AN ACT RELATING TO TOWNS AND CITIES -- RESTORING OPTIONS IN OCCUPANCY MODELS (ROOM) ACT (Expands access to inherently affordable housing by re-legalizing co-living/single-room occupancy (SRO) and shared dwelling models of many types.)

H8036

2026 -- H 8036
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LC005110
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STATE OF RHODE ISLAND
IN GENERAL ASSEMBLY
JANUARY SESSION, A.D. 2026
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A N A C T
RELATING TO TOWNS AND CITIES -- RESTORING OPTIONS IN OCCUPANCY
MODELS (ROOM) ACT

Introduced By:
Representatives Speakman, Diaz, Giraldo, and Cruz

Date Introduced:
February 27, 2026

Referred To:
House Municipal Government & Housing
It is enacted by the General Assembly as follows:
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SECTION 1. Legislative findings.
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The general assembly finds and declares:
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(1) Rhode Island is currently experiencing a housing availability and affordability crisis.
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(2) Co-living, also known as Single Room Occupancy (SRO), is a residential property with
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sleeping units that are independently rented and provide living and sleeping space, in which
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residents share kitchen and/or bathroom facilities with residents of other units.
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(3) Because of their smaller size and limited amenities, SROs historically have offered
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rental housing at the lowest per-unit cost typically available on the private housing market.
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(4) Starting in the early 20th century, local governments began adopting restrictive zoning
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and other land use and building regulations that prohibited or made it impractical to build or operate
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SROs, causing the numbers of such units to dramatically decrease.
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(5) Today, many cities and counties either exclude co-living from most residential zones
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or impose zoning and regulatory requirements that render the development or conversion of co-
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living properties economically or physically infeasible.
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(6) Co-living provides additional options for people who:
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(i) Wish to lower their housing expenses by paying less for a smaller home;
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(ii) Value shared community spaces that facilitate social connections;
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(iii) Wish to trade space for location and the ability to live in a high-opportunity

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neighborhood that would otherwise be out of reach; or
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(iv) Want a more private alternative to having a roommate in a traditional rental.
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(7) Recent studies show that in cities where co-living remains legal, monthly rents for co-
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living average 40 percent lower than rents for studio apartments.
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(8) While co-living is often associated with single-person households, adding smaller,
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affordable units increases overall housing supply and triggers the economic process known as
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filtering, in which additional supply reduces competition for larger family-sized homes and eases
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pressure on rents across the market.
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(9) Co-living is well suited for the conversion of office buildings, hotels and other
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underutilized commercial properties to housing, because such conversions typically require less
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plumbing and fixtures for kitchens and bathrooms, thus enabling the adaptive reuse of buildings
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which would not be economically feasible to convert to standard apartments.
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(10) Co-living may provide income-earning opportunities for property owners, furthering
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housing affordability and economic mobility.
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(11) Enabling the creation of co-living near downtowns, transit hubs, employment centers,
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commercial areas and public amenities can increase walkability, shorten commutes, curtail sprawl,
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limit growth of traffic and reduce the pressure to develop farmland and the natural environment.
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SECTION 2. Title 45 of the General Laws entitled "TOWNS AND CITIES" is hereby
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amended by adding thereto the following chapter:
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CHAPTER 24.8
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RESTORING OPTIONS IN OCCUPANCY MODELS (ROOM) ACT
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45-24.8-1. Short title.

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This chapter shall be known and may be cited as, the “Restoring Options in Occupancy
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Models (ROOM) Act”.
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45-24.8-2. Definitions.

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For the purposes of this chapter:
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(1) “Co-living conversion” means the alteration of an existing building, or portion of a
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building, for the purpose of creating two (2) or more sleeping units that have access to shared
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kitchen and/or bathroom facilities, whether by reconfiguring interior space, changing the use or
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occupancy classification, or adding sleeping units to a structure previously used for another
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purpose.
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(2) “Co-living occupancy agreement” means a written residential agreement that grants an
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individual the exclusive right to occupy a sleeping unit in a co-living property and the shared right
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to use common amenities and facilities in exchange for payment of rent. A co-living occupancy

