Architecture, DADUs & Accessory Structures, Multifamily Residential
Why We Need Middle Housing
Middle Housing has become a major buzzword in cities and towns around the country to increase access to affordable housing. So why is middle housing such an important part of the solution? Here, we break down some potential benefits of middle housing and Washington State’s HB1110, or Middle Housing Bill.
October 3, 2024
The implementation of Washington State’s Middle Housing Bill HB1110 is still developing. For the most up-to-date information, contact your local jurisdiction or designer to learn how HB1110 directly impacts your property or your project.
Have you heard whispers about middle housing, but you aren’t sure what it means? Or maybe you’re familiar with the concept, but you’re not sure why it’s suddenly popping up in conversations about housing?
For many single-family homeowners who aren’t necessarily tuned into development and housing policy, the term “middle housing” can be a bit perplexing. In Washington State, the legislature passed what is being called the Middle Housing Bill back in 2023. But what is middle housing? And why has it become such a buzzword in cities and towns trying to increase access to housing? Join us as we embark on a journey to demystify middle housing and understand its significance for homeowners and their communities.
Let’s start with a little history.
To understand why middle housing has become the “it” topic of conversation in Seattle’s development world, it might be helpful to look at the housing history in the region.
Over the last 20 years, King County’s population has increased by 30% to nearly 2.3 million. This outstrips the current housing supply and has contributed to increasing home prices in Washington State by 300% over the same period. As a result, King County rents and home prices have increased to the highest levels in history, pricing out many residents, pushing them outside of the city or on to the streets.
Before the Middle Housing Bill was approved, the most common new housing types were apartment buildings and townhouses, especially in denser urban neighborhoods that make up less than 25% of Seattle’s land. Because of this, these areas are going through considerable changes, displacing people who have lived there for generations because they are unable to maintain and/or access affordable housing options that can accommodate their evolving needs.
Meanwhile, nearly 50% of Seattle’s land use had been zoned primarily for single-family residential, without any substantive mechanisms to match the overwhelming demands for higher density. Unlike Seattle’s more urban neighborhoods that have been going through rapid housing and infrastructural transformations to be more livable amid an influx of residents, many of these well-established single-family neighborhoods have had a head start.
These desirable single-family zones have benefited from long-term, integrated planning and development implementations to grow community-oriented amenities such as open spaces, schools, grocery stores, neighborhood services, and transit, which are foundational to promoting a greater sense of social connection among residents.
This is where middle housing comes into play.
Maybe you’ve heard of the phrase “the missing middle.” This consists of exactly what we’re describing above: lots of single-family housing where, for the most part, one household resides or larger multifamily developments where often hundreds of households reside with little to no other housing types that fall in the middle – housing that isn’t quite single family and isn’t quite multifamily. That in between housing is called middle housing.
The Middle Housing Bill, or HB1110, prescribes nine housing types as middle housing. These attached, stacked, and clustered homes, according the HB1110 should be “compatible in scale, form, and character with single-family houses.”
- Duplexes
- Triplexes
- Fourplexes
- Fiveplexes
- Sixplexes
- Townhomes
- Stacked Flats
- Courtyard Apartments
- Cottage Housing
What does the Middle Housing Bill change?
With the Middle Housing Bill’s passage, hundreds of thousands of properties across Washington will be able to add anywhere from two to six dwelling units to their property. This bill has the potential to drastically increase housing availability in communities across the state for years to come.
It doesn't compel anyone to make changes to their homes or properties, but it does encourage and incentivize development in historically single-family neighborhoods.
How will middle housing benefit the community?
The addition of more units on what were historically single-family plots will be a tremendous boon to our communities. With more residents living in a community, it can support existing or new local businesses, improving the overall quality of life in the community.
Affordability
Housing with two or more attached or clustered units can spread the cost of utility infrastructure and land, making it more affordable for developers to construct and buyers or renters to afford.
Housing & Neighborhood Diversity
Middle housing can provide alternative housing arrangements for people with different income brackets, ages, or living arrangements. Mixing this among existing single-family home neighborhoods can diversify the community makeup and create stronger, more vibrant neighborhoods.
For example, multi-generational families might be more likely to find suitable housing options within their neighborhood to provide family care and support. This diversity in housing options can also make communities more resilient to changes in the future.
Sustainability
Utilizing existing infrastructure can help to preserve untouched lands that would otherwise be used for new suburban development. Plus, increased use of existing amenities, such as schools, parks, and health services that are more conveniently located means less pressure to build new, with potential for sustainable investment in existing amenities.
By increasing density near transit stops, residents may also be more inclined to use public transportation, reducing the reliance on cars and carbon footprint.
Financial Benefits
Increasing the number of dwelling units on your property will increase the property value. For property owners, it can provide additional income to offset mortgage payments or provide passive income. And homeowners can share maintenance costs. It can also lower the cost of purchasing a new home compared to a townhouse or single-family home.
In conclusion, the ‘Middle Housing Bill’ has the potential to address the housing shortage in Washington and create resilient, diverse, and more sustainable neighborhoods for decades to come. Since this is a new piece of legislation, each county and city is undergoing revisions to their land use codes to comply with this law. We anticipate seeing the first wave of Western Washington cities and counties implementing their local adoptions of HB1110 starting in July 2025, with other regions following suit. If you have any questions about the process or would like to learn more about how this legislation will impact your property, please reach out to us for a free consultation call.
Notes & Credits
Research and copywriting in collaboration with the B&V Team.
