HB 548

Land Use - Permitting - Development Rights (Maryland Housing Certainty Act)

Sponsor: Dylan Behler (District 30A)Committee: Economic MattersSubject: Housing and Community DevelopmentStatus: Approved by the Governor - Chapter 591 (as of Sep 4, 2026)

What this bill does

Official synopsis

Requiring the approval of a housing development project application by a local regulatory authority or the Maryland-National Capital Park and Planning Commission to be governed only by certain laws and regulations in effect at the time of submission of a complete application; granting the proponent of an approved housing development project certain vested rights related to use and development for the longer of 5 years or a period determined by the local regulatory authority of the Commission; etc.

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Testimony (43)

MGA witness list

FAV 36FavorableFWA 6Favorable with amendmentsUNF 1Unfavorable

Position	Witness	Organization	Testimony
FAV	Westrick, Saralobbyist	AARP Maryland	Written (PDF)
FAV	Scepaniak, Michael	BaltPOP - Baltimoreans for People-Oriented Places	Written (PDF)
FAV	January, Briannalobbyist	Chamber of Progress	Written (PDF)
FAV	East, Heather	Chase Home, Inc. and Maryland Episcopal Public Policy Network	Written (PDF)
FAV	Searcy, Talisha	City of Takoma Park	Written (PDF)
FAV	Kisicki, Carrielobbyist	Coalition for Smarter Growth	Written (PDF)
FAV	Wilson Randall, Claudia	Community Development Network of Maryland	Oral + Written (PDF)
FAV	Behler, Dylan	Delegate District 30A	Written (PDF)
FAV	Day, Jake	Department of Housing and Community Development	Oral + Written (PDF)
FAV	Randolph, Ash-Lynnlobbyist	Fello	Written (PDF)
FAV	Reed, Danlobbyist	Greater Greater Washington	Written (PDF)
FAV	McCarthy, Jaime	Greater Washington Partnership	Written (PDF)
FAV	ANDERSON, ARLISA	Housing Authority of Baltimore City (HABC)	Written (PDF)
FAV	Ciborowski, Allison	LeadingAge Maryland	Oral
FAV	Graf, Lorilobbyist	Maryland Building Industry Association	Oral + Written (PDF)
FAV	Wiggins, Grasonlobbyist	Maryland Chamber of Commerce	Written (PDF)
FAV	Westervelt, Patricia	Maryland Department of Transportation	Written (PDF)
FAV	Baker, Jeremy D	Maryland Department of the Environment	Written (PDF)
FAV	Bergan, Courtney	Maryland Legal Aid	Oral + Written (PDF)
FAV	Pipkin, Matthewlobbyist	Maryland Multi-Housing Association	Written (PDF)
FAV	May, Lisalobbyist	Maryland REALTORS	Oral + Written (PDF)
FAV	Ballentine, Tom	NAIOP Maryland	Oral + Written (PDF)
FAV	Ellis, Dan	Neighborhood Housing Services of Baltimore, Inc.	Written (PDF)
FAV	Coale, Tomlobbyist	PWRJ	Oral
FAV	WAGNER, CLARK	Pleasants Development, LLC	Oral + Written (PDF)
FAV	Ateto, Philip	Individual	Written (PDF)
FAV	Bagwell, Ashlielobbyist	Individual	Written (PDF)
FAV	Budlow, Lisa	Individual	Written (PDF)
FAV	Delegate Behler, Delegate Behlerlegislator	Individual	Oral
FAV	Greenfield, Aaronlobbyist	Individual	Written (PDF)
FAV	Lang, Alan	Individual	Position only
FAV	Pickard, Allison	Individual	Written (PDF)
FAV	Rigby, Christiana	Individual	Oral + Written (PDF)
FAV	Schandelmeier, Brooks	Individual	Written (PDF)
FAV	Van Kirk, Jason	Individual	Oral
FAV	Willems, Miranda	Individual	Written (PDF)
UNF	Jones, Samantha	Individual	Written (PDF)
FWA	Wilkins, Michael	Frederick County Government	Written (PDF)
FWA	Sanderson, Michael	Maryland Association of Counties (MACo)	Oral + Written (PDF)
FWA	Bailey Thupari, Angelica	Maryland Municipal League	Oral + Written (PDF)
FWA	Elrich, Marc	Montgomery County Government	Written (PDF)
FWA	Hessler, Thereselobbyist	Individual	Written (PDF)
FWA	McKenna, Melissa	Individual	Oral

