HB 548 — Maryland
Land Use - Permitting - Development Rights (Maryland Housing Certainty Act)
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Latest action: Approved by the Governor - Chapter 591 · May 26, 2026
Enacted
Status label is derived from the recorded actions. The full text below is the record.
Updated Jun 4, 2026
Timeline
First Reading Economic Matters
Jan 27, 2026 · House of Delegates
Hearing 2/19 at 1:00 p.m.
Feb 3, 2026 · House of Delegates
Favorable with Amendments Report by Economic Matters
Mar 19, 2026 · House of Delegates
Favorable with Amendments {
Mar 19, 2026 · House of Delegates
Second Reading Passed with Amendments
Mar 19, 2026 · House of Delegates
Third Reading Passed
Mar 20, 2026 · House of Delegates
Referred Education, Energy, and the Environment
Mar 23, 2026 · Senate
Favorable with Amendments Report by Education, Energy, and the Environment
Apr 9, 2026 · Senate
Favorable with Amendments {
Apr 9, 2026 · Senate
Second Reading Passed with Amendments
Apr 9, 2026 · Senate
Third Reading Passed
Apr 10, 2026 · Senate
House Concurs Senate Amendments
Apr 11, 2026 · House of Delegates
Third Reading Passed
Apr 11, 2026 · House of Delegates
Passed Enrolled
Apr 11, 2026 · House of Delegates
Approved by the Governor - Chapter 591
May 26, 2026 · Office of the Governor
Sponsored by Dylan Behler, Gabriel Acevero, Jackie Addison, Nick Allen, Marlon Amprey, Adrian Boafo, Regina Boyce, Mark Edelson, Kris Fair, Marvin Holmes, Julian Ivey, Robbyn Lewis, Gabriel Moreno, Julie Palakovich Carr, Cheryl Pasteur, Lily Qi, Kim Ross, Malcolm Ruff, Matthew Schindler, Gary Simmons, Vaughn Stewart, Joe Vogel, Greg Wims
House of Delegates vote — 124–7
On Third Reading · Mar 8, 2026 · result: pass
124 yea · 7 nay · 10 absent, excused, abstain or not voting
Derrick ColeyDistrict 24YeaSeth HowardDistrict 30BYeaLaToya NkongoloDistrict 31YeaDana SteinDistrict 11BYeaGabriel AceveroDistrict 39YeaFrank ConawayDistrict 40YeaTom HutchinsonDistrict 37BYeaDarrell OdomDistrict 27AYeaVaughn StewartDistrict 19YeaChris AdamsDistrict 37BYeaCharlotte CrutchfieldDistrict 19YeaJulian IveyDistrict 47AYeaJulie Palakovich CarrDistrict 17YeaSean StinnettDistrict 41YeaJackie AddisonDistrict 45YeaBonnie CullisonDistrict 19YeaJay JacobsDistrict 36YeaEdith PattersonDistrict 28YeaJosh StonkoDistrict 42CYeaNick AllenDistrict 8YeaDebra DavisDistrict 28YeaAndre JohnsonDistrict 34AYeaScott PhillipsDistrict 10YeaDeni TaverasDistrict 47BYeaTiffany AlstonDistrict 24YeaEric EbersoleDistrict 44AYeaDana JonesDistrict 30AYeaJesse PippyDistrict 4YeaKym TaylorDistrict 23YeaMarlon AmpreyDistrict 40YeaMark EdelsonDistrict 46YeaAnne KaiserDistrict 14YeaAndrew PruskiDistrict 33AYeaJen TerrasaDistrict 13YeaKevin AndersonDistrict 38AYeaElizabeth EmbryDistrict 43AYeaAaron KaufmanDistrict 18YeaLily QiDistrict 15YeaKaren TolesDistrict 25YeaSteve ArentzDistrict 36YeaKris FairDistrict 3YeaKen KerrDistrict 3YeaPam QueenDistrict 