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agreement is a residential tenancy for purposes of chapter 18 of title 34, except to the extent that
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this chapter provides different rules.
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(3) “Co-living property” means a residential property that includes one or more sleeping
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units that are independently rented and lockable, with residents sharing separate kitchen and/or
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bathroom facilities with other sleeping units in the building. Municipalities may use other terms to
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refer to co-living including, but not limited to, boarding house, congregate living facilities, group
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home, lodging house, micro units, or single room occupancy. The term does not include a unit in a
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hotel, motel, or other establishment in which more than half of the units are intended to be used for
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transient accommodations.
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(4) “Housing organization” means a trade or industry group consisting of local members
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primarily engaged in the construction or management of housing units, a nonprofit organization
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that provides or advocates for increased access or reduced barriers to housing, or a nonprofit
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organization that is engaged in public policy research, education, litigation or outreach that includes
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housing policy-related issues and advocacy.
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(5) “Mixed use” means a type of development that combines residential uses with
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commercial, entertainment, institutional, office, or other uses within a single building, parcel, or
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development area.
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(6) “Sleeping unit” means a room within a co-living property that is identified and intended
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for sleeping purposes by a single occupant or two (2) occupants living as a household, whether or
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not the room is currently occupied, leased, or in active use. A sleeping unit may include limited
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food preparation or sanitation facilities, but typically does not contain both a full kitchen and a full
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bathroom.
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(7) “Transit station” means a stop on a municipal, tribal, intrastate, or interstate public
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transportation system providing fixed route services.
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45-24.8-3. Co-living allowed by right.

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(a) Notwithstanding any provision to the contrary, a municipality shall allow co-living
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properties as a permitted use by right on each parcel that is zoned for single family, multifamily,
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commercial, or mixed use, or in any area where residential use is permitted.
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(b) Approval of co-living properties shall not be subject to discretionary review, special
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use permits, conditional use permits, planned unit developments, public hearing processes, or
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variance requirements.
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(c) A municipality shall allow as a permitted use co-living property with the number of
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sleeping units consistent with the prescribed density standards of a lot zoned for multifamily,
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commercial, or mixed use.

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(d) A municipality shall not treat a sleeping unit within a co-living property as more than
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one quarter (1/4) of a dwelling unit for purposes of calculating dwelling unit density.
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(e) A municipality shall subject a co-living property to the least restrictive bulk, lot, and
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height requirements applicable to any residential use within the same zoning district.
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(f) A municipality shall not require any design or code standards for co-living properties
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that are more restrictive than those required for other residential uses in the same zone.
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(g) A municipality shall not require co-living properties to incorporate any aesthetic,
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functional, or recreation facilities other than those required for other residential uses in the same
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zone.
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(h) An ordinance under this section shall not require co-living properties to:
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(i) Adhere to room dimensional standards larger than those established by 24 CFR §
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982.605, including dwelling unit size, sleeping unit size, and habitable space;
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(ii) Provide a mix of unit sizes or number of bedrooms;
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(iii) Provide off-street parking if the property is located within one-half (1/2) mile of a
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transit station;
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(iv) Provide more than one-quarter (1/4) off-street parking spaces per sleeping unit if
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located beyond one-half (1/2) mile of a transit station; or
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(v) Include other uses.
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(i) A municipality shall not limit the people who may occupy a co-living property or
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sleeping unit based on:
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(i) Age;
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(ii) Familial status;
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(iii) Occupation;
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(iv) Income or source of income;
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(v) Disability status;
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(vi) Relationship status; or
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(vii) Whether the occupants are related to each other by a certain degree of affinity or
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consanguinity.
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(j) A municipality shall maintain and make publicly available, on at least an annual basis,
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a record of new co-living properties and conversions, including:
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(i) Each application for a permit to construct, convert, or operate a co-living property; and
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(ii) The disposition of each application, including approval, denial, withdrawal, or pending
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status, and the stated reason for any denial.
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(k) This section supersedes and preempts any ordinance, resolution, regulation, policy, or

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other local action that conflicts with or frustrates the purposes of this chapter. A municipality shall
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not enforce any zoning or land-use restriction that is inconsistent with this section.
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45-24.8-4. Building code adjustments for single room occupancy.

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(a) A municipality shall not require a co-living property to include a commercial-grade
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kitchen, notwithstanding the requirements of the state building code or the minimum standards for
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basic equipment in the housing maintenance and occupancy code contained in § 45-24.3-7.
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(b) A municipality shall not require a co-living property, or sleeping unit, to adhere to
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standards beyond those contained within 24 CFR § 982.605.2 (minimum housing quality standard).
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(c) A municipality shall not require a co-living conversion of more than eight (8) sleeping
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units to incorporate operable windows in the sleeping units.
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(d) This section supersedes and preempts any municipal or state building code requirement
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that conflicts with or frustrates the purposes of this chapter. A municipality shall not adopt or
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enforce any building code restriction that is inconsistent with this section.
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45-24.8-5. Application of exiting residential landlord and tenant laws.

