Housing committee advances renter-protection bill and mobile-dwelling measure in executive session

In executive session Jan. 31 the Senate Housing Committee took formal action on two bills previously heard in public: SB 5313, which prohibits certain provisions in residential rental agreements, and the mobile‑dwelling‑unit bill (Senate Bill 5332 and its proposed substitute), which would require cities and counties planning under the Growth Management Act to allow at least one mobile dwelling unit per residential lot if certain conditions are met.

SB 5313: Vice Chair Alvarado moved that the committee recommend SB 5313 receive a "due pass" and be sent to the Rules Committee. The motion carried by voice vote. Committee staff summarized SB 5313 as adding a prohibition to rental agreements on clauses that would prevent tenants from suing a landlord, require nondisclosure agreements, mandate arbitration of all disputes, or force tenants to pay for nonessential services. A committee member who previously had concerns about specific services (valet trash) acknowledged the protection goals but urged continued work to avoid unintentionally barring some service providers.

SB 5332 (mobile dwelling units): The committee considered a proposed substitute (S1069.1, labeled B) and two in-line amendments offered by Senator Gaynor. The first amendment (B1), which adds "tiny houses on wheels" to the definition of mobile dwelling units, was adopted. A second amendment (B2), which would have removed a prohibition on common-interest communities creating new restrictions that would prevent mobile dwelling units on residential lots, failed on a voice vote. After debate the committee voted to roll the adopted amendment into a new proposed substitute and recommended the bill with a due-pass referral to the Ways and Means Committee for fiscal review and further consideration.

Committee discussion on SB 5332 addressed technical concerns and proposed clarifications in the substitute: certification of potable water when supplied through temporary hookups (hose bib/yard hydrant), requirement that mobile units be maintained so they can be moved at any time, inspection authority for storage tanks and on‑site sewer connections, and owner‑occupancy or plumbing access requirements where internal plumbing is absent. Staff also noted a companion House bill (House Bill 1443) and a partial fiscal note estimating Department of Commerce costs and possible one‑time local government costs for updating development regulations.

Both committee actions were passed “subject to signatures.” The committee adjourned after taking the votes.

Speakers quoted or referenced in this article: Vice Chair Alvarado (motion mover), Bill Fosbury (staff counsel summary of SB 5313), Melissa Van Gorkam (staff summary of SB 5332 substitutes), Senator Keith Gaynor (offered amendments to SB 5332).