PA Housing Votes — Zoning reform tracker

PA’s pro-housing bills and where they stand

Accessory Dwellings

Senate companion to HB 2186 — requires municipalities to allow accessory dwelling units (ADUs) by right wherever single-family homes are allowed. Stronger on regulatory specifics than the House version (14-day ministerial approval with deemed-approved fallback, written denial reasons, utility-connection-fee shield, 150 sf minimum / 1,250 sf max). Amends the Municipalities Planning Code, which excludes Philadelphia (1st-class city) and Pittsburgh (2nd-class city) from coverage — the House version reaches both via a direct Title 53 amendment.

Originally circulated as Senate Memo 48019 .

Prime sponsor: Greg Rothman
Cosponsors: 11
Most recent action: Passed Senate Urban Affairs and Housing committee 10–1 on July 12, 2026 (Senate rc 997); first consideration same day. Sole Nay: Sen. Farry (R). Yea: 6 R (Argall, Coleman, Keefer, Vogel, Picozzi (Chair), Ward ex-officio) + 4 D (Fontana, Miller, Saval, Street).

Bill page on palegis.us · Full bill text (PDF) · View on the map ↑

Requires municipalities to allow accessory dwelling units (ADUs) — small secondary homes on single-family lots — statewide.

Prime sponsor: John Inglis III
Cosponsors: 20
Most recent action: Referred to Senate Urban Affairs & Housing committee June 5, 2026 after House passage. Passed the House on third consideration 139–62 on June 1, 2026 (PN 3373, which folds in a per-lot ADU cap and an opt-out allowing municipalities to bar short-term rentals under 30 days). Amends Title 53 directly, so unlike the Senate companion (SB 1346, which amends the MPC), this version applies to all PA municipalities including Philadelphia and Pittsburgh.

Bill page on palegis.us · Full bill text (PDF) · View on the map ↑

Missing Middle (small apartments in single-family-only zones)

Provides for expedited approval of specified residential development types — including ADUs, attached or detached single-family, prefabricated/modular housing, mixed-use with residential, missing-middle housing (duplexes, triplexes, quadplexes, townhouses), cottage clusters, and multi-unit dwellings under 50 units — on residential lots served by public utilities. Original Rothman memo title: "Lowering Housing Costs: Pre-Approved Housing Plans." Amends the Pennsylvania Municipalities Planning Code.

Prime sponsor: Greg Rothman
Cosponsors: 6
Most recent action: Passed Senate on third consideration & Final Passage 50–0 unanimously on June 3, 2026 at 12:37 PM (Senate rc 389), one day after the Langerholc amendment A-3426 was adopted on the bill (June 2, Senate rc 382, also 50–0; reprinted as PN 1760). Originally reported by Senate Urban Affairs and Housing committee, then re-reported as committed by Senate Appropriations 21–1 on June 1. Now goes to the House.

Bill page on palegis.us · Full bill text (PDF) · View on the map ↑

Requires municipalities to allow duplexes, triplexes, and quadplexes on lots currently zoned for single-family homes only — letting neighborhoods add modest density without large apartment buildings. Successor to HB 2045 from the 2023–2024 session.

Prime sponsor: John Inglis III
Cosponsors: 16
Most recent action: Referred to Local Government.

Bill page on palegis.us · Full bill text (PDF) · View on the map ↑

Office / Commercial Conversion

Requires municipalities to allow apartment buildings, mixed-use developments, and conversions of existing commercial buildings in commercially-zoned areas like malls, office parks, and downtowns. Amends the Municipalities Planning Code, which, without amendment, excludes Philadelphia and Pittsburgh.

Prime sponsor: Jarrett Coleman
Cosponsors: 3
Most recent action: Referred to Senate Local Government.

Bill page on palegis.us · Full bill text (PDF) · View on the map ↑

Requires municipalities to allow apartment buildings, mixed-use developments, and conversions of existing buildings in any commercially-zoned area — downtowns, office districts, malls, strip centers. Reintroduction of HB 1976 from the 2023–2024 session.

Prime sponsor: Joshua Siegel
Cosponsors: 13
Most recent action: Referred to Local Government May 13, 2025. Prime sponsor Joshua Siegel resigned to run for Lehigh County Executive; Rep. John Inglis III is expected to take over prime sponsorship but the transfer is not yet recorded on palegis.

Bill page on palegis.us · Full bill text (PDF) · View on the map ↑

Transit-Oriented Development

Aims to expand housing opportunities near transit amenities, to support transit ridership and local economic development.

Prime sponsor: John Inglis III
Cosponsors: 6
Most recent action: Cosponsorship memo circulated; bill not yet introduced.

