Bill
SB 5332
SB 5332 requires jurisdictions to allow at least one mobile dwelling unit on eligible lots, with utility hookups and an HOA ban sunset by Jan 1, 2028.
Status & procedural history
- Bill nos.: SB 5332; substitute S-1114.1 (read first 02/03/25). Original 2025 draft S-0636.1 and a distinct 2023 version (S-0566.1) are attached in the legislative record.
- Committee actions (2025): Referred to Senate Housing (01/17/25); HSG committee moved 1st substitute do pass and referred to Ways & Means (01/31/25); public hearing in Ways & Means (02/26/25). As of this summary the 1st substitute (S-1114.1) is pending further action in Ways & Means.
- Note: A 2023 SB 5332 draft addressed prohibiting homeless encampments near schools (summary of that version is included below for context).
Purpose / intent
- The 2025 substitute changes SB 5332 into a housing-access bill that requires cities/counties planning under the Growth Management Act to allow at least one mobile dwelling unit (MDU) on each residential lot meeting specified conditions. It also prohibits homeowner/condominium/common-interest associations from effectively banning such units (temporary prohibitions on covenant enforcement).
Key provisions (substitute S-1114.1)
- Local allowance: Cities/counties that plan under RCW 36.70A.040 must allow at least one MDU on each residentially zoned lot when:
- The lot contains at least one existing housing unit;
- The lot is inside an urban growth area;
- The city/county and utilities find sewer capacity adequate;
- The MDU is not located in state shoreline areas or in critical areas/natural resource lands designated under RCW 36.70A.170.
- Utilities & hookups:
- Electrical hookup must be via a dedicated 20‑amp, GFCI‑protected circuit on a service pedestal or the primary dwelling.
- If the MDU has plumbing: potable water may connect via a yard hydrant or antisiphon hose bib (potable‑rated hose); sewer may connect via a permitted sewer lateral cleanout to the primary unit.
- If the MDU lacks plumbing: occupants must have access 24/7 to potable water, toilets, and showers in the existing dwelling on the lot.
- Inspections & maintenance:
- Cities/counties enforce standard inspection procedures for utility hookups; they may not require inspection of the MDU itself but may inspect storage tanks and sewer connections for leaks/pollution.
- MDUs must be maintained so they can be moved at any time and must meet the underlying zone’s setback requirements.
- Definition: "Mobile dwelling unit" includes travel trailers, fifth‑wheel trailers, folding camping trailers, truck campers, motor homes, and “tiny houses with wheels” (referencing RCW 35.21.686).
- Covenants & associations: New sections prohibit apartment owner associations, condominium associations, homeowners’ associations, and common‑interest declarants from adopting rules that effectively prohibit an MDU allowed under section 1. These prohibitions expire January 1, 2028.
Differences from earlier 2025 draft
- The original 2025 draft used the term “home on wheels,” had slightly different utility/inspection language and did not explicitly add the movable and setback requirements or the shoreline/critical-area exclusions included in the substitute.
Context — 2023 SB 5332 (different subject)
- The 2023 version (S-0566.1) would have prohibited cities/counties from authorizing sanctioned or unsanctioned homeless outdoor encampments within 1,000 feet of public/private schools and early learning facilities. That text is a separate proposal and is not the content of the 2025 substitute.
Who is affected / potential impacts
- Homeowners and property owners in urban growth areas: may be allowed to site one MDU on their lot (subject to utilities and setbacks).
- People who use MDUs (including those experiencing housing instability): could gain additional private-lot placement options.
- Cities/counties and utilities: required to permit MDUs where conditions are met and to verify utility capacity and perform limited inspections.
- Homeowner/condo associations: temporarily barred (through 1/1/2028) from enforcing bans that would prevent an allowed MDU.
- Local land‑use and public‑health enforcement: responsibilities around hookups, inspections and ensuring non-polluting connections.
Timing / expiration
- The HOA/association prohibitions include a sunset date: January 1, 2028. The bill does not specify a general effective date in the substitute text; standard session bill effective-date rules apply unless otherwise noted.
Limitations / implementation notes
- The right to place an MDU is conditioned on sewer capacity and other utility findings by city/county and utilities. MDUs are excluded from shorelines and designated critical/natural resource lands. Local setback and other zoning rules still apply.
Compiled from official sources — confirm details with the bill’s official record.
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