Housing

signed · Maryland · House of Delegates May 26, 2026

HB 1137: Residential-in-Commercial-Zone Laws - Study (Bring Back Main Street Act)

HB 1137 (the "Bring Back Main Street Act") requires Maryland counties to permit multifamily developments (buildings with 5+ residential units sharing walls) and mixed-use developments (primarily residential with non-residential space limited to under 50% of total floor area, confined to first floors) on certain properties. It prohibits counties from imposing restrictions on these developments, such as limiting building height or density, while allowing counties to require a minimum of 15% of floor space in mixed-use projects to be dedicated to retail uses and to mandate on-site parking. The bill directly affects counties (by changing their zoning authority), developers seeking to build these projects, and property owners on affected parcels. It updates Maryland’s land use code to streamline approval for these development types, aiming to support community revitalization.

Topics ✓ HousingSupports HousingRequires counties to permit multifamily/mixed-use developments, prohibiting density/height restrictions to increase housing supply and advance affordable housing access.95% confidence | Rep's Stance ✗ Voted No ✗ Opposes Housing

signed · Maryland · House of Delegates May 26, 2026

HB 894: Land Use - Transit-Oriented Development - Alterations (Maryland Transit and Housing Opportunity Act)

HB 894, the Maryland Transit and Housing Opportunity Act, automatically designates qualifying transit-oriented developments (near rail stations with at least hourly service Monday-Friday 8am-6pm) as enterprise zones, granting tax incentives without separate approval. The bill requires the Maryland Development Corporation to prioritize redevelopment projects near transit in its loan programs and delays certain development fees for residential housing projects. It also changes local land use regulations near transit stations by altering municipal authority to restrict development in these areas.

Topics ✓ Budget & TaxesSupports Budget & TaxesBill grants tax incentives for transit-oriented developments and delays development fees, directly advancing tax policy and fiscal management.90% confidence ✓ HousingSupports HousingAutomatically designates transit-oriented developments as enterprise zones for tax incentives, prioritizes transit-redevelopment in loan programs, and delays residential development fees - directly advancing housing development.92% confidence ✓ TransportationSupports TransportationBill creates tax incentives for transit-oriented developments, prioritizes transit-redevelopment in loans, and delays fees for housing near transit, directly advancing public transit infrastructure.95% confidence | Rep's Stance ✗ Voted No ✗ Opposes Housing

signed · Maryland · Senate May 26, 2026

SB 12: Residential Rental Apartments - Air-Conditioning Requirement

SB 12 requires landlords to provide air-conditioning in most residential rental units during summer months (June 1-September 30) to maintain indoor temperatures at or below 80°F. It applies to apartment buildings with four or more units, excluding historic properties, buildings constructed between 1940-1950, and specific Baltimore public housing units. Landlords must ensure AC systems are functional for tenant-controlled units or maintain temperature limits for landlord-controlled systems. New constructions must comply starting June 1, 2026, while renovated units with major electrical or heating upgrades must comply starting October 1, 2026. The law does not affect buildings with permits issued before the law’s effective date.

Topics ✓ HousingSupports HousingMandates functional AC systems in rentals during summer for tenant safety, directly strengthening tenant protections under housing topic.90% confidence | Rep's Stance ✗ Voted No ✗ Opposes Housing

signed · Maryland · House of Delegates May 26, 2026

HB 168: Housing and Community Development - Affordable Housing - Educator Workforce Housing and Municipal Corporations

HB 168 allows Maryland school districts to use state housing funds for developing housing specifically for teachers and school staff (called "educator workforce housing"). It explicitly states that such housing qualifies as an eligible use of state financial assistance under housing programs and ensures teachers are recognized as a "specified group" for federal low-income housing tax credits. The bill modifies existing laws to clarify that school districts can repurpose unused school properties for this housing and that state housing agencies must inform applicants about this eligibility. This directly affects school districts seeking to address housing needs for educators and teachers applying for federal housing tax credits.

Topics ✓ EducationSupports EducationEnables school districts to use state housing funds for teacher housing, directly supporting educator workforce stability and access to housing as a specified group for tax credits.90% confidence ✓ HousingSupports HousingBill explicitly permits using state housing funds for educator housing, qualifies it as eligible for state/federal programs, and designates teachers as a specified group for housing tax credits, directly advancing affordable housing access.95% confidence ✓ Labor & EmploymentSupports Labor & EmploymentBill designates teachers as a 'specified group' for housing benefits, directly supporting educator workforce housing as an employment standard under state/federal programs.95% confidence | Rep's Stance ✗ Voted No ✗ Opposes Housing

signed · Maryland · House of Delegates May 26, 2026

HB 315: Landlord and Tenant - Discrimination in Housing for Income-Based Housing Subsidies and Positive Rental History Reporting

HB 315 prohibits landlords from refusing to rent to potential tenants who pay rent using income-based housing subsidies (like federal vouchers) based on the tenant's income, credit score, or past credit issues that occurred before they received the subsidy. It directly affects landlords and tenants using such subsidies, making refusal a discriminatory housing practice enforceable by the Maryland Commission on Civil Rights. The bill includes an exception allowing landlords who receive funding requiring income qualification (e.g., for income-restricted housing) to collect financial information as a condition of that funding.

