Read the full stored bill text
PRINTER'S NO. 2841
THE GENERAL ASSEMBLY OF PENNSYLVANIA
HOUSE BILL
No. 2185
Session of
2026
INTRODUCED BY INGLIS, ZIMMERMAN, KHAN, SCOTT, DAVIDSON, SOLOMON,
POWELL, SMITH-WADE-EL, OTTEN, WAXMAN, D. WILLIAMS, MAYES,
CEPEDA-FREYTIZ, MADDEN AND K.HARRIS, FEBRUARY 2, 2026
REFERRED TO COMMITTEE ON LOCAL GOVERNMENT, FEBRUARY 2, 2026
AN ACT
Amending Title 53 (Municipalities Generally) of the Pennsylvania
Consolidated Statutes, providing for special provisions
relating to ordinances.
The General Assembly of the Commonwealth of Pennsylvania
hereby enacts as follows:
Section 1. Part I of Title 53 of the Pennsylvania
Consolidated Statutes is amended by adding a chapter to read:
CHAPTER 6
SPECIAL PROVISIONS RELATING TO ORDINANCES
Sec.
601. Definitions.
602. Duplex, triplex and quadplex housing zoning ordinances.
603. Limitations on duplex, triplex and quadplex housing
regulation approvals and exactions.
§ 601. Definitions.
The following words and phrases when used in this chapter
shall have the meanings given to them in this section unless the
context clearly indicates otherwise:
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
"Application." A proposed subdivision application, zoning
permit application, building permit application or other
application required by a municipality to provide duplex
housing, triplex housing or quadplex housing under this chapter.
"Concurrency." The capacity of a municipality's
infrastructure to accommodate a proposed development permitted
under section 602(a). The term includes capacity of water and
sewer systems, storm water systems, road safety infrastructure
and emergency services.
"Duplex housing." A residential building with two dwelling
units separated by a horizontal or vertical wall.
"Dwelling unit." A single unit providing complete,
independent living facilities for one or more individuals,
including permanent facilities for cooking, eating, living,
sanitation and sleeping.
"Municipality." A city, borough, incorporated town or
township.
"Quadplex housing." A residential building with four
dwelling units separated by a horizontal or vertical wall.
"Single-family residence." A structure maintained and used
as a single dwelling unit. A dwelling unit that shares one or
more walls with another dwelling unit is a single-family
residence if the dwelling unit has direct access to a street or
thoroughfare and does not share heating facilities, hot water
equipment or another facility or service with another dwelling
unit.
"Triplex housing." A residential building with three
dwelling units separated by a horizontal or vertical wall.
§ 602. Duplex, triplex and quadplex housing zoning ordinances.
(a) Permitted use by right.--A zoning ordinance of a
20260HB2185PN2841 - 2 -
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
municipality shall allow duplex housing, triplex housing or
quadplex housing as a permitted use by right on any lot on which
a single-family residence is permitted by right in the
municipality. Zoning, subdivision and design regulations of a
municipality that apply to duplex housing, triplex housing or
quadplex housing shall be objective and may not be more
restrictive than zoning, subdivision and design regulations
applicable to single-family residences.
(b) Planning agency review.--
(1) A municipality may petition the appropriate county
or regional planning agency to review a proposed development
permitted under subsection (a) and the impact the proposed
development will have on existing infrastructure.
(2) If a petition is filed, the agency shall review the
petition and determine whether existing infrastructure has
the capacity to accommodate the proposed development. The
agency may require the developer to make reasonable
improvements to existing infrastructure as a condition of
allowing the development. Required improvements shall be
limited to those necessary to upgrade infrastructure capacity
for the proposed development.
(c) Proof of concurrency.--A municipality may require an
applicant to demonstrate proof of concurrency before issuing a
permit for a proposed duplex housing, triplex housing or
quadplex housing development under this chapter.