Bill page on palegis.us · View on the map ↑

Parking Reform

Sets a state zoning standard that municipalities may not require off-street parking minimums for new development, reducing a major housing cost driver.

Prime sponsor: Greg Scott
Cosponsors: 9
Most recent action: Referred to Housing & Community Development.

Bill page on palegis.us · Full bill text (PDF) · View on the map ↑

Occupancy Reform

Bars municipalities from capping the number of unrelated people who can live together, removing a common barrier to shared housing arrangements.

Prime sponsor: Tarik Khan
Cosponsors: 23
Most recent action: Referred to Senate Urban Affairs & Housing committee June 11, 2026 after House passage. Passed the House on third consideration & Final Passage 123–78 on June 8, 2026 at 3:38 PM (rc 1119). D: 84 Yea / 18 Nay; R: 39 Yea / 60 Nay. Net change of −22 Yea vs the 2nd-consideration vote (145–56 on June 2 with A03389 adopted): 43 districts flipped Yea → Nay and 21 flipped Nay → Yea; Rep. Inglis (HD-38, prime sponsor of HB 2186) flipped from Nay on 2nd cons back to Yea on Final Passage. PN 3488 (post-A03389). The amended bill authorizes municipalities to cap occupancy at five unrelated individuals where the cap is based on demonstrated health-and-safety standards or matriculated-student status, prohibits muni caps based on familial relationship, and preserves muni authority over Commonwealth-licensed facilities.

Bill page on palegis.us · Full bill text (PDF) · View on the map ↑

Senate companion to HB 2109. Bars municipalities from capping the number of unrelated people who can live together — preempts local "family" definitions in zoning that have functioned as occupancy caps on shared housing arrangements.

Prime sponsor: Nikil Saval
Cosponsors: 9
Most recent action: Referred to Urban Affairs and Housing.

Bill page on palegis.us · Full bill text (PDF) · View on the map ↑

Single-Stair Reform

Directs the Pennsylvania Uniform Construction Code Review and Advisory Council to conduct a study and issue a report recommending modifications and limitations to the International Building Code that would allow for a single-exit stairway to serve multifamily residential structures up to six stories above grade plane. Introduced version of Senate Memo 47956 (Street). Concept previously introduced in the 2023–2024 session as HB 1988 (Siegel) but that bill died in committee.

Originally circulated as Senate Memo 47956 .

Prime sponsor: Sharif Street
Cosponsors: 14
Most recent action: Referred to Senate Labor & Industry committee June 26, 2026. Bipartisan 15-senator coalition (11 D + 4 R).

Bill page on palegis.us · Full bill text (PDF) · View on the map ↑

Funding & Grants

Senate companion to HB 2423. Establishes a state grant program — the Residential Economic Development District Grant Program — to help municipalities develop and maintain residential economic development districts that catalyze housing construction.

Prime sponsor: Joe Picozzi
Cosponsors: 3
Most recent action: Passed Senate second consideration June 3, 2026 and re-referred to Senate Appropriations the same day (fiscal-note step before Final Passage). Originally reported by Senate Urban Affairs and Housing committee 9–2 on May 6 (first consideration same day). House companion HB 2423 remains in House Housing & Community Development committee.

Bill page on palegis.us · Full bill text (PDF) · View on the map ↑

Amends the Pennsylvania Construction Code Act to establish inspector training and certification requirements and a Residential Construction Workforce Training Grant Program.

Prime sponsor: Jared Solomon
Cosponsors: 9
Most recent action: Referred to House Housing & Community Development committee April 21, 2026.

Bill page on palegis.us · Full bill text (PDF) · View on the map ↑

Establishes a grant program to help municipalities develop and maintain residential economic development districts, aimed at catalyzing housing construction in areas targeted for growth.

Prime sponsor: Jared Solomon
Cosponsors: 13
Most recent action: Referred to Housing & Community Development.

Bill page on palegis.us · Full bill text (PDF) · View on the map ↑

Governance & Studies

Amends the Local Economic Revitalization Tax Assistance Act (LERTA, Act 76 of 1977) to expand municipal authority to grant property tax abatements for housing construction and redevelopment.

Prime sponsor: Patrick J. Stefano
Cosponsors: 5
Most recent action: Re-referred to Senate Rules & Executive Nominations June 8, 2026 — taken off the third-consideration calendar where it had been placed June 3 without a Final Passage vote. Passed Senate second consideration June 1; re-referred to Appropriations and re-reported as committed the same day. Originally reported by Senate Urban Affairs and Housing committee with bipartisan votes May 6.

Bill page on palegis.us · Full bill text (PDF) · View on the map ↑

Creates a Commonwealth Housing Regulatory Compliance Officer position to streamline housing-construction permitting across state executive agencies.

