[{"_1":2,"_124":-5,"_125":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,76,88,100,112],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},"mediaId",6647001,"mediaKeyId","2526117-808e48f3da7b8c318393e02713e62cb3","parentId",2526117,"title","Subcommittee advances single-stair exception for certain midrise housing with fire-safety guardrails","audioSeconds",209,"startMs",1480240,"endMs",1689950,"viewUrl","/Search/View?dp=1&key=2526117-808e48f3da7b8c318393e02713e62cb3&start=1480&end=1689","thumbnailUrl","https://assets.pipeline.soar.com/2526117-808e48f3da7b8c318393e02713e62cb3/thumbnail_1480240.jpg","articleUrl","/articles/6647001/New-Hampshire/Subcommittee-advances-single-stair-exception-for-certain-midrise-housing-with-fire-safety-guardrails","mediaUrl","https://secure.pipeline.soar.com/6647001-9a563aaf2a5c12e04eb66558700655b7/orig.mp4?Expires=1771141758&Signature=InoHbt0AI4yjMCEUoBCg10ARlEkSzKFpwYEVwG0fUTxdfN4a7Hm0cXAczHDiTs9R9wgQoelTk2Pz~B8ploi-bxL5NZjLWiwCHdi~z9MxgJxKk12mKJJm-RUI55bJTEc6kXGqwBZ1CiqS9tlfB78gTVICIf6SXxgAO8Yp3cY~5VWhTC2bfxMV~-tuVBCAFfSwB~oMMgJT3NfShjSh4ncRyjDcCYVNPmdSGkQCWH3GwBI4QPV-vCdQjwEjx3t9F1VqA4h~3ZIUZWWprIsqAlWZdUgHDy5veny7vYGTAed0seAbTnNU7vwlo-TgAdo8sTbE~RKLajujj8nQyEeLC9KW3A__&Key-Pair-Id=KUT5TJCACFTXG","author","New Hampshire Legislature","date","2025-03-07T19:40:28.667Z","article","The Senate Subcommittee on Housing voted to recommend passage, with amendments, of a bill that would allow a single stairway in residential buildings up to six stories provided specified fire-safety conditions are met.

The amended language narrows the earlier draft by incorporating the State Fire Marshal’s concerns: the single-stair option is limited to buildings that are fully sprinklered and that meet a per-floor area limit on the first floors (committee discussion referenced a 4,000-square-foot threshold on the first four floors). The amendment reduced an earlier floor-area allowance in the bill and tied the exception to sprinkler systems and exit-distance standards.

Why it matters: Proponents said allowing a single stairway in certain buildings can lower construction costs and free up interior space for units, helping reduce housing costs. Opponents — including some municipal building officials and the Municipal Association — cautioned that stairways and egress requirements exist for safety reasons and said the amended language should be publicly available for municipal review before a final position is taken.

What was said: A Municipal Association representative (Brody) told the committee they had not completed internal review of the amended language and could not yet change their position; the State Fire Marshal informed members his concerns had been addressed by the amendment. One senator noted that other countries allow single-stair designs to greater heights, but the subcommittee adopted the narrower approach recommended by the Fire Marshal.

Committee action: The subcommittee voted to recommend SB 282 ought to pass as amended; senators indicated the amended text would be available prior to a fuller review and that the measure would next move toward a February hearing or floor consideration.

