HB 2186 — An Act amending Title 53 (Municipalities Generally) of the Pennsylvania Consolidated Statutes, providing for accessory dwelling units.

PRIOR PRINTER'S NO.NOS.

28422842, 3173 PRINTER'S NO.

31733373 THE GENERAL ASSEMBLY OF PENNSYLVANIA HOUSE BILL Session of No.

2186 2026 INTRODUCED BY INGLIS, KHAN, SCOTT, DAVIDSON, SOLOMON, ZIMMERMAN, SMITH-WADE-EL, POWELL, FREEMAN, HANBIDGE, OTTEN, WAXMAN, D.

WILLIAMS, CIRESI, MAYES, CEPEDA-FREYTIZ, MADDEN,XMAN,MADDEN, K.

HARRIS, CURRY, MAZZOCCOMAZZOCCO, HOGAN AND HOGAN,DOUGHERTY, FEBRUARY 2, 2026 AS AMENDED ON SECOND CONSIDERATION, HOUSE OF REPRESENTATIVES, ASMAY AMENDED,6, APRIL2026 13, 2026ELOPMENT, AN ACT Amending Title 53 (Municipalities Generally) of the Pennsylvania Consolidatedunits.idated Statutes, providing for accessory dwelling units.The General Assembly of the Commonwealth of Pennsylvania hereby enacts as follows:

The General Assembly of the Commonwealth of Pennsylvania hereby enacts as follows:

Adoption of ordinance.

<-- 6304 6303.

<-- 6305 6304.

<-- 6306 6305.

<-- 6307 6306.

<-- § 6301.

(i) on a parcel or lot on which a single-familyresidential <--building dwelling RESIDENTIAL BUILDING is present or may be <-- constructed;

"Dwelling unit." A residential living unit that provides <-- complete independent living facilities for one or more individuals and includes permanent provisions for living, sleeping, eating, cooking and sanitation.

"Single-family"Residential detachedbuilding." dwellingAs unit."defined Ain freestandingsection <--103 20260HB2186PN3173of -the 2act -of buildingNovember containing10, one1999 dwelling(P.L.491, unitNo.45), forknown oneas family.the Pennsylvania Construction Code Act.

"RESIDENTIAL BUILDING." AS DEFINED IN SECTION 103 OF THE ACT <-- OF NOVEMBER 10, 1999 (P.L.491, NO.45), KNOWN AS THE PENNSYLVANIA CONSTRUCTION CODE ACT.

An accessory dwelling unit ONE ACCESSORY DWELLING UNIT PER <-- LOT OR PARCEL shall be a permitted use by right in every 20260HB2186PN3373 - 2 - municipality WITHwith ZONINGzoning in which a single-familyresidential <--building detached dwelling unit RESIDENTIAL BUILDING is a permitted use, <-- except that the permission may not supersede any deed restriction, covenant or agreement restricting the use of land or any master deed, bylaw or other document applicable to a planned community.

Adoption of ordinance.

<-- A municipality shall adopt an ordinance to permit the development of at least one accessory dwelling unit for each single-family detached dwelling unit, subject to reasonable regulation that is the least restrictive means of accomplishing the goal of the regulation.

§ 6304 6303.

<--Consideration (a)of Process.--Theapplications followingand applicationinspections process shall applybe <--as forprovided anunder accessorysection dwelling502 unit:of the act of November 10, 1999 (P.L.491, No.45), known as the Pennsylvania Construction Code Act.

(1)§ A6304. permit application for an accessory dwelling unit shall be considered and approved without discretionary review or a hearing.

(2) The municipality shall approve or deny an application to create or serve an accessory dwelling unit within:

(i) 30 days from the date the municipality receives the completed application;

or (ii) 60 days if additional review is required.

20260HB2186PN3173 - 3 - (3) If the permit application to create or serve an accessory dwelling unit is submitted with a permit application to create or serve a new single-family dwelling unit on the lot, the municipality may delay approving or denying the permit application for the accessory dwelling unit until the municipality approves or denies the permit application to create or serve the new single-family dwelling unit.

(4) If the applicant requests a delay, the time period provided under paragraph (2) shall be tolled for the period of the delay.

(5) If the municipality has not approved or denied the completed application within the time period provided under paragraph (2), the application shall be deemed approved.

(6) A municipality may charge a fee, which shall not exceed $250 in the aggregate, for costs incurred to review the permit application for the creation or service of an accessory dwelling unit.

(7) A municipality may not require a renewal for a permit for an accessory dwelling unit.

(b) Denial of application.--If a municipality denies an application for an accessory dwelling unit, the municipality shall return in writing a full set of comments to the applicant with a list of items that are defective or deficient and a description of how the applicant may remedy the application.

CONSIDERATION OF APPLICATIONS AND INSPECTIONS SHALL BE AS <-- PROVIDED UNDER SECTION 502 OF THE ACT OF NOVEMBER 10, 1999 (P.L.491, NO.45), KNOWN AS THE PENNSYLVANIA CONSTRUCTION CODE ACT.

§ 6305 6304.

<-- 20260HB2186PN3173 - 4 - Accessory dwelling units may be:

(1) attached to, or located within, a proposed or existing single-familyresidential detachedbuilding; dwelling unit RESIDENTIAL <-- BUILDING;

or (2) detached from a proposed or existing single-familyresidential <--building detached dwelling unit RESIDENTIAL BUILDING if located on the <-- same lot as the dwellingresidential RESIDENTIALbuilding. BUILDING.

<-- § 6306 6305.

<-- The following restrictions shall apply to an accessory dwelling unit:

(1) A municipality may not establish a minimum net floor area for an accessory dwelling unit of more than 150 200 <-- square feet.