Prime sponsor: Kristin Phillips-Hill
Cosponsors: 4
Most recent action: Passed Senate on third consideration & Final Passage 30–20 on June 3, 2026 at 12:22 PM (Senate rc 388). Re-reported as amended by Senate Appropriations on June 1 (no PN change). Originally reported by Senate Urban Affairs and Housing committee on a party-line vote May 6. Now goes to the House.

Bill page on palegis.us · Full bill text (PDF) · View on the map ↑

Amends the Community and Economic Development Enhancement Act (Act 58 of 1996) to establish an Office of Housing Opportunity within DCED. Fourth bill in the Solomon/Hogan/Major Memo 47700 housing-shortage package, alongside HB 2423 (REDD grants), HB 2430 (housing ombudsman), and HB 2434 (expedited approval). Parallel concept to Smith-Wade-El's HB 2192 (Commonwealth Housing Council) — both are state-level housing coordination/data bodies, but housed under different statutory frameworks and structurally different.

Prime sponsor: Jared Solomon
Cosponsors: 16
Most recent action: Referred to Housing & Community Development April 22, 2026.

Bill page on palegis.us · Full bill text (PDF) · View on the map ↑

Establishes the Office of Transformation and Opportunity and a Commonwealth Housing Ombudsman to serve as a direct point of contact for Pennsylvanians navigating state and local housing programs.

Prime sponsor: Jared Solomon
Cosponsors: 13
Most recent action: Referred to House Housing & Community Development committee April 21, 2026.

Bill page on palegis.us · Full bill text (PDF) · View on the map ↑

Amends the Pennsylvania Municipalities Planning Code (zoning article, new §603.2) to require DCED to write rules forcing municipalities to fast-track land-use decisions on residential developments in designated growth areas, limited to housing types already permitted by-right under existing zoning. The Solomon/Hogan/Major Memo 47700 frames this as the package's "preapproved housing plans" bill, but as introduced (PN 3239) the text is a procedural fast-track framework only — it does not establish a centralized preapproved-drawings mechanism the way the Senate companion SB 1281 does.

Prime sponsor: Jared Solomon
Cosponsors: 15
Most recent action: Referred to Housing & Community Development April 21, 2026.

Bill page on palegis.us · Full bill text (PDF) · View on the map ↑

Directs the Legislative Budget and Finance Committee to conduct a study and issue a report on the effectiveness of the Municipalities Planning Code (MPC) in addressing housing supply and affordability.

Prime sponsor: Judith L. Schwank
Cosponsors: 8
Most recent action: Resolution adopted April 21, 2026.

Bill page on palegis.us · Full bill text (PDF) · View on the map ↑

A concurrent resolution directing the Joint State Government Commission to study the creation of a Statewide housing accelerator and conduct a comprehensive review of state and local housing approval and permitting processes that delay residential construction.

Prime sponsor: Jared Solomon
Cosponsors: 9
Most recent action: Referred to Housing & Community Development.

Bill page on palegis.us · Full bill text (PDF) · View on the map ↑

Authorizes the use of Redevelopment Assistance Capital Program (RACP) funds for housing development projects, expanding a state capital program to support housing construction. Amends the Capital Facilities Debt Enabling Act (Act 1 of 1999).

Prime sponsor: Heather Boyd
Cosponsors: 16
Most recent action: Passed Housing and Community Development committee on a party-line vote April 13, 2026; laid on the table pending floor scheduling.

Bill page on palegis.us · Full bill text (PDF) · View on the map ↑

Establishes a Commonwealth Housing Council to coordinate housing policy across state agencies and provide a unified point of reference for residents and developers navigating state housing programs.

Prime sponsor: Ismail Smith-Wade-El
Cosponsors: 21
Most recent action: Referred to Housing & Community Development.

Bill page on palegis.us · Full bill text (PDF) · View on the map ↑

Bills from past sessions

These bills moved through committees in the 2023–24 session but ran out of clock. We include them here, and on the map, because their cosponsor and vote patterns illustrate the potential universe of supporters — geographic political patterns over time often predict where coalitions can be rebuilt this session.

Accessory Dwellings

DiSanto's omnibus bill amending the Municipalities Planning Code to legalize accessory dwelling units, duplexes/triplexes/fourplexes, and manufactured homes statewide — a bipartisan Senate land-use reform package framed as "Housing Affordability through Land Use Reforms." 5 Republican + 3 Democratic cosponsors.

Prime sponsor: John DiSanto (then-rep)
Cosponsors: 7
Most recent action: Referred to Urban Affairs and Housing April 5, 2024; no further action before the 2023-24 session ended.