14YeaChris TomlinsonDistrict 5YeaHeather Bagnall TudballDistrict 33CYeaJessica FeldmarkDistrict 12AYeaNic KipkeDistrict 31YeaKent RobersonDistrict 25YeaVeronica TurnerDistrict 26YeaTerry BakerDistrict 1CYeaDiana FennellDistrict 47AYeaMarc KormanDistrict 16YeaDenise RobertsDistrict 25YeaKris ValderramaDistrict 26YeaBen BarnesDistrict 21YeaLinda FoleyDistrict 15YeaMary LehmanDistrict 21YeaMike RogersDistrict 32YeaWilliam ValentineDistrict 2AYeaSandy BartlettDistrict 32YeaCathi ForbesDistrict 43BYeaRobbyn LewisDistrict 46YeaSandy RosenbergDistrict 41YeaJoe VogelDistrict 17YeaBarry BeauchampDistrict 38BYeaDavid Fraser-HidalgoDistrict 15YeaJeff LongDistrict 27BYeaKim RossDistrict 8YeaRon WatsonDistrict 23YeaDylan BehlerDistrict 30AYeaJeff GhristDistrict 36YeaBob LongDistrict 6YeaMalcolm RuffDistrict 41YeaMelissa WellsDistrict 40YeaHarry BhandariDistrict 8YeaMike GriffithDistrict 35AYeaLesley LopezDistrict 39YeaSheila RuthDistrict 44BYeaJennifer White HollandDistrict 10YeaAdrian BoafoDistrict 23YeaMichele GuytonDistrict 42BYeaSheree Sample-HughesDistrict 37AYeaJheanelle WilkinsDistrict 20YeaRegina BoyceDistrict 43AYeaGuy GuzzoneDistrict 13YeaMatthew SchindlerDistrict 2BYeaNicole WilliamsDistrict 22YeaJason BuckelDistrict 1BYeaAndrea HarrisonDistrict 24YeaAletheia McCaskillDistrict 44BYeaStuart SchmidtDistrict 33BYeaGreg WimsDistrict 39YeaJon CardinDistrict 11BYeaWayne HartmanDistrict 38CYeaSusan McComasDistrict 34BYeaEmily ShettyDistrict 18YeaWilliam WivellDistrict 2AYeaMark ChangDistrict 32YeaAnne HealeyDistrict 22YeaApril MillerDistrict 4YeaGary SimmonsDistrict 12BYeaJamila WoodsDistrict 26YeaLorig CharkoudianDistrict 20YeaTerri HillDistrict 12AYeaBernice Mireku-NorthDistrict 14YeaKaren SimpsonDistrict 3YeaTeresa WoormanDistrict 16YeaBrian ChisholmDistrict 31YeaJim HinebaughDistrict 1AYeaDavid MoonDistrict 20YeaWill SmithDistrict 20YeaChao WuDistrict 9AYeaBarrie CilibertiDistrict 4YeaMarvin HolmesDistrict 23YeaGabriel MorenoDistrict 13YeaJared SolomonDistrict 18YeaNatalie ZieglerDistrict 9AYeaLuke ClippingerDistrict 46YeaKevin HornbergerDistrict 35BYeaTodd MorganDistrict 29CYeaRyan SpiegelDistrict 17YeaLauren ArikanDistrict 7BNayRobin GrammerDistrict 6NayRyan NawrockiDistrict 7ANayTeresa ReillyDistrict 35ANayKathy SzeligaDistrict 7ANayMark FisherDistrict 27CNayMatt MorganDistrict 29ANayChristopher BouchatDistrict 5Not votingSteve JohnsonDistrict 34ANot votingApril RoseDistrict 5Not votingC.T. WilsonDistrict 28Not votingCaylin YoungDistrict 45Not votingBrian CrosbyDistrict 29BAbsentAdrienne JonesDistrict 10AbsentRic MetzgarDistrict 6AbsentCheryl PasteurDistrict 11AAbsentSarah WolekDistrict 16Absent
Official record — Maryland General Assembly roll callSpeakeras recorded — not linked to a profileYea
Mangioneas recorded — not linked to a profileYea
Martinezas recorded — not linked to a profileYea
Senate vote — 34–12
On Third Reading (Amend) · Mar 23, 2026 · result: pass
