State Momentum for Housing Reform: A Q&A With Policy Experts
As housing affordability and supply challenges continue to grow across the country, state lawmakers are stepping up unprecedentedly. More than 20 states have doubled the number of enacted zoning and land use reform bills in recent years, showing that housing is a pressing and bipartisan issue. From red states to blue, policymakers are advancing bold reforms to address the housing crisis.
To explore this accelerating momentum, the American Planning Association hosted a session on "State Momentum for Housing Reform," moderated by Kiley Chapley, APA's state government affairs manager. The discussion featured expert panelists Cameron Rifkin from the National Conference of State Legislatures and Charles Garner from the Mercatus Center, who examine recent state-level efforts, emerging trends, and where housing policy is headed next.
This Q&A captures key insights from that conversation, including how states are building on past reforms, launching new initiatives, and why a broad coalition of stakeholders is backing smarter, scalable housing solutions.
The following interview has been edited for length and clarity.
KILEY CHAPLEY: What major trends defined the 2024 state legislative sessions on housing?
CAMERON RIFKIN: We tracked over 2,300 housing and homelessness-related bills last year — an indication that this issue is front and center for lawmakers. The biggest legislative themes included expanding housing construction, preserving affordable housing, revising zoning codes, increasing density, regulating investor purchases, enhancing eviction protections, and supporting post-disaster recovery.
While housing used to be seen largely as a local or federal concern, state governments are now much more engaged in finding scalable solutions.
CHAPLEY: What reforms are gaining traction in the 2025 legislative sessions?
CHARLES GARNER: There's been a sharp increase in introduced legislation — from 194 housing bills in 2023 to nearly 380 so far in 2025. These aren't fleeting proposals; they represent a structural shift. We're seeing widespread support for mixed-use zoning (e.g., allowing residential in commercial areas), reforms on religious property development, parking minimum reductions, and especially permitting reform to streamline approvals. Many states, including California, Texas, Minnesota, and New Jersey, are already advancing such measures.
CHAPLEY: Is housing still a bipartisan issue at the state level?
RIFKIN: Absolutely. Housing shortages cut across urban, suburban, and rural lines, and that means both red and blue states are getting involved. We're seeing bipartisan co-sponsorships, especially in purple states, with collaboration often driven by urgency and shared goals rather than political ideology.
GARNER: Yes, though the tension is often less about party lines and more about the state-local dynamic. In places like Texas and Connecticut, state legislatures are challenging local control over zoning, regardless of party. The West Coast led the way initially, but now Eastern states are following suit.
CHAPLEY: Beyond zoning reforms, what are other state-level housing policy actions worth noting?
RIFKIN: States are adopting creative and locally tailored strategies. For example, Alabama launched a workforce housing tax credit; Mississippi created rental housing for teachers; Delaware offers grants for home repairs; and Hawaii now allows the adaptive reuse of vacant commercial buildings. These examples show how states are experimenting with everything from financial incentives to land use flexibilities.
CHAPLEY: What policy recommendations have proven most effective at increasing housing supply?
GARNER: We've identified 17 recommended reforms in our "menu of options," covering procedural, technical, and substantive changes. Reforms like minimum lot size adjustments in Houston and ADU legalization in California have successfully densified single-family zones without abolishing them.
The key to effectiveness is economic feasibility — if a policy doesn't make building viable for developers, it won't increase supply. We're also using financial modeling tools to better predict the impact of land use changes, which helps address fears about the unknown.
CHAPLEY: Are there model reforms or states that others should look to?
RIFKIN: Montana's 2023 reforms stand out. The state passed a comprehensive land use act requiring localities to choose from a menu of zoning reforms, including legalizing ADUs and reducing parking minimums. Despite being a rural, red-leaning state, Montana faced serious housing affordability issues, especially in resort towns, and responded with bold, bipartisan solutions.
GARNER: Montana's process also provides a blueprint for how to reform effectively: create a diverse task force, set clear deadlines, offer strong leadership, and engage the public constructively. It worked there, and with adjustments, it could work elsewhere.
CHAPLEY: What role should planners play as this momentum builds?
RIFKIN: Planners need to engage in intergovernmental collaboration and help guide policymaking with their expertise. Many state lawmakers come from planning backgrounds, or could benefit from planner input. And yes, we'd love to see more planners run for office!
GARNER: Planners can also play a bigger role in educating decision-makers, especially in smaller towns where officials may be volunteers or non-experts. Making zoning maps accessible and acting as an informational resource can go a long way. States can also support local governments through grants to hire planning staff, as Montana did.
CHAPLEY: Do you have any final takeaways for planners and policymakers?
RIFKIN: As momentum for housing reform continues to grow, it's critical that state and local leaders work together. Solutions need to be tailored, inclusive, and grounded in community needs. There's no single answer to the housing crisis, but progress is possible when we build coalitions and stay focused on practical, people-centered reforms.
GARNER: Planners are in a unique position to inform, guide, and even lead during this period of change. Whether it's clarifying zoning rules, modernizing outdated systems, or helping communities think through trade-offs, your expertise is essential. The path forward depends on clear communication, thoughtful engagement, and a shared commitment to solving one of the most urgent challenges of our time.
Housing Supply Accelerator Playbook
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Learn more about strategies and tips to tailor to increase housing supply in your community in the Housing Supply Accelerator Playbook.
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