Bill page on palegis.us · View on the map ↑

Missing Middle (small apartments in single-family-only zones)

Would have required municipalities to allow duplexes, triplexes, and quadplexes on lots currently zoned for single-family homes only — letting neighborhoods add modest density without large apartment buildings. Rep. Sappey (D-158) was the one Democratic defector. Reintroduced this session as HB 2185.

Prime sponsor: Joshua Siegel (then-rep)
Cosponsors: 11
Most recent action: Passed committee 13–12 on June 5, 2024; laid on table September 23, 2024; session ended without further action.

Bill page on palegis.us · View on the map ↑

Office / Commercial Conversion

Would have required municipalities to allow apartment buildings, mixed-use developments, and conversions of existing buildings in any commercially-zoned area — downtowns, office districts, malls, strip centers. Reintroduced this session as HB 1459.

Prime sponsor: Joshua Siegel (then-rep)
Cosponsors: 28
Most recent action: Passed committee 14–11 on June 5, 2024; laid on table September 23, 2024; session ended without further action.

Bill page on palegis.us · View on the map ↑

Single-Stair Reform

Would have amended the Pennsylvania Construction Code Act so the Uniform Construction Code Review and Advisory Council could study single-exit stairwell apartment buildings — the regulatory predicate for legalizing them. Part of the 2024 Housing Affordability Bill Package. Not known to be reintroduced this session as a bill, but Senate Memo 47956 (Street) covers similar ground.

Prime sponsor: Joshua Siegel (then-rep)
Cosponsors: 19
Most recent action: Referred to Housing & Community Development January 31, 2024; no further action before the 2023–24 session ended.

Bill page on palegis.us · View on the map ↑

Reading the map

Fill color shows how that district’s legislator engaged with the selected bill. Green = Yea, orange = Nay, purple = sponsor or cosponsor, gray = no record.
Outline color shows party (blue = Democrat, red = Republican).
The bill selector at the top of the map switches between bills. Picking a Senate bill swaps the map to the 50 Senate districts; picking a House bill swaps back. The “Just explore the map” option lets you browse without a vote choropleth.
Layers panel (top-left) toggles county / municipal boundaries and the other-chamber district lines, and lets you highlight a single municipal class (e.g. all 1st-class townships — the older 1970s-suburban-boom tier — vs. 2nd-class — exurban and rural).
Click a district to see the member, every tracked bill’s status for that district, and population / municipal context. Hover any municipality (when the muni layer is on) for population, density, and class details.

About the housing data

The housing-affordability stats shown on every district come from public Census data and city open-data portals, with district-level numbers derived as follows:

Median income, median home value, rent-burdened %, owner-burdened % — pulled from the ACS 2023 5-year survey at the municipality level, then population-weighted across the muni areas inside each district. ACS suppresses estimates for very small populations; those districts display “—.”
Permitted housing units per 1,000 residents / year (2020-2024) — counted from Census Building Permits Survey (BPS) annual files for 99% of Pennsylvania municipalities. For Philadelphia and Pittsburgh, where the city sits inside many state legislative districts, we use each city’s own geocoded permit data instead so each district reflects its actual permitting activity:
- Philadelphia — Department of Licenses and Inspections (L&I) permits, filtered to new-construction housing 2020-2024. Per-permit unit counts are summed by point-in-polygon to each House and Senate district.
- Pittsburgh — Department of Permits, Licenses, and Inspections (PLI) data via WPRDC. Because Pittsburgh’s portal doesn’t store unit counts per permit, we use the spatial distribution of permits across districts to allocate the city’s BPS-reported 5-year unit total.
- Other municipalities that span multiple state districts (Allentown, Reading, Erie, Lancaster, etc.) use area-apportionment of the BPS total — this assumes permits are roughly evenly distributed across each city’s area, which is a known approximation. Of these, only Allentown spans more than two House districts, and even there the largest slice holds 42% of the city’s area.
Cross-county boroughs and cities (e.g. Bethlehem, which sits in both Lehigh and Northampton counties) are reported by BPS under a single county. Their permits are redistributed across all county-slices proportional to population so the permitting rate is consistent regardless of which county side you look at.

Sources

Roll calls and bill metadata: palegis.us (linked per bill above).
Districts: US Census TIGER/LINE 2024 (state legislative districts, lower and upper chambers).
Counties & municipalities: US Census TIGER/LINE 2024; population from ACS 2023 5-year estimates; municipal class from the PA Department of Community & Economic Development (dced.pa.gov).
Housing-affordability stats: ACS 2023 5-year (tables B19013, B25077, B25070, B25091); Census Building Permits Survey (BPS) annual files 2020-2024; Philadelphia L&I permits via OpenDataPhilly; Pittsburgh PLI permits via WPRDC.