Organizations on record

AARP MarylandFAV 1

BaltPOP - Baltimoreans for People-Oriented PlacesFAV 1

Chamber of ProgressFAV 1

Chase Home, Inc. and Maryland Episcopal Public Policy NetworkFAV 1

City of Takoma ParkFAV 1

Coalition for Smarter GrowthFAV 1

Community Development Network of MarylandFAV 1

Delegate District 30AFAV 1

Department of Housing and Community DevelopmentFAV 1

FelloFAV 1

Frederick County GovernmentFWA 1

Greater Greater WashingtonFAV 1

Greater Washington PartnershipFAV 1

Housing Authority of Baltimore City (HABC)FAV 1

LeadingAge MarylandFAV 1

Maryland Association of Counties (MACo)FWA 1

Maryland Building Industry AssociationFAV 1

Maryland Chamber of CommerceFAV 1

Maryland Department of the EnvironmentFAV 1

Maryland Department of TransportationFAV 1

Maryland Legal AidFAV 1

Maryland Multi-Housing AssociationFAV 1

Maryland Municipal LeagueFWA 1

Maryland REALTORSFAV 1

Montgomery County GovernmentFWA 1

NAIOP MarylandFAV 1

Neighborhood Housing Services of Baltimore, Inc.FAV 1

Pleasants Development, LLCFAV 1

PWRJFAV 1

Registered lobbyists who testified

FAVWestrick, SaraAARP MarylandRegistered for: AARP Maryland

FAVJanuary, BriannaChamber of ProgressRegistered for: Chamber of Progress

FAVKisicki, CarrieCoalition for Smarter GrowthRegistered for: Coalition for Smarter Growth dba Piedmont Environmental Council

FAVRandolph, Ash-LynnFelloRegistered for: Alliance of Maryland Dental Plans; City of Frederick; Everytown for Gun Safety Action Fund; League of Life & Health Insurers of Maryland, Inc.; Planned Parenthood of Maryland

FAVReed, DanGreater Greater WashingtonRegistered for: Greater Greater Washington

FAVGraf, LoriMaryland Building Industry AssociationRegistered for: Maryland Building Industry Association

FAVWiggins, GrasonMaryland Chamber of CommerceRegistered for: Maryland Chamber of Commerce; United Way of Central Maryland, Inc.; Madison Marquette Property Investments LLC; Maryland Automobile Insurance Fund; Family Tree, The; OVG Facilities…

FAVPipkin, MatthewMaryland Multi-Housing AssociationRegistered for: Maryland Multi-Housing Association

FAVMay, LisaMaryland REALTORSRegistered for: Maryland REALTORS; Maryland Association of Realtors

FAVCoale, TomPWRJRegistered for: Advantage Capital; Authorium; Baltimore Orioles; CI Renewables; City of Annapolis; Ecphora Capital…

FAVBagwell, AshlieRegistered for: AbbVie Inc.; Aligned Data Centers; American Academy of Anesthesiology Assistants, Inc.; Atmosphere Data Centers LLC; Baltimore Civic Fund, Inc.; Beltway Fine Wine…

FAVGreenfield, AaronRegistered for: BTS Bioenergy; Baltimore Area Council Boy Scouts of America, Inc.; Embassy of Japan; Ernst & Young, LLP; FEi Systems; Goodwill Industries of the Chesapeake…

FWAHessler, ThereseRegistered for: City of Gaithersburg; Elevate Recovery Centers; Evolve Kids Care; Evolve Life Centers; High Roller Technologies; Laila's Gift…