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Rhode IslandS10882025 Regular SessionSenate

AN ACT RELATING TO TOWNS AND CITIES -- LOW AND MODERATE INCOME HOUSING .

Sponsored By: Tiara T. Mack (Democratic)

Signed by Governor

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Bill Overview

Analyzed Economic Effects

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

Affordable homes get lasting design protections

Qualifying subsidized homes count as one unit toward town housing targets when secured by a deed restriction or land lease. Affordability terms are 99 years, another agreed or program-set period, or at least 30 years after first occupancy. In comprehensive-permit projects, affordable homes must be spread throughout the development, look similar, and generally be at least 75% as large. Boards can allow smaller homes; affordable construction and occupancy must keep pace with market-rate homes, with exceptions for qualifying 55-plus or 62-plus housing. Age-restricted homes may use separate buildings or phases and different designs to meet older people’s needs or provide housing opportunities.

Fewer local barriers for affordable housing

Beginning January 1, 2026, projects with at least 25% affordable homes can use one comprehensive-permit application instead of separate local applications. This option excludes towns above 10% affordable housing that also have a qualifying inclusionary zoning ordinance. For covered applications, towns cannot require more than one off-street parking space per home with up to two bedrooms. Towns cannot cap single-family homes below three bedrooms or use floor-area rules to limit applications, subject to state housing-code exceptions. Local development caps and moratoria cannot restrict comprehensive-permit applications or permits.

Housing applicants get clearer review timelines

Applicants can choose early master-plan review: boards have 25 days to check completeness and 60 days after completion to decide. Missing the decision deadline results in approval unless the applicant agrees in writing to more time. Master-plan approvals are protected for two years, with two one-year extensions requiring written requests and annual board appearances. Final-plan approvals receive two years and one one-year extension by written request and board appearance; timely submission for signature and recording removes that deadline. Longer extensions require good cause, a written request, and board approval. Beginning January 1, 2026, boards must start hearings on returned applications within 30 days. Boards may hear multiple returned cases in order, starting each later case’s clock when the earlier case is decided.

Manufactured homes earn housing target credit

Qualifying mobile or manufactured homes without government subsidies or the specified affordability restrictions count as one-half of an affordable housing unit. Towns must hire a monitoring agent to check that these homes meet the law’s requirements. These homes are exempt from the referenced income checks. Rhode Island Housing must report qualifying homes each year, starting by December 31, 2025.

More local support for affordable homes

Beginning January 1, 2026, towns at or below 10% affordable housing must offer subsidies to offset affordable-unit cost differences. Tools include financial help, tax breaks, fee waivers, zoning changes, and density bonuses. With public water and sewer, required minimum densities are 5, 9, and 12 homes per acre at 25%, 50%, and 100% affordability. Without both services, the minimums are 3, 5, and 8; applicants must document water availability and/or wastewater approval. Connection eligibility requires written provider confirmation; acreage excludes wetlands, buffers, infrastructure areas, and recorded easements or rights of way. Towns above 10% may also offer density bonuses and subsidies.

Voucher rentals count toward housing targets

Beginning July 1, 2024, a rental home supported by a federal housing voucher counts as one affordable housing unit. It counts toward the town’s target even when it does not meet the other affordable housing requirements. The town must confirm with the issuing authority that the voucher is active and in good standing. Voucher amounts and household eligibility do not change.

Housing reviews balance access and safeguards

A town’s affordable housing plan qualifies when included in an approved, unexpired comprehensive plan; separate director approval is removed. Permit reviews weigh housing need, plan consistency, zoning concerns, health and safety, lasting street access, and whether sites can be built on. Preliminary-plan reviews also address plan conflicts and the town’s progress in carrying out its housing plan. Beginning January 1, 2026, supported findings are required; projects seeking adjustments in towns above 10% affordable housing must address neighborhood-character impacts. The law removes listed denial grounds in one permit track while retaining specified grounds in another. Retained grounds include unresolved environmental or safety concerns and plan conflicts. Specified plan- or goal-based denials require significant progress; applicable goals are 10% of year-round homes or 15% of occupied rentals in urban communities.

Towns face new housing cap rules

Before January 1, 2026, towns with approved housing plans meeting local needs could cap for-profit comprehensive-permit proposals. That authority limited proposed homes each year to 1% of the town’s year-round housing units. Beginning January 1, 2026, that authority is repealed, but towns above 10% affordable housing retain separate 1% cap authority. The town council must adopt the cap. Covered applications may be reviewed in submission order, despite other review deadlines.

Sponsors & Cosponsors

Sponsor

  • Tiara T. Mack

    Democratic • Senate

Cosponsors

  • Jacob Bissaillon

    Democratic • Senate

Roll Call Votes

All Roll Calls

Yes: 92 • No: 102

House vote • 6/21/2025

LOW AND MODERATE INCOME HOUSING PASSAGE IN CONCURRENCE

Yes: 50 • No: 8

Senate vote • 6/20/2025

RELATING TO TOWNS AND CITIES -- LOW AND MODERATE INCOME HOUSING Approval of Amendment

Yes: 5 • No: 28

Senate vote • 6/20/2025

RELATING TO TOWNS AND CITIES -- LOW AND MODERATE INCOME HOUSING Approval of Amendment

Yes: 4 • No: 30

Senate vote • 6/20/2025

RELATING TO TOWNS AND CITIES -- LOW AND MODERATE INCOME HOUSING Approval of Amendment

Yes: 13 • No: 21

Senate vote • 6/20/2025

RELATING TO TOWNS AND CITIES -- LOW AND MODERATE INCOME HOUSING Passage

Yes: 20 • No: 15

Actions Timeline

  1. Signed by Governor — Chapter 364

    7/1/2025Governor

  2. Transmitted to Governor

    6/25/2025Governor

  3. House passed in concurrence

    6/21/2025House

  4. Placed on House Calendar (06/20/2025)

    6/21/2025House

  5. Senate read and passed

    6/20/2025Senate

  6. Placed on Senate Calendar (06/20/2025)

    6/18/2025Senate

  7. Committee recommends passage

    6/18/2025

  8. Scheduled for consideration (06/18/2025)

    6/16/2025

  9. Committee recommended measure be held for further study

    5/29/2025

  10. Scheduled for hearing and/or consideration (05/29/2025)

    5/23/2025

  11. Introduced, referred to Senate Housing and Municipal Government

    5/23/2025Senate

Bill Text

  • S1088 - As Introduced

    5/23/2025

    HTMLPDF

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