All Roll Calls
Yes: 155 • No: 100
WisconsinAB4532025-2026 Wisconsin Legislature (Biennial Session)House
An Act to repeal 66.1001 (1) (am) and 66.1001 (3m); to renumber and amend 66.1001 (2) (h), 66.1001 (3), 66.10016 (3) and 66.10016 (4); to amend 59.69 (3) (a), 62.23 (3) (b), 66.1001 (2m) (title), 66.1001 (2m) (a), 66.1002 (2) (intro.), 66.1105 (6) (g) 1. (intro.) and 66.1105 (6) (g) 3.; to repeal and recreate 66.1001 (3) (title); to create 66.1001 (2) (h) 4., 66.1001 (3) (b), 66.1001 (3) (c), 66.10016 (3) (b), 66.10016 (4) (b), 66.10016 (5) and 66.1105 (2) (cs) of the statutes; Relating to: required approvals of rezoning requests related to residential development, contents of and consistency of local ordinances with local comprehensive plans, certain tax incremental district project costs related to residential development, and tax incremental district lifespan extension. (FE)
Sponsored By: David Armstrong (Republican), Robert Brooks (Republican), Barbara Dittrich (Republican), Daniel Knodl (Republican), Rob Kreibich (Republican), David Murphy (Republican), Jerry O'Connor (Republican), William Penterman (Republican), Jim Piwowarczyk (Republican), Rob Summerfield (Republican)
Signed by Governor
AdministrationDepartment of -- Agency and general functionsCountyFarmland preservationHousingLand use planning and controlMunicipality -- PlanningOrdinanceProperty taxTown
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Bill Overview
Analyzed Economic Effects
3 provisions identified: 1 benefits, 1 costs, 1 mixed.
Housing developers gain faster rezoning and remedies
Beginning January 1, 2028, covered Wisconsin local governments must grant qualifying residential rezoning requests within 60 days. Requests must state minimum and maximum homes per acre and address unmet housing demand now or within five years. Land must be planned for housing, near existing development, and reasonably served by existing infrastructure and public services. Density must match the plan's current five-year range. Exceptions to the planned-use and density tests apply when required density details remain missing after the required plan update. Qualifying projects must reasonably expect public sewer and water service, with no reasonable belief of environmental contamination. Applicants must certify that the land has none of the listed farmland protections. Towns, counties, protected farmland, and land within city or village extraterritorial zoning areas are excluded. Governments may deny requests to prevent public-facility shortages or overloads, or significant health or safety threats. A housing-proposal solicitation receiving no qualifying responses can suspend the expedited pathway for one year after its response deadline. Applicants can ask a court to order approval of qualifying permits or rezoning requests improperly left unapproved. For missed rezoning deadlines, applicants may also recover court costs and reasonable attorney fees caused by the delay.
Local housing plans get clearer density rules
Beginning January 1, 2028, covered Wisconsin local governments must plan residential areas in five-year steps over 20 years. Plans must set minimum and maximum homes per acre for each area and period. When adopting or changing covered ordinances, or adding residential land through annexation or consolidation, governments must include these standards in plans and ordinances. If required plan details are missing when a residential permit or rezoning request arrives, governments have 180 days to amend the plan. Only the adopted land-use map and its category descriptions control whether an ordinance matches the plan. An ordinance that allows a mapped use can also allow extra uses without that alone making it inconsistent. Towns and counties are exempt from these requirements.
Housing applicants must certify farmland protections
Beginning January 1, 2028, residential-development permit applicants must certify that their land has none of three farmland protections. These are a farmland preservation zoning district, a farmland preservation agreement, or an agricultural enterprise area. Applicants who falsely certify must pay the local government's costs to reverse or remedy the rezoning. They also lose access to the specified cost-recovery remedies. The law sets no fixed dollar amount.
