What You Need to Know About HB 1096: A New Push for Lot Splitting in Washington
Big things are happening in Washington housing policy—and they could have a serious impact on how our neighborhoods grow. One of the latest bills drawing attention is HB 1096, which is designed to make it easier and faster to split residential lots and build more housing.
If you’ve ever wondered why it's so hard to build new homes—especially smaller, more affordable options—this bill is part of the solution. It requires cities to streamline the process for dividing a residential lot and getting a building permit, all at once. That means less red tape, fewer delays, and more flexibility for homeowners and builders alike.
Which Cities Are Impacted?
HB 1096 applies to cities that are already required to meet state-mandated housing density goals. That includes a long list of cities right here in King and Snohomish Counties:
Large cities (75,000+ residents) like Seattle, Bellevue, Kent, Kirkland, Everett, and Redmond must allow:
At least 4 homes on any residential lot
Up to 6 homes if the property is near major transit or includes affordable housing
Mid-size cities (25,000–74,999) such as Shoreline, Lynnwood, Edmonds, Bothell, Marysville, and Sammamish must allow:
At least 2 homes per lot, and up to 4 in some cases
Smaller cities like Kenmore, Mill Creek, and Newcastle also fall under these requirements if they share an urban growth boundary with a major city
These new density rules are part of a broader shift in state housing policy aimed at encouraging more diverse housing types like duplexes, triplexes, townhomes, cottage clusters, and ADUs—what’s known as middle housing.
What HB 1096 Does
Under this bill, property owners in qualifying cities can submit one application to:
Split their lot into two
Get approval to build a new home (or middle housing unit)
As long as basic conditions are met—such as providing sewer/water access and preserving existing rental housing—the city must approve the application with no public hearing and no appeal. That’s a major time-saver and opportunity for homeowners looking to maximize their property.
Why This Matters
This bill opens the door to more creative housing solutions, whether that’s building a cottage for family, a rental for supplemental income, or creating multi-generational living setups. It also aligns with broader efforts across the state to increase housing supply and affordability.
We’re keeping a close eye on how these laws will impact real estate here in the Greater Seattle area. If you're curious about what this could mean for your home or investment property, let’s connect—we’d love to help you think through the possibilities.