(d) Applicability.--This section shall apply to all of the
following:
(1) Duplex housing in a municipality with a population
of at least 5,000 residents as of the most recent Federal
decennial census or in a municipality zoning district with a
20260HB2185PN2841 - 3 -
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
density that exceeds 300 residents per square mile calculated
as the total population as of the most recent Federal
decennial census divided by the land area of the municipality
as reported by the United States Census Bureau.
(2) Duplex housing or triplex housing in a municipality
with a population of at least 10,000 residents as of the most
recent Federal decennial census or in a municipality zoning
district with a density that exceeds 400 residents per square
mile calculated as the total population as of the most recent
Federal decennial census divided by the land area of the
municipality as reported by the United States Census Bureau.
(3) Duplex housing, triplex housing or quadplex housing
in a municipality with a population of at least 20,000
residents as of the most recent Federal decennial census or
in a municipality zoning district with a density that exceeds
500 residents per square mile calculated as the total
population as of the most recent Federal decennial census
divided by the land area of the municipality as reported by
the United States Census Bureau.
§ 603. Limitations on duplex, triplex and quadplex housing
regulation approvals and exactions.
(a) Prohibited regulations.--A municipality may not adopt or
enforce a zoning, subdivision or design regulation that:
(1) is more restrictive for duplex housing, triplex
housing or quadplex housing than for a single-family
residence;
(2) is more restrictive for a structure with two to four
dwelling units than for a similarly sized structure with one
dwelling unit;
(3) has the effect of physically precluding construction
20260HB2185PN2841 - 4 -
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
of duplex housing, triplex housing or quadplex housing;
(4) has the effect of precluding the use of a new or
existing structure for two to four dwelling units if the
structure could otherwise be used for one dwelling unit;
(5) has the effect of precluding any individual dwelling
unit from containing not less than 500 square feet of floor
area;
(6) requires the property owner to reside at the
property; or
(7) requires a minimum number of parking spaces to be
provided.
(b) Permitting and licensing.--A municipality may not adopt
or enforce permitting or licensing requirements for duplex
housing, triplex housing or quadplex housing that are more
restrictive than those applicable to a similarly situated
single-family residence.
(c) Reasonable accommodations.--A municipality shall make
reasonable accommodations in rules, regulations, ordinances,
policies and practices when the accommodations are necessary to
allow development or use of duplex housing, triplex housing or
quadplex housing.
(d) Administrative approval.--If a municipality determines
that a proposed subdivision, zoning permit or other development
application to construct or use duplex housing, triplex housing
or quadplex housing complies with applicable rules, regulations
and standards, the municipality shall administratively approve
the application. A municipality may not adopt or enforce a
regulation that requires a proposed duplex housing, triplex
housing or quadplex housing development under this chapter to
present or appear at a meeting of the governing body or a board
20260HB2185PN2841 - 5 -
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
or commission of the municipality or to seek an approval from
the governing body or a board or commission in addition to the
approvals otherwise required by this chapter.
(e) Time for decision.--A municipality shall approve or deny
an application under this chapter within 60 days after receipt
of a completed application. If a municipality denies an
application, the municipality shall provide the applicant with a
written list of defective or deficient items and a description
of how the applicant may remedy the items. If a municipality
does not approve or deny a completed application within 60 days,
the application shall be deemed approved.
(f) Prohibited exactions and studies.--A municipality may
not require an applicant for an application to:
(1) dedicate land or an easement for park or
recreational purposes;
(2) pay a fee related to park or recreational purposes;
(3) provide a transportation impact analysis; or
(4) provide another impact analysis or pay an impact fee
that:
(i) is not directly related to mitigation of an
impact for which there is a compelling governmental
interest;
(ii) is not roughly proportionate to the impact that
requires mitigation; or
(iii) would not also be required of an applicant for
an application to provide a single-family residence or
use.
(g) Construction.--Nothing in this section shall be
construed to affect a municipality's authority to apply
regulations that are generally applicable to other projects in
20260HB2185PN2841 - 6 -
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
the municipality related to sewer and water access, building
codes, storm water mitigation or historic preservation.
Section 2. This act shall take effect in 180 days.
20260HB2185PN2841 - 7 -
1
2
3