered to Governor.

    4/17/2025legislature

  5. President signed.

    4/16/2025legislature

  6. Speaker signed.

    4/15/2025legislature

  7. Third reading, passed; yeas, 28; nays, 21; absent, 0; excused, 0.

    4/14/2025House

  8. Rules suspended. Placed on Third Reading.

    4/14/2025House

  9. Placed on second reading by Rules Committee.

    4/9/2025House

  10. Passed to Rules Committee for second reading.

    4/8/2025House

  11. Minority; without recommendation.

    4/7/2025House

  12. Minority; do not pass.

    4/7/2025House

  13. WM - Majority; do pass.

    4/7/2025House

  14. Referred to Ways & Means.

    3/25/2025House

  15. And refer to Ways & Means.

    3/24/2025House

  16. Minority; without recommendation.

    3/24/2025House

  17. Minority; do not pass.

    3/24/2025House

  18. LGV - Majority; do pass.

    3/24/2025House

  19. First reading, referred to Local Government.

    3/13/2025House

  20. Third reading, passed; yeas, 56; nays, 39; absent, 0; excused, 3.

    3/11/2025House

  21. Rules suspended. Placed on Third Reading.

    3/11/2025House

  22. 2nd substitute bill substituted.

    3/11/2025House

  23. Rules Committee relieved of further consideration. Placed on second reading.

    3/10/2025House

  24. Referred to Rules 2 Review.

    2/28/2025House

  25. APP - Executive action taken by committee.

    2/25/2025House

Bill Text

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