The bill from last session that would allow a “home on wheels” on every lot and invoked fears of Cousin Eddie’s RV moving next door has reemerged in a significantly improved version than last we saw it.

HB 1443, sponsored by Rep. Mia Gregerson (D–SeaTac), started this session waiting in the Rules Committee, where it left off in 2025. It just got moving and left committee, poised for a floor vote. A striking amendment has been offered by the sponsor that would do the following in cities planning under the Growth Management Act:

• Allows one mobile dwelling on each residential lot, with exceptions, within the urban growth area if that lot has an occupied housing unit that is not a condominium;
• Defines a mobile dwelling unit as a “vehicular-type unit primarily designed for recreational camping or travel use that has its own motive power or is mounted on or towed by another vehicle” and “a tiny house with wheels”;
• Allows the mobile dwelling to park where local ordinances allow unoccupied RVs to park on private property;
• Allows a city to take enforcement action against a mobile dwelling that is parked on public property;
• Maintains city authority to address violations of nuisance and junk vehicle ordinances;
• Treats the mobile dwelling unit as a rental unit for fire, health, and safety inspections and subject to the Residential Landlord-Tenant Act if rented;
• Allows the mobile dwelling to be considered an accessory dwelling unit (ADU); and
• Allows cities to restrict use of mobile dwellings as short-term rentals.

The bill requires that mobile dwellings have electrical connections to a dedicated circuit and sets requirements for whether the mobile unit has internal plumbing or not. Cities must use existing permitting and inspections processes for utility hookups.

AWC appreciates the significant changes the sponsor has made to address the health and safety aspects of last year’s legislation. We do still hear concerns about the inclusion of RVs instead of limiting the bill to tiny homes on wheels, which are built for long term habitation. Please reach out with any feedback on this latest version.

To continue its legislative journey, HB 1443 needs to pass the House by Tuesday, February 17, at 5 pm.