Next steps: The subcommittee expects the amended language to be posted publicly so municipal building officials and stakeholders can review it ahead of further action.","mediaType","Video","parentTitle","Senate Commerce (03/07/2025)","oneSentenceSummary","The Senate Subcommittee on Housing voted to recommend passage, with amendments, of a bill that would allow a single stairway in residential buildings up to six stories provided specified fire-safety conditions are met.","taxTitle","Commerce, Senate , Committees\t, Legislative, New Hampshire","taxId",29504,"location","New Hampshire","headline","","shortSummary",{"_33":77,"_35":36,"_37":38,"_39":78,"_41":79,"_43":80,"_45":81,"_47":82,"_49":83,"_51":84,"_53":85,"_55":56,"_57":58,"_59":86,"_61":62,"_63":64,"_65":87,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6647006,"Committee discusses dead-end street limits, insurance and development constraints in bill on local development rules",387,1844690,2232000,"/Search/View?dp=1&key=2526117-808e48f3da7b8c318393e02713e62cb3&start=1844&end=2232","https://assets.pipeline.soar.com/2526117-808e48f3da7b8c318393e02713e62cb3/thumbnail_1844690.jpg","/articles/6647006/New-Hampshire/Committee-discusses-dead-end-street-limits-insurance-and-development-constraints-in-bill-on-local-development-rules","https://secure.pipeline.soar.com/6647006-744a28e2250d645485e1f06c3ad5081d/orig.mp4?Expires=1771141758&Signature=ZMPazkugGisQXfy98f1q2O2Sl69JDr67kjcSYymUwF~ED1NKaRV7v8cpDN-sbFOBqC8IEMz7jWbxUqo9gE~q3mNW7tFqmrWIdpt4FrYd39IIm4JzCjZLCJu-b-G7TR5uj-foJrddWUhltpvvsNeG8HZlOcAsYHckhAUCPGqnwfjt0J-WkmH2wTdaSebMAQnBw0vco0fa363W9COIQe-5qe6e1Q-PzEgwTnCb~KloMFs0aYt5YM561mZoLvqDvYMgfkqNC8oMu-h9hpUNCbgJBSWpOUZYKLLh9d-hp4-vRWcAdmerPVYooAs5P6vPR7zfchoxsfvUbCUM0kI35pFwiA__&Key-Pair-Id=KUT5TJCACFTXG","Senate Bill 170 drew an extended discussion on how municipal rules and zoning practices can limit development on dead-end roads, with senators and stakeholders debating public-safety, insurance and practical development concerns.

Sponsor remarks and roundtable origins: Senator Reardon said the proposal grew out of housing roundtables held across the state and described a constituent who owned 40 acres in Hooksett but was unable to develop it because the town treats the street as a permanent dead end. Reardon said the intent of the language is to preserve property owners’ ability to develop land where appropriate while addressing legitimate safety concerns.

Safety, insurance and finance concerns: Committee members noted concern that the length of a dead-end street affects whether fire apparatus can reach the farthest house and how an insurance company may evaluate insurability. One senator suggested consulting Chip Toomey (fire department subject-matter) to determine safe hose-length and turnaround criteria. Committee members observed that if an insurance company or bank will not insure or finance a property because the fire department cannot reliably reach it, that will in practice deter building even without an ordinance ban.

Local regulation and “hidden” limits: Senators also discussed how layers of setback, frontage and other local rules can combine to create de facto large-lot minimums that prevent development even when zoning nominally allows it. The sponsor described examples from roundtables in which towns applied rules that forbade subdividing or extending roads in ways that effectively locked land from being developed.

Committee direction: The sponsor signaled he would bring an amendment prepared by the Office of Legislative Services for the upcoming hearing and asked staff to consult fire and insurance experts regarding hose length and turnaround criteria. The subcommittee deferred detailed action on the bill pending that amendment and stakeholder input.