Sponsors & Cosponsors
Sponsors
David Armstrong
Republican • House
Robert Brooks
Republican • House
Barbara Dittrich
Republican • House
Daniel Knodl
Republican • House
Rob Kreibich
Republican • House
David Murphy
Republican • House
Jerry O'Connor
Republican • House
William Penterman
Republican • House
Jim Piwowarczyk
Republican • House
Rob Summerfield
Republican • House
Cosponsors
Jodi Emerson
Democratic • House
John Jagler
Republican • Senate
Melissa Ratcliff
Democratic • Senate
Roll Call Votes
Senate vote • 2/18/2026
Senate Amendment 2 to Senate Substitute Amendment 1 rejected, Ayes 18, Noes 15
Yes: 18 • No: 15
Senate vote • 2/18/2026
Read a third time and concurred in as amended, Ayes 28, Noes 5
Yes: 28 • No: 5
House vote • 10/7/2025
Assembly Substitute Amendment 1 laid on table, Ayes 54, Noes 41
Yes: 54 • No: 41
House vote • 10/7/2025
Read a third time and passed, Ayes 55, Noes 39
Yes: 55 • No: 39
Actions Timeline
Published 4-3-2026
4/2/2026HouseReport approved by the Governor on 4-2-2026. 2025 Wisconsin Act 173
4/2/2026HousePresented to the Governor on 4-1-2026
4/1/2026HouseRepresentative Emerson added as a coauthor
3/19/2026HouseReport correctly enrolled on 2-23-2026
2/23/2026HouseLRB correction (Senate Substitute Amendment 1)
2/23/2026HouseAction ordered immediately messaged
2/19/2026HouseSenate Substitute Amendment 1 concurred in
2/19/2026HouseSenate Amendment 1 to Senate Substitute Amendment 1 concurred in
2/19/2026HouseReceived from Senate amended and concurred in as amended (Senate amendment 1 to Senate Substitute Amendment 1 and Senate Substitute Amendment 1 adopted)
2/18/2026HouseOrdered immediately messaged
2/18/2026SenateSenator Ratcliff added as a cosponsor
2/18/2026SenateRead a third time and concurred in as amended, Ayes 28, Noes 5
2/18/2026SenateRules suspended to give bill its third reading
2/18/2026SenateOrdered to a third reading
2/18/2026SenateSenate Substitute Amendment 1 adopted
2/18/2026SenateSenate Amendment 2 to Senate Substitute Amendment 1 rejected, Ayes 18, Noes 15
2/18/2026SenateSenate Amendment 1 to Senate Substitute Amendment 1 adopted
2/18/2026SenateRead a second time
2/18/2026SenateSenate Amendment 2 to Senate Substitute Amendment 1 offered by Senators Ratcliff, L. Johnson, Wall, Spreitzer, Drake, Dassler-Alfheim, Habush Sinykin, Hesselbein, Keyeski, Pfaff, Roys and Smith
2/18/2026SenatePlaced on calendar 2-18-2026 pursuant to Senate Rule 18(1)
2/17/2026SenateAvailable for scheduling
11/11/2025SenateReport concurrence as amended recommended by Committee on Insurance, Housing, Rural Issues and Forestry, Ayes 5, Noes 0
11/11/2025SenateReport adoption of Senate Substitute Amendment 1 recommended by Committee on Insurance, Housing, Rural Issues and Forestry, Ayes 5, Noes 0
11/11/2025SenateReport adoption of Senate Amendment 1 to Senate Substitute Amendment 1 recommended by Committee on Insurance, Housing, Rural Issues and Forestry, Ayes 5, Noes 0
11/11/2025Senate
Bill Text
Senate amendment 1
2/18/2026
Senate Amendment 1
11/11/2025
Senate Substitute Amendment 1
11/11/2025
Assembly Amendment 1
10/7/2025
Assembly Amendment 2
10/7/2025
Assembly Amendment 4
10/7/2025
Assembly Amendment 5
10/7/2025
Bill Text
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