Topics ✓ HousingSupports HousingProhibits discrimination against tenants using housing subsidies, protecting tenant rights and preventing housing discrimination per bill summary.95% confidence | Rep's Stance ✗ Voted No ✗ Opposes Housing

signed · Maryland · Senate May 26, 2026

SB 325: Land Use - Permitting - Development Rights (Maryland Housing Certainty Act)

SB 325, the Maryland Housing Certainty Act, requires local governments and the Maryland-National Capital Park and Planning Commission to base housing development approvals solely on land use rules in effect when a developer submits a complete application. It grants developers "vested rights" protecting approved projects from future rule changes for a set period and prohibits collecting development taxes or impact fees before construction is finished. The bill directly affects housing developers seeking permits and local regulatory agencies managing land use. It creates a new "Maryland Housing Certainty Act" section in state law to formalize these protections and fee restrictions.

Topics ✓ HousingSupports HousingBill facilitates housing development by granting developers vested rights and prohibiting pre-construction fees, directly advancing housing development as per topic description.90% confidence | Rep's Stance ✗ Voted No ✗ Opposes Housing

signed · Maryland · Senate May 26, 2026

SB 335: Landlord and Tenant - Discrimination in Housing for Income-Based Housing Subsidies and Positive Rental History Reporting

This bill prohibits landlords from refusing to rent to potential tenants who use income-based housing subsidies (like federal housing vouchers) based on the tenant's income, credit score, or past credit history that occurred before they received the subsidy. It directly affects landlords and tenants using such subsidies, ensuring they cannot be discriminated against for relying on government assistance to pay rent. The law amends Maryland's housing discrimination statutes to clarify that such refusals constitute a discriminatory practice enforceable by the Maryland Commission on Civil Rights, with a limited exception for properties receiving funding that requires income verification for tenant eligibility.

Topics ✓ HousingSupports HousingPrevents discrimination against tenants using income-based housing subsidies, strengthening tenant protections and access to affordable housing.95% confidence | Rep's Stance ✗ Voted No ✗ Opposes Housing

signed · Maryland · House of Delegates May 26, 2026

HB 571: Nonprofit Housing Corporations - Taxes and Special Assessments Exemptions - Alterations

HB 571 expands tax exemptions and judgment protections for nonprofit housing corporations in Maryland. It exempts real property used for housing eligible income residents (owned directly or through subsidiaries) from state and local taxes/special assessments, and prohibits court seizures of such property for unpaid debts. The bill defines "nonprofit housing corporation" as entities meeting specific IRS 501(c)(3) and housing purpose criteria, clarifying that subsidiary-owned properties qualify for these benefits. It directly affects nonprofit housing organizations providing affordable housing, ensuring their properties used for eligible residents remain tax-exempt and shielded from enforcement actions. The changes take effect July 1, 2026.

Topics ✓ Budget & TaxesSupports Budget & TaxesExpands tax exemptions for nonprofit housing serving low-income residents, providing tax relief aligned with supporting affordable housing programs.95% confidence ✓ HousingSupports HousingExpands tax exemptions and judgment protections for nonprofit housing corporations serving eligible income residents, reducing costs to advance affordable housing development.95% confidence | Rep's Stance ✗ Voted No ✗ Opposes Housing

signed · Maryland · House of Delegates May 26, 2026

HB 573: Fair Housing and Housing Discrimination - Regulations, Intent, and Discriminatory Effect

HB 573 updates Maryland's fair housing laws to prohibit discriminatory housing practices based on *effect* - not just *intent*. It explicitly states that actions creating segregated housing patterns or disproportionately harming protected groups (based on race, disability, sexual orientation, etc.) are illegal, regardless of whether the actor intended harm. The bill requires the Department of Housing to adopt regulations ensuring local governments and housing authorities actively "affirmatively further fair housing" through assessments in comprehensive planning. This directly affects housing providers, landlords, local governments, and housing authorities by expanding prohibited conduct and mandating proactive fair housing measures.

Topics ✓ HousingSupports HousingProhibits housing discrimination based on effect (not just intent), strengthening tenant protections and preventing segregated housing patterns per Maryland's fair housing laws.95% confidence ✓ ImmigrationSupports ImmigrationProhibits housing discrimination based on race and protected classes, protecting immigrants from housing bias.80% confidence | Rep's Stance ✗ Voted No ✗ Opposes Housing

signed · Maryland · House of Delegates May 26, 2026

HB 548: Land Use - Permitting - Development Rights (Maryland Housing Certainty Act)

HB 548, the Maryland Housing Certainty Act, requires local governments to approve housing development projects based solely on land-use laws and regulations in effect when a developer submits a "substantially complete" application. It grants developers "vested rights" to build under those original rules for a set period, protecting projects from future regulatory changes. The bill also prohibits localities from collecting development excise taxes or impact fees until a project is fully completed. This directly affects housing developers and local planning authorities across Maryland, streamlining approvals for new housing while limiting fee collection during construction.

Topics ✗ Budget & TaxesOpposes Budget & TaxesProhibits local development fees/taxes until project completion, restricting local tax revenue collection during construction.85% confidence ✓ HousingSupports HousingStreamlines housing development via vested rights, reducing regulatory barriers to increase housing supply85% confidence | Rep's Stance ✗ Voted No ✗ Opposes Housing