Next steps: Senator Reardon said he will bring an amended draft to the next hearing and the subcommittee requested follow-up technical input from fire officials and insurers before advancing statutory language.","Lawmakers and witnesses discussed proposed language limiting municipal rules that cap development on dead-end streets, raising concerns about fire-department hose lengths, insurability, bank financing and local zoning practices that effectively limit buildable lots.",{"_33":89,"_35":36,"_37":38,"_39":90,"_41":91,"_43":92,"_45":93,"_47":94,"_49":95,"_51":96,"_53":97,"_55":56,"_57":58,"_59":98,"_61":62,"_63":64,"_65":99,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6647009,"Municipal Association opposes bill to let towns enforce private covenants; committee re-refers measure",403,686960,1090800,"/Search/View?dp=1&key=2526117-808e48f3da7b8c318393e02713e62cb3&start=686&end=1090","https://assets.pipeline.soar.com/2526117-808e48f3da7b8c318393e02713e62cb3/thumbnail_686960.jpg","/articles/6647009/New-Hampshire/Municipal-Association-opposes-bill-to-let-towns-enforce-private-covenants-committee-re-refers-measure","https://secure.pipeline.soar.com/6647009-1726161557dd0f4d998db1b07b14f799/orig.mp4?Expires=1771141758&Signature=VEdo1FVwEcLImig4-1Qa3oROU0Kr7nMn8A3DY9kA2D-sCpyKonAs-~olEZ6i827JIdHohd0Uih~6nIwR0~g3ki8n02q6hGh1zbb~-Mtn307OOTfb9cY-bgXLsa9nyMSGUwQU43b70Zh1kZW6f70FBLPJqgU90moFWlZNpa6eU9Mq55wiAUgTz194PirvWYl85W~Kn1zuLxd~0OxloTKEputmM0VoVep5sL2UvLRGa8sOakzB7RURi7uZYurfjR2yu2kUVFct~UI5xSQvJUZQBKQxnB~HvrOxo36aPJ9UeI24HlTHjF8s3NQJUKeYbuiQPl5q~hJTjLfD5Fg91sBSfg__&Key-Pair-Id=KUT5TJCACFTXG","A proposal to empower municipalities to enforce private covenants prompted opposition from municipal officials and was re-referred for additional work by the Senate Subcommittee on Housing.

The measure, Senate Bill 175, would allow towns and cities to enforce private homeowners’ association covenants and condominium restrictions. The Municipal Association warned that granting that authority could create an expectation among residents that municipalities would take on private-contract enforcement and expose political subdivisions to potential lawsuits.

Why it matters: Supporters argued municipal enforcement could help buyers and residents in communities governed by private covenants who lack access to association records or enforcement. Opponents said such a role is not traditionally a municipal responsibility and could lead to discriminatory enforcement or litigation against towns and cities.

What was said: Senator Reardon discussed the bill and said he would be “fine to either retain the bill, use the future vehicle, or more likely just move ITL.” A representative of the Municipal Association (called to the mic as Shay) told the committee that municipalities generally do not enforce private agreements and that doing so could create expectations by property owners and increase legal exposure: “municipalities don't have to be enforcing private agreements, especially if those private agreements could be discriminatory. That would lead to lawsuits.”

Committee action: The subcommittee voted to re-refer SB 175 (recommendation to re-refer to 01/1975) so sponsors can work on amendments intended to make the proposal more palatable to cities and towns.

Next steps: The bill will return to the subcommittee for further drafting and consultation with municipal stakeholders before the subcommittee decides whether to recommend passage, kill the bill or adopt an amended vehicle.","A bill that would allow municipalities to enforce private covenants drew opposition from the Municipal Association on grounds it would create enforcement expectations and legal risk; the Senate subcommittee voted to re-refer the bill for further work.",{"_33":101,"_35":36,"_37":38,"_39":102,"_41":103,"_43":104,"_45":105,"_47":106,"_49":107,"_51":108,"_53":109,"_55":56,"_57":58,"_59":110,"_61":62,"_63":64,"_65":111,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6647014,"Subcommittee recommends passage of multiple housing bills; several sent for further work",2313,208600,2522000,"/Search/View?dp=1&key=2526117-808e48f3da7b8c318393e02713e62cb3&start=208&end=2522","https://assets.pipeline.soar.com/2526117-808e48f3da7b8c318393e02713e62cb3/thumbnail_208600.jpg","/articles/6647014/New-Hampshire/Subcommittee-recommends-passage-of-multiple-housing-bills-several-sent-for-further-work","https://secure.pipeline.soar.com/6647014-a6480f77f64860ec6890bbf3c47c80a2/orig.mp4?Expires=1771141758&Signature=VdzMpl4nczzcgbgnCR4rJr8tR9V3EDbfQxeAIgP~xivOcs6TWDenwEANxaVdhLMLAOZe60v1m4ys7dn4W1ZzVrnpceZ9qVbxFQPZiJSo8WaS5dCv6yUkN0r28b4qKEL-iZKJT3i3jlJ7HIcfY1rUU0S0qOcwruh-WnuGpp9FIKv4-iLsXY3zcwehP~P6RY5CREv2Sm-DDLOzu1ycOtGsnLiH4RrPTEkUvJhxubJSnxoIzEMtMWMejF9Il1YHCE~G7RJsLMYhJRW2earl7BKeV2nocsLDwAAG3fKUtbEFwX8uwWs8rOP6VbUaj2YqUB9nH1i28lrrcX4qTuKO08E1ng__&Key-Pair-Id=KUT5TJCACFTXG","Senate Subcommittee on Housing members on Tuesday recommended action on a slate of housing-related bills, approving several to advance and referring others for further work.