34 yea · 12 nay · 1 absent, excused, abstain or not voting
Arthur EllisDistrict 28YeaShelly HettlemanDistrict 11YeaKaren YoungDistrict 3YeaJeff WaldstreicherDistrict 18YeaDalya AttarDistrict 41YeaBrian FeldmanDistrict 15YeaCarl JacksonDistrict 8YeaSara LoveDistrict 16YeaAlonzo WashingtonDistrict 22YeaMalcolm AugustineDistrict 47YeaDawn GileDistrict 33YeaMary-Dulany JamesDistrict 34YeaCory McCrayDistrict 45YeaMary WashingtonDistrict 43YeaPam BeidleDistrict 32YeaGuy GuzzoneDistrict 13YeaCheryl KaganDistrict 17YeaAnthony MuseDistrict 26YeaRon WatsonDistrict 23YeaJoanne BensonDistrict 24YeaKevin HarrisDistrict 27YeaNancy KingDistrict 39YeaJim RosapepeDistrict 21YeaChris WestDistrict 42YeaBen BrooksDistrict 10YeaAntonio HayesDistrict 40YeaBen KramerDistrict 19YeaWill SmithDistrict 20YeaCraig ZuckerDistrict 14YeaNick CharlesDistrict 25YeaKatie HesterDistrict 9YeaClarence LamDistrict 12YeaCharles SydnorDistrict 44YeaJack BaileyDistrict 29NayBill FoldenDistrict 4NayJ.B. JenningsDistrict 7NayMike McKayDistrict 1NayJohnny SallingDistrict 6NayMary Beth CarozzaDistrict 38NayJason GallionDistrict 35NayJohnny MautzDistrict 37NayJustin ReadyDistrict 5NayBryan SimonaireDistrict 31NayPaul CordermanDistrict 2NaySteve HersheyDistrict 36NayShaneka HensonDistrict 30Absent
Official record — Maryland General Assembly roll callMr. Presidentas recorded — not linked to a profileYea
House of Delegates vote — 110–18
On Third Reading and Final Passage (Hse concurred) · Mar 28, 2026 · result: pass
110 yea · 18 nay · 13 absent, excused, abstain or not voting
Debra DavisDistrict 28YeaAnne KaiserDistrict 14YeaLily QiDistrict 15YeaJosh StonkoDistrict 42CYeaGabriel AceveroDistrict 39YeaEric EbersoleDistrict 44AYeaAaron KaufmanDistrict 18YeaPam QueenDistrict 14YeaDeni TaverasDistrict 47BYeaChris AdamsDistrict 37BYeaMark EdelsonDistrict 46YeaKen KerrDistrict 3YeaKent RobersonDistrict 25YeaKym TaylorDistrict 23YeaJackie AddisonDistrict 45YeaElizabeth EmbryDistrict 43AYeaMarc KormanDistrict 16YeaDenise RobertsDistrict 25YeaJen TerrasaDistrict 13YeaNick AllenDistrict 8YeaKris FairDistrict 3YeaMary LehmanDistrict 21YeaMike RogersDistrict 32YeaKaren TolesDistrict 25YeaMarlon AmpreyDistrict 40YeaJessica FeldmarkDistrict 12AYeaRobbyn LewisDistrict 46YeaApril RoseDistrict 5YeaChris TomlinsonDistrict 5YeaHeather Bagnall TudballDistrict 33CYeaDiana FennellDistrict 47AYeaLesley LopezDistrict 39YeaSandy RosenbergDistrict 41YeaVeronica TurnerDistrict 26YeaBen BarnesDistrict 21YeaLinda FoleyDistrict 15YeaKim RossDistrict 8YeaKris ValderramaDistrict 26YeaSandy BartlettDistrict 32YeaCathi ForbesDistrict 43BYeaAletheia McCaskillDistrict 44BYeaMalcolm RuffDistrict 41YeaWilliam ValentineDistrict 2AYeaDylan BehlerDistrict 30AYeaDavid Fraser-HidalgoDistrict 15YeaRic MetzgarDistrict 6YeaSheila RuthDistrict 44BYeaJoe VogelDistrict 17YeaHarry BhandariDistrict 8YeaMichele GuytonDistrict 42BYeaApril MillerDistrict 4YeaSheree Sample-HughesDistrict 