WA State: HB 1998 Co-Living
HB 1998 is a Washington state law requiring cities and counties to permit co-living housing. Co-living is defined as independently rented and lockable sleeping units within a building where residents share kitchen facilities. The law mandates that co-living be a permitted use in urban growth areas on lots allowing at least six residential units, including mixed-use zones. This requirement applies to all fully planning counties and their cities by December 31, 2025. Jurisdictions must adopt or amend co-living housing standards by ordinance by this date, or the state law will supersede local regulations. Actions taken to comply with this law are exempt from challenges under the Growth Management Act and the State Environmental Policy Act.
Co-living, also known by various names like SROs, rooming houses, and micro-units, has a long history. It was a significant part of the housing stock in the early 20th century, catering to diverse demographics and income levels. However, after World War II, it declined due to changing lifestyles, urban renewal efforts, and stricter regulations. Recently, co-living has seen a resurgence as housing costs rise. Modern co-living buildings differ significantly from their predecessors, featuring contemporary designs and amenities. Examples of co-living developments in Washington demonstrate the range of scales and forms this housing type can take.
Co-living offers numerous benefits, including providing affordable, market-rate housing, offering an alternative to shared apartments with roommates, fostering community through shared spaces, increasing housing options in desirable areas, and reducing energy consumption due to smaller units and reduced commutes. It can be a good option for seniors looking to downsize and helps combat loneliness. The higher rent per square foot makes co-living suitable for urban infill on narrow lots.
Implementing co-living regulations may require addressing public misconceptions. Planners and officials need to educate the public about the state mandate and the benefits of co-living. Framing the discussion around addressing housing needs, providing market-driven affordability, catering to diverse demographics, and promoting community can be helpful. Resources like articles and videos are available to support public education efforts.
Internal staff engagement is also crucial. Since co-living regulations impact multiple departments, it's essential to inform staff involved in permitting and development review. Workshops and mock pre-application meetings can help identify potential issues and ensure consistent application of the regulations. Key questions to address with staff include awareness of the legal requirement, information needed for permit review, potential conflicts with existing regulations, and how to apply unit-based standards to sleeping units. Clarifying requirements for parking, open space, impact fees, unit sizes, and utility forecasting is also important.