The recommendations moved bills addressing residential development on commercially zoned land, audit and notice requirements for consumer cooperatives and resident-owned communities, stairway requirements for certain residential buildings, parking and permit moratoria. One bill proposing to allow municipal enforcement of private covenants was re-referred for additional consideration.

Why it matters: The actions collectively adjust how municipalities and the housing market interact—changing where homes may be built, what documentation cooperative communities must provide at sale, safety rules for midrise residential construction and limits on local permitting moratoria. Those changes affect developers, manufactured-home residents, municipal officials and housing advocates across New Hampshire.

Key outcomes and brief descriptions

- Senate Bill 90: Recommended ought to pass, as amended. The bill would allow residential development on land zoned for commercial use; supporters included homebuilders and housing groups, while the Municipal Association and the town of Newington opposed. The committee voted in favor of the recommended pass with the amendment on the record.

- Senate Bill 163 (referenced as moratorium limitation): Recommended ought to pass. The measure would limit municipal authority to impose moratoria on building permits; homebuilders and realtors supported it.

- Senate Bill 174: Recommended ought to pass. The bill places limits on planning/zoning rules that attempt to restrict number of bedrooms and similar design constraints; proponents argued such restrictions can function as de facto exclusionary rules.

- Senate Bill 175 (covenants/enforcement): Re-referred to a later committee (recommended re-refer to 01/1975) after opponents, including the Municipal Association, raised concerns about opening municipalities to enforcement obligations and potential litigation.

- Senate Bill 166, 165, 167 (consumer cooperative / resident-owned community requirements): The subcommittee recommended passage for the bills establishing audit thresholds and sale-notice requirements for resident-owned and consumer cooperative manufactured-housing communities, citing long-standing audit thresholds that had not been updated in 25 years and the prevalence of resident-owned communities in the state.

- Senate Bill 282 (single stairway in buildings up to six stories, as amended): Recommended ought to pass as amended. The amended language limits the single-stair option to buildings meeting specified sprinkler and size conditions per the State Fire Marshal’s guidance.

- Parking/parking-minimums-related bill: Recommended ought to pass; supporters said reducing parking mandates can lower construction costs and better reflect current transportation choices.

Formal motions and committee direction

- Several bills were moved and seconded for a recommendation of “ought to pass” as amended; votes were recorded by voice vote with members saying “aye.”

- The covenant enforcement bill (SB 175) was re-referred for further work to allow consideration of amendments and further consultation with municipalities.

What the subcommittee heard: Testimony came from trade groups (Homebuilders, Realtors), housing advocates (Housing Action, Housing Action Institute for Justice), municipal representatives (Municipal Association), the State Fire Marshal’s office and individual stakeholders from across the state. Concerns raised included local capacity to enforce private agreements, fire-safety tradeoffs for stairway rules, the cost burden of audits on small resident-owned communities and the impact of local moratoria on housing supply.

