IndianaHB 1005First Regular Session 124th General Assembly (2025)HouseWALLET

Housing and building matters.

Sponsored By: Doug Miller (Republican)

Signed by Governor

Summary

Requires (rather than allows) a city, town, or county (unit) that requires a building permit for construction of a Class 2 structure to allow the inspection to be provided by private providers in addition to the unit's inspectors. Provides that a "home inspector" or a unit employee may not act as a private provider. Provides that if an applicant uses a private provider because the unit is unable to timely perform a plan review, the unit: (1) must refund the applicant for any plan review fees; and (2) may charge a convenience fee of not more than $100. Provides that a unit: (1) may not require a registered architect or engineer to prepare construction documents for a Class 2 structure when constructed in accordance with the building code; and (2) may require a registered architect or engineer to prepare construction documents as proof of equivalence of alternative materials, appliances, equipment, or method of design or construction. If required by the unit, creates deadlines for the following: (1) Issuance of building permits. (2) Performance of plan reviews. (3) Performance of inspections. (4) Submission of construction documents or plans. (5) Issuance of certificates of occupancy or certificates of completion and compliance. Requires the state to give political subdivisions that enact certain land use policies priority in receiving loans from the residential housing infrastructure assistance revolving fund.

government and regulatory reformthe senatelocal government

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Bill Overview

Analyzed Economic Effects

8 provisions identified: 4 benefits, 1 costs, 3 mixed.

Building applicants gain private review options

Beginning January 1, 2026, covered Class 2 building applicants can choose local inspectors, another locality’s inspectors, or qualified private providers. Private reviews and inspections are available even when local staff can meet deadlines, but local governments still issue permits. Private providers must submit plan-review reports within five days after finishing; complete reports trigger permit issuance by the next business day. Local governments must accept complete private inspection reports without another local inspection or approval. This option excludes manufactured or mobile home communities licensed, permitted, and inspected by state or local health agencies.

Building applicants get firm review deadlines

Beginning January 1, 2026, local governments must give covered Class 2 applicants schedules listing reviews, inspections, fees, deadlines, and required approvals. They must check completeness and revisions within three business days, finish plan reviews within seven business days after confirming completeness, and inspect within three business days of written requests. If officials miss a review deadline they said they could meet, including an agreed extension, they must issue a permit or limited permit by the next business day. Limited permits must allow a compliant first phase; applicant-caused delays and matters outside local control do not count toward deadlines. These permits use this chapter’s deadlines, not the separate 12-business-day issuance rule; electronic notices unacknowledged within three business days must be mailed the next business day.

Building safety and federal safeguards remain

Local governments retain power to stop building work when site conditions pose an immediate threat to public safety and welfare. Orders can take effect after notice and an adequate chance to fix the violation, as provided by law. Immediate-threat orders can be appealed. The chapter does not apply where it conflicts with federal requirements or harms a local government’s receipt of federal money.

Housing loans favor affordability policy changes

Beginning July 1, 2025, the housing authority ranks eligible housing loans to favor participants implementing most listed housing policies. These include housing studies completed within five years, faster permits, no impact-fee ordinances, added project funding, and employer support confirming nearby jobs. Land-use policies include allowing duplexes through fourplexes, accessory homes, manufactured or modular homes, and converting commercial buildings into housing. They also include allowing more floor space or height and easing lot, setback, parking, garage, roof, and design limits. Other priorities include home repairs that help owners age in place, density bonuses, tax abatements for higher-density mixed-income communities, and donated vacant land for affordable housing.

Local governments shielded from private-review claims

Beginning January 1, 2026, local governments and their agents have immunity for specified actions tied to private building reviews or inspections. This covers actions or failures by building owners, private providers, and providers’ representatives. The law does not give building owners or private providers that same immunity. Consumer-protection rights remain in place.

