ADU bill (HB 577) advances in committee discussion after compromises on size, aesthetics and short-term rentals

House Bill 577, a proposal to broaden access to accessory dwelling units (ADUs), drew extended discussion in the committee. Chair Representative Howland circulated recommended edits incorporating public-hearing testimony and asked members for direction.

Key changes considered included: allowing municipalities that do not have zoning to avoid creation of new zoning mandates; raising the ADU maximum size from the existing 750 square feet toward a proposed 950 square feet to enable two-bedroom ADUs; clarifying that municipalities could still regulate short-term rentals under local authority; and whether municipalities should retain the ability to set aesthetic standards.

Representative Howland said the 950-square-foot cap “adds the extra bedroom… which is huge for the disability community,” and explained she proposed moving the effective date one year to give towns time to adopt local ordinances. Several members urged clarity and simplicity: Representative Gibbs recommended “1 space per unit” language earlier for the parking bill, and here committee members argued for a proportional test rather than a fixed square footage.

NHMA representative Michelle Burns reviewed the statute’s history and rationale, noting the ADU concept intends the accessory unit to be “incidental and subordinate” to the primary single-family home; she described the original 750-square-foot compromise and said municipalities can still allow larger ADUs if they choose. Bob Quinn of the New Hampshire Association of Realtors warned that modifications on short-term rentals would be a statewide policy change and urged a “robust discussion” before broad changes.

Aesthetics: committee members debated whether municipal control over ADU appearance should be removed. Some argued aesthetic rules are often used to block development; others said keeping limited aesthetic authority could make the bill more politically viable. Several members suggested revisiting aesthetics in future legislation.

Short-term rentals: Representatives from tourism and local districts urged that municipalities retain clear authority to regulate short-term rentals if needed. Representative Page asked for language affirming municipalities “may regulate” short-term rentals of less than 30 days; the chair said she would try to clarify that sentence.

Outcome and next steps: The chair said she would incorporate changes on zoning adoption language, square footage, and a clearer short-term-rental sentence, and move the effective date by a year. NHMA indicated it would discuss moving to neutral if some changes were adopted; the chair planned to present a revised draft at the next committee meeting.