37AYeaRon WatsonDistrict 23YeaRegina BoyceDistrict 43AYeaGuy GuzzoneDistrict 13YeaBernice Mireku-NorthDistrict 14YeaMatthew SchindlerDistrict 2BYeaMelissa WellsDistrict 40YeaJason BuckelDistrict 1BYeaAndrea HarrisonDistrict 24YeaDavid MoonDistrict 20YeaStuart SchmidtDistrict 33BYeaJennifer White HollandDistrict 10YeaJon CardinDistrict 11BYeaAnne HealeyDistrict 22YeaGabriel MorenoDistrict 13YeaEmily ShettyDistrict 18YeaJheanelle WilkinsDistrict 20YeaMark ChangDistrict 32YeaTerri HillDistrict 12AYeaTodd MorganDistrict 29CYeaGary SimmonsDistrict 12BYeaNicole WilliamsDistrict 22YeaLorig CharkoudianDistrict 20YeaMarvin HolmesDistrict 23YeaDarrell OdomDistrict 27AYeaKaren SimpsonDistrict 3YeaGreg WimsDistrict 39YeaBarrie CilibertiDistrict 4YeaKevin HornbergerDistrict 35BYeaJulie Palakovich CarrDistrict 17YeaWill SmithDistrict 20YeaWilliam WivellDistrict 2AYeaLuke ClippingerDistrict 46YeaSeth HowardDistrict 30BYeaCheryl PasteurDistrict 11AYeaJared SolomonDistrict 18YeaSarah WolekDistrict 16YeaDerrick ColeyDistrict 24YeaTom HutchinsonDistrict 37BYeaEdith PattersonDistrict 28YeaRyan SpiegelDistrict 17YeaTeresa WoormanDistrict 16YeaFrank ConawayDistrict 40YeaJulian IveyDistrict 47AYeaScott PhillipsDistrict 10YeaDana SteinDistrict 11BYeaChao WuDistrict 9AYeaCharlotte CrutchfieldDistrict 19YeaAndre JohnsonDistrict 34AYeaJesse PippyDistrict 4YeaVaughn StewartDistrict 19YeaCaylin YoungDistrict 45YeaBonnie CullisonDistrict 19YeaDana JonesDistrict 30AYeaAndrew PruskiDistrict 33AYeaSean StinnettDistrict 41YeaNatalie ZieglerDistrict 9AYeaSteve ArentzDistrict 36NayBrian ChisholmDistrict 31NayJay JacobsDistrict 36NaySusan McComasDistrict 34BNayLaToya NkongoloDistrict 31NayLauren ArikanDistrict 7BNayMark FisherDistrict 27CNaySteve JohnsonDistrict 34ANayMatt MorganDistrict 29ANayTeresa ReillyDistrict 35ANayTerry BakerDistrict 1CNayJeff GhristDistrict 36NayNic KipkeDistrict 31NayRyan NawrockiDistrict 7ANayKathy SzeligaDistrict 7ANayBarry BeauchampDistrict 38BNayRobin GrammerDistrict 6NayKevin AndersonDistrict 38ANot votingBrian CrosbyDistrict 29BNot votingWayne HartmanDistrict 38CNot votingJim HinebaughDistrict 1ANot votingBob LongDistrict 6Not votingChristopher BouchatDistrict 5Not votingMike GriffithDistrict 35ANot votingTiffany AlstonDistrict 24AbsentAdrienne JonesDistrict 10AbsentJeff LongDistrict 27BAbsentC.T. WilsonDistrict 28AbsentJamila WoodsDistrict 26AbsentAdrian BoafoDistrict 23Absent
Official record — Maryland General Assembly roll callSpeakeras recorded — not linked to a profileYea
Martinezas recorded — not linked to a profileYea
Mangioneas recorded — not linked to a profileNay
Official records. Maryland legislators, bills and roll-call votes from the Maryland General Assembly, imported through Open States on Oct 27, 2026 (trial import — not the full session). Accuracy review against the official site is still under way. Campaign-finance records for Maryland are not imported yet.