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MarylandHB 05482026 Regular SessionHouse

Land Use - Permitting - Development Rights (Maryland Housing Certainty Act)

Sponsored By: Dylan Behler (Democratic)

Signed by Governor

Housing and Community DevelopmentLocal Government - GenerallyAdministrative AgenciesApplicants and ApplicationsBaltimore CityCertificationsChartered Counties -see also- AACo; BCo; CecilCo; etc.Code Counties -see also- AllegCo; CarolineCo; ChsCo; etc.Committees and CommissionsCommunity DevelopmentConstructionDevelopment Fees and TaxesEvaluations and ReviewsExcise TaxFees -see also- Attys' Fees; Devt Fees & TaxesHealth -see also- COVID19; EnvHlth; MedCon; etc.Housing -see also- Apartments; Condos; Mobile & Manuf HomesInspections -see also- Motor Vehicle InspectionJurisdictionLaws and Ordinances -see also- Pub Local Laws; Uniform LawsLocal Government MandatesMaryland-National Capital Park and Planning CommissionPermits -see also- Building PermitsPlans and ProposalsReal Estate -see also- Agents and BrokersRegistration -see also- Motor Vehicle RegistrationResidential Property -see also- Apartments; CondominiumsRules and RegulationsSafety -see also- Occupational SafetyTimeZoning and Planning

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Bill Overview

Analyzed Economic Effects

3 provisions identified: 1 benefits, 0 costs, 2 mixed.

Faster housing approvals and 5-year rights

Beginning October 1, 2026, local regulators use the laws in effect when you submit a complete application. They have 30 days to decide if it is complete and notify you. No notice by day 35 means it is complete. If it is incomplete, they must list the problems and give time to fix them. After all approvals, your project has vested rights for at least 5 years, protecting the rules in place on your submission date. Each phase of 25+ homes that can work on its own counts as its own project. For multi‑stage approvals, the first complete application sets the controlling date; rezoning or text changes do not. Local safety laws still apply, and approvals can expire under local rules.

Development fees due at occupancy, with enforcement

Beginning October 1, 2026, counties and cities that charge development excise taxes or impact fees must wait to collect until construction is finished and all certificate‑of‑occupancy requirements are met. They may collect up to 30 days before the final inspection as a condition to perform that inspection. The delay rule does not apply to fees used to pay county debt incurred on or before January 1, 2026. If fees are not paid on time, the jurisdiction can deny, withhold, or revoke a certificate of occupancy or an occupancy permit.

Rules now cover charter counties and Baltimore City

Beginning October 1, 2026, these Title 12 rules apply in charter counties and Baltimore City. Local permitting there must follow the new completeness timelines, vesting, and fee‑collection timing. This brings uniform rules and also limits early fee collection.

Sponsors & Cosponsors

Sponsor

  • Dylan Behler

    Democratic • House

Cosponsors

  • Gabriel Acevero

    Democratic • House

  • Jackie Addison

    Democratic • House

  • Nick Allen

    Democratic • House

  • Marlon Amprey

    Democratic • House

  • Adrian Boafo

    Democratic • House

  • Regina T. Boyce

    Democratic • House

  • Mark Edelson

    Democratic • House

  • Kris Fair

    Democratic • House

  • Marvin E. Holmes

    Democratic • House

  • Julian Ivey

    Democratic • House

  • Robbyn Lewis

    Democratic • House

  • Gabriel M. Moreno

    Democratic • House

  • Julie Palakovich Carr

    Democratic • House

  • Cheryl E. Pasteur

    Democratic • House

  • Lily Qi

    Democratic • House

  • Kim Ross

    Democratic • House

  • Malcolm P. Ruff

    Democratic • House

  • Matthew J. Schindler

    Democratic • House

  • Gary Simmons

    Democratic • House

  • Vaughn Stewart

    Democratic • House

  • Joe Vogel

    Democratic • House

  • Greg Wims

    Democratic • House

Roll Call Votes

All Roll Calls

Yes: 268 • No: 37

House vote • 4/11/2026

Third Reading Passed

Yes: 110 • No: 18 • Other: 7

Senate vote • 4/10/2026

Third Reading Passed

Yes: 34 • No: 12

House vote • 3/20/2026

Third Reading Passed

Yes: 124 • No: 7 • Other: 5

Actions Timeline

  1. Approved by the Governor - Chapter 591

    5/26/2026

  2. Passed Enrolled

    4/11/2026House

  3. Third Reading Passed (110-18)

    4/11/2026House

  4. House Concurs Senate Amendments

    4/11/2026House

  5. Third Reading Passed (34-12)

    4/10/2026Senate

  6. Second Reading Passed with Amendments

    4/9/2026Senate

  7. Favorable with Amendments {493121/1 Adopted

    4/9/2026Senate

  8. Favorable with Amendments Report by Education, Energy, and the Environment

    4/9/2026Senate

  9. Referred Education, Energy, and the Environment

    3/23/2026Senate

  10. Third Reading Passed (124-7)

    3/20/2026House

  11. Second Reading Passed with Amendments

    3/19/2026House

  12. Favorable with Amendments {703724/1 Adopted

    3/19/2026House

  13. Favorable with Amendments Report by Economic Matters

    3/19/2026House

  14. Hearing 2/19 at 1:00 p.m.

    2/3/2026House

  15. First Reading Economic Matters

    1/27/2026House

Bill Text

  • Enacted

    5/26/2026

    PDF

  • Enrolled

    4/11/2026

    PDF

  • Third Reading

    3/19/2026

    PDF

  • First Reading

    1/27/2026

    PDF

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