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MaineLD 2173132nd Maine Legislature (2025-2026)House

An Act to Update the Laws Regarding Housing Developments and Accessory Dwelling Units

Sponsored By: Amanda Collamore (Republican)

Signed by Governor

HOUSINGHOUSING - REGULATION

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Bill Overview

Analyzed Economic Effects

10 provisions identified: 6 benefits, 1 costs, 3 mixed.

ADUs allowed on most home lots

Beginning July 1, 2027, towns must allow at least one accessory dwelling unit (ADU) on lots with a single‑family home or a 2‑ or 3‑unit building in any area that allows housing. ADUs may be attached, detached, or share a wall. This expands options to create rental income or space for family.

More height and density for affordable housing

Beginning July 1, 2027, qualifying affordable housing can build at least 2.5 times the base density where multifamily is allowed. Towns may require no more than two off‑street parking spaces for every three units. Projects may exceed local height limits by 14 feet, up to 55 feet total, if approved by the State Fire Marshal or a registered municipality. To qualify, the site is in a designated growth area or has public water and public sewer.

Child care allowed in housing zones

Beginning September 24, 2025, child care centers and family child care providers are permitted uses in residential zones. Family child care and small child care facilities follow the same zoning rules as a single‑family home. These child‑care siting rules do not apply in areas zoned for industrial uses starting July 1, 2027. This makes it easier to open care near where people live.

Limits on town growth caps

Starting July 1, 2027, towns cannot use growth‑rate rules to limit home building in designated growth areas, except as the law allows. If a town adopts a rule, it must allow at least 105% of the 10‑year average number of permits and recalculate every three years. Affordable housing cannot be singled out for extra permits or limits. No project or common scheme can be capped below 35% of the area's permits. The law defines when nearby lots count as one common scheme of development.

Smaller lots and more homes allowed

Beginning July 1, 2027, towns must allow at least three homes on any lot that allows housing. If the lot is in a designated growth area or has public water and public sewer, towns must allow at least four homes. In growth areas with public water and sewer, minimum lot size cannot exceed 5,000 sq ft and lot area per unit cannot exceed 1,250 sq ft for the first four units. Outside growth areas with public water and sewer, the minimum lot size cannot exceed 10,000 sq ft. In growth areas without public sewer, the minimum lot size cannot exceed 20,000 sq ft. These state minimums apply to the first four units; more units need local approval.

No planning board for small projects

Starting July 1, 2027, towns cannot require planning‑board approval for an ADU. They also cannot require planning‑board review just because a project creates four or fewer homes in one building in an area that allows housing. This reduces time and cost to get a permit.

No sprinklers for most ADUs

Beginning September 24, 2025, ADUs do not automatically need fire sprinklers. Sprinklers still apply if the ADU is in or attached to a building with more than two units, in a mixed‑use or nonresidential building, or where fire codes require them. This lowers building costs for many ADU owners while keeping higher‑risk buildings protected.

Show water and sewer capacity and payment

Starting July 1, 2027, projects that use public water or a public sewer must show the system can handle the extra flow. Applicants must also show they paid required connection fees. For water, they must provide information on the volume and supply needed. The law defines which sewer systems count as public for these rules.

Sensitive-site exemptions and ADU enforcement

Starting July 1, 2027, some lots are exempt from state ADU and density rules. Lots in Lewiston/Auburn watersheds with a federal filtration waiver are exempt. Towns may also exempt lots in coastal barriers, special flood hazard areas, or coastal sand dune systems by ordinance. When adopting ADU rules, towns may fine ADU code violations and can create easier approval paths instead of a variance.

When towns must follow these rules

These housing and zoning changes apply to municipalities beginning July 1, 2027. Some parts of the law apply retroactively to September 24, 2025. Towns should review which sections have different application or retroactivity dates.

Sponsors & Cosponsors

Sponsor

  • Amanda Collamore

    Republican • House

Cosponsors

  • Chip Curry

    Democratic • Senate

  • Ryan Fecteau

    Democratic • House

  • Tiffany Roberts

    Democratic • House

Roll Call Votes

All Roll Calls

Yes: 20 • No: 13

Senate vote • 4/13/2026

ACCEPT REPORT

Yes: 20 • No: 13

Actions Timeline

  1. Signed by Governor, ACTPUB Chapter 733

    4/16/2026

  2. PASSED TO BE ENACTED, in concurrence.

    4/14/2026Senate

  3. PASSED TO BE ENACTED. Sent for concurrence. ORDERED SENT FORTHWITH.

    4/14/2026House

  4. On motion by Senator PIERCE of Cumberland the Senate RECEDED and CONCURRED to PASSAGE TO BE ENGROSSED AS AMENDED by Committee Amendment "A" (H-1041) as Amended by House Amendment "A" (H-1042) thereto. Ordered sent down forthwith.

    4/13/2026Senate

  5. This being an emergency measure, a two-thirds vote of all the members elected to the House was necessary.On motion of Representative COLLAMORE of Pittsfield, the House RECONSIDERED its action whereby the Bill was PASSED TO BE ENGROSSED as Amended by Committee Amendment "A" (H-1041).On further motion of the same Representative, the House RECONSIDERED ADOPTION of Committee Amendment "A" (H-1041).On further motion of same Representative House Amendment "A" (H-1042) to Committee Amendment "A" (H-1041) was READ and ADOPTED.Committee Amendment "A" (H-1041) as Amended by House Amendment "A" (H-1042) thereto was ADOPTED. Subsequently, the Bill was PASSED TO BE ENGROSSED as Amended by Committee Amendment "A" (H-1041) as Amended by House Amendment "A" (H-1042) thereto.In NON-CONCURRENCE and sent for concurrence.ORDERED SENT FORTHWITH.

    4/13/2026House

  6. Report READ and ACCEPTED in concurrence Roll Call Ordered Roll Call Number 942 Yeas 20 - Nays 13 - Excused 2 - Absent 0 READ ONCE.Committee Amendment "A" (H-1041) READ and ADOPTED, in concurrence.Under suspension of the Rules, READ A SECOND TIME and PASSED TO BE ENGROSSED AS AMENDED BY Committee Amendment "A" (H-1041), in concurrence.Ordered sent down forthwith.

    4/13/2026Senate

  7. CONSENT CALENDAR - FIRST DAYUnder suspension of the rules CONSENT CALENDAR - SECOND DAY.The Bill was PASSED TO BE ENGROSSED as Amended by Committee Amendment "A" (H-1041).Sent for concurrence. ORDERED SENT FORTHWITH.

    4/9/2026House

  8. The Bill was REFERRED to the Committee on HOUSING AND ECONOMIC DEVELOPMENT in concurrence

    1/27/2026Senate

  9. Committee on Housing and Economic Development suggested and ordered printed. The Bill was REFERRED to the Committee on HOUSING AND ECONOMIC DEVELOPMENT.Sent for concurrence. ORDERED SENT FORTHWITH.

    1/27/2026House

Bill Text

  • Amendment C-A (H-1041), adopted by House & Senate

    PDF

  • Amendment H-A to C-A (H-1042), adopted by House & Senate

    PDF

  • Enacted

    PDF

  • Introduced

    PDF

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