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Occupants under co-living occupancy agreements are tenants for purposes of chapter 18 of
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title 34.
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45-24.8-6. Co-living property usage.

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(a) A municipality shall not require any co-living property, regardless of number of
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sleeping units, to construct, employ, operate or incorporate:
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(i) Requirements for communal living space beyond the required bathroom and kitchen
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facilities;
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(ii) A specified ratio of sleeping units to kitchens or bathrooms;
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(iii) Rules governing tenant conduct, communal behavior, quiet hours, or use of shared
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spaces not applicable to any other residential tenancy;
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(iv) Guest registration logs or visitor screening procedures not required of other residential
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uses;
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(v) Restrictions on the hours of ingress and egress for tenants or guests; or
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(vi) The provision, coordination, or funding of social services, supportive services,
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counseling, or case management.
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(b) A municipality shall not require a co-living property containing eight (8) or fewer
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sleeping units to employ, operate, or incorporate:
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(i) A building manager who resides on the premises;
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(ii) A video surveillance or monitoring system; or
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(iii) A property management or maintenance plan beyond documentation required of any

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other residential rental property of similar size.
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(c) A municipality shall not impose any management, operational, or tenancy requirement
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on a co-living property that is based on the presumed social, economic, or behavioral characteristics
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of its residents, or that has the purpose or effect of discouraging the construction or operation of
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co-living properties.
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(d) A municipality shall not require a co-living property to participate in any affordable
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housing program, inclusionary zoning program, or rent stabilization or control program, nor
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condition approval upon compliance with any such plan.
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(e) This chapter does not prohibit a municipality from imposing a limit on the number of
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people who may occupy a dwelling or sleeping unit based on health and safety standards contained
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in:
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(1) The state building code;
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(2) A fire code, to the extent that the code does not conflict with the provisions of this
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chapter; or
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(3) Local, state, or federal affordable housing program guidelines.
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(f) Nothing in this section shall be construed to prohibit a municipality from enforcing
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generally applicable health, safety, or building standards that are applied equally to all residential
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uses.
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45-24.8-7. Applicability.
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(a) A municipality shall adopt or amend by ordinance and incorporate into their
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development and zoning regulations the requirements of this chapter to take effect no later than
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January 1, 2027, if it fails to do so, the requirements of this chapter shall prevail.
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(b) Any municipal regulation that imposes requirements uniquely upon co-living
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properties, or that has the effect of excluding co-living from otherwise permitted residential zones,
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shall be presumed unreasonable and inconsistent with this chapter.
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(c) Nothing in this chapter shall be construed to prohibit the enforcement of private
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covenants, deed restrictions, homeowners’ association rules, or other private agreements applicable
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to a property.
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(d) The provisions of this chapter do not apply to state or local regulations governing the
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construction or operation of halfway housing, substance abuse rehabilitation centers, sober living,
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re-entry housing, on- or off-campus university dormitories, homeless shelters, or dedicated housing
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for the elderly or disabled.
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(e) A co-living property lawfully existing on the effective date of this chapter is a
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conforming use and may continue, be maintained, repaired, or reconstructed, notwithstanding any

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contrary local ordinance or regulation.
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45-24.8-8. Enforcement.

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(a) An applicant, property owner or housing organization aggrieved by a municipal action
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inconsistent with this chapter may seek declaratory or injunctive relief in the superior court and
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shall be entitled to reasonable attorneys' fees and costs as a prevailing party.
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(b) For purposes of this section, a party prevails if it obtains any form of judicial or
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administrative relief, including a judgment on the merits, declaratory relief, injunctive relief, a
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preliminary injunction, a consent decree, or if the litigation is a material contributing factor in
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achieving the requested relief through voluntary action by the municipality.
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45-24.8-9. Severability.

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If any provision of this chapter or its application is held invalid, the invalidity does not
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affect other provisions or applications of this chapter that can be given effect without the invalid
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provision or application.
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SECTION 3. This act shall take effect upon passage.
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EXPLANATION
BY THE LEGISLATIVE COUNCIL
OF
A N A C T
RELATING TO TOWNS AND CITIES -- RESTORING OPTIONS IN OCCUPANCY
MODELS (ROOM) ACT
***
1
This act would expand access to inherently affordable housing by re-legalizing co-
2
living/single-room occupancy (SRO) and shared dwelling models of many types. The act would
3
restore choice in housing options long constrained by exclusionary zoning, outdated building codes,
4
and discriminatory occupancy rules.
5
This act would take effect upon passage.
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LC005110
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