Building applicants face fewer local requirements

Beginning January 1, 2026, local governments cannot impose stricter requirements than this chapter allows for covered building matters. They cannot require professionally prepared plans for Class 2 structures built under 675 IAC 14-4.4 or the latest published International Residential Code. For alternate materials, appliances, equipment, or building methods, officials can require a design professional’s documents proving equivalence. Once applicants provide that proof, officials must allow the alternative.

Private building reviews cost applicants money

Beginning January 1, 2026, applicants who use private building reviewers or inspectors pay those providers’ costs. A local fee refund applies when applicants first choose local staff, officials report they cannot meet deadlines, and applicants switch. The local government must refund fees paid for that review or inspection. It can keep part of the refund or charge a convenience fee of up to $100.

Private building reviewers face insurance requirements

Beginning January 1, 2026, private reviewers must be registered architects, registered engineers, or certified building officials independent of the project and local government. They must work within their qualifications and provide reviews and inspections at least as extensive as local staff’s work. Required liability insurance covers at least $1 million per claim and $2 million total, including prior acts. Applications must include proof of insurance, and plan-review reports need a sworn affidavit confirming credentials, compliance, and unchanged documents. Professional licensing boards handle complaints, investigations, and discipline involving these services.

Sponsors & Cosponsors

Sponsor

  • Doug Miller

    Republican • House

Cosponsors

  • Blake Doriot

    Republican • Senate

  • Chris Garten

    Republican • Senate

  • Dave Hall

    Republican • House

  • Greg Taylor

    Democratic • Senate

  • Linda Rogers

    Republican • Senate

  • Mike Bohacek

    Republican • Senate

  • Robert Morris

    Republican • House

  • Shelli Yoder

    Democratic • Senate

  • Timothy O'Brien

    Republican • House

Roll Call Votes

All Roll Calls

Yes: 207 • No: 21

House vote • 4/16/2025

House concurred with Senate amendments

Yes: 69 • No: 16

Senate vote • 4/1/2025

Third reading: passed

Yes: 45 • No: 5

House vote • 2/11/2025

Third reading: passed

Yes: 93 • No: 0

Actions Timeline

  1. Public Law 146

    5/1/2025House
  2. Signed by the Governor

    5/1/2025House
  3. Signed by the President of the Senate

    4/23/2025Senate
  4. Signed by the President Pro Tempore

    4/21/2025Senate
  5. Signed by the Speaker

    4/17/2025House
  6. House concurred with Senate amendments; Roll Call 459: yeas 69, nays 16

    4/16/2025House
  7. Motion to concur filed

    4/14/2025House
  8. Returned to the House with amendments

    4/2/2025Senate
  9. Senator Doriot added as cosponsor

    4/1/2025Senate
  10. Senator Taylor G added as cosponsor

    4/1/2025Senate
  11. Third reading: passed; Roll Call 317: yeas 45, nays 5

    4/1/2025Senate
  12. Senator Yoder added as cosponsor

    3/31/2025Senate
  13. Second reading: ordered engrossed

    3/31/2025Senate
  14. Committee report: amend do pass, adopted

    3/27/2025Senate
  15. Senator Bohacek added as cosponsor

    3/20/2025Senate
  16. First reading: referred to Committee on Local Government

    3/3/2025Senate
  17. Referred to the Senate

    2/12/2025House
  18. Senate sponsors: Senators Rogers and Garten

    2/11/2025House
  19. Third reading: passed; Roll Call 126: yeas 93, nays 0

    2/11/2025House
  20. Second reading: ordered engrossed

    2/10/2025House
  21. Representative Morris added as coauthor

    2/6/2025House
  22. Committee report: amend do pass, adopted

    2/6/2025House
  23. Committee report: amend do pass, adopted

    1/27/2025House
  24. Recommitted to the Committee on Ways and Means pursuant to House Rule 126.3

    1/27/2025House
  25. Authored by Representative Miller D

    1/21/2025House

Bill Text

  • Enrolled House Bill (H)

  • House Bill (H)

  • House Bill (S)

  • Introduced House Bill (H)

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