Next steps: Bills recommended “ought to pass” will move to subsequent committee or floor stages per Senate rules; the re-referred covenant bill will return to the subcommittee for further drafting and stakeholder review.","The Senate Subcommittee on Housing recommended passage or further consideration for a package of housing-related bills, advancing measures on zoning flexibility, cooperative audits, stairway exceptions, parking and permit moratoria and referring a contentious covenant enforcement bill for additional work.",{"_33":113,"_35":36,"_37":38,"_39":114,"_41":115,"_43":116,"_45":117,"_47":118,"_49":119,"_51":120,"_53":121,"_55":56,"_57":58,"_59":122,"_61":62,"_63":64,"_65":123,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6646997,"Subcommittee backs audit and notice reforms for resident-owned and consumer cooperative manufactured-home communities",113,1053560,1166720,"/Search/View?dp=1&key=2526117-808e48f3da7b8c318393e02713e62cb3&start=1053&end=1166","https://assets.pipeline.soar.com/2526117-808e48f3da7b8c318393e02713e62cb3/thumbnail_1053560.jpg","/articles/6646997/New-Hampshire/Subcommittee-backs-audit-and-notice-reforms-for-resident-owned-and-consumer-cooperative-manufactured-home-communities","https://secure.pipeline.soar.com/6646997-244a186277654f3466cc3b83b202434b/orig.mp4?Expires=1771141758&Signature=grl0ejMjObotbnbbWqFIek08zQcO6fWwACB2F~w3TYxTMQ3V7KsOgqfeG4fcuMO2AAvy-GM6G4J8M-6SdZjltCuP23z7tWw-n3MH1oBhDF6C1SYkDMJO2EjUur1CqwYlLi-9w-JHhByRcfy19wMfedDNY1nQxqdEH14zlj6i~IobqrEuZl-R90Wjg1jxM157STKWgyNbx37gwcyauTRHjofc5Uu3x9YC5AvUVxJSwtzxf9g8IPzFei2A2bnktQkV2miWKAuMWucrOcd4OOmhmJE9M-O0nY0nMrdTQOnFNv3Y7kioLZalGOJw6qsZFW-rq2x3Bs-1aAeeMI04VCar3g__&Key-Pair-Id=KUT5TJCACFTXG","The Senate Subcommittee on Housing recommended passage of bills to update audit and notice requirements for resident-owned manufactured-home communities and consumer cooperative associations.

Senator Reardon told the committee that resident-owned communities now represent about 9,000 households statewide and that manufactured housing makes up roughly 7 percent of the state's housing stock. The subcommittee heard that audit thresholds requiring a full audit have not been updated in 25 years and that the fixed cost of a full audit can be nearly $10,000, a significant burden for small, volunteer-run cooperatives.

What the bills would do: The preferred vehicle adjusts thresholds at which different levels of financial review (compilation, review, audit) are required so that smaller cooperatives are not forced into the most costly audit requirement simply because statutory dollar thresholds were not updated. A related bill requires sellers of units in resident-owned communities to provide notice and certain financial information to prospective buyers to aid sales.

Committee action: The subcommittee voted to recommend SB 166 (audit thresholds / notice requirements) and SB 165 (consumer cooperative audit requirements) ought to pass; SB 167 (a related requirement) was recommended ITL (inexpedient to legislate) by the sponsor’s request as the committee consolidated vehicles and corrected numeric thresholds.

Why it matters: Supporters said these communities are an important source of affordable housing and that updating statutory thresholds will reduce burdens on small nonprofit cooperatives while preserving appropriate financial oversight. The Municipal Association and others did not oppose these reforms in the final recommendation after committee consolidation of duplicate bills.

Next steps: The bills will move forward per the committee’s recommendation; sponsors said they would use the preferred vehicle to carry the corrected thresholds and notices through the legislative process.","Lawmakers recommended passage of bills updating audit thresholds and notice requirements for resident-owned and consumer cooperative manufactured-home communities, citing that audit thresholds have not been updated in 25 years and these communities house thousands of households statewide.","actionData","errors"]

Article not found

Subcommittee advances single-stair exception for certain midrise housing with fire-safety guardrails

Committee discusses dead-end street limits, insurance and development constraints in bill on local development rules

Municipal Association opposes bill to let towns enforce private covenants; committee re-refers measure

Subcommittee recommends passage of multiple housing bills; several sent for further work

Subcommittee backs audit and notice reforms for resident-owned and consumer cooperative manufactured-home communities