The “Home Options for Mobility and Equity” (HOME) code amendments are among a series of updates to the City’s Land Development Code (LDC). The goal of these changes is to provide more housing types and increase housing supply within single-family zoned areas of Austin.  

Overview

Timeline

  • Dec. 7, 2023: HOME Phase 1 adopted by the Austin City Council
  • Feb. 5, 2024: Development applications accepted under HOME Phase 1
  • May 16, 2024: HOME Phase 2 adopted by the Austin City Council
  • Aug. 16, 2024: Development applications accepted under HOME Phase 2, except for properties located within the Wildland-Urban Interface (WUI) area or designated by the Uprooted Report 
  • Nov. 16, 2024: Citywide development applications accepted under HOME Phase 2 including properties located within the Wildland-Urban Interface (WUI) area or designated by the Uprooted Report

Click the sections to learn more about each phase, including what type of applications can be submitted and other proposed City Council action. 

Phase 1

The approved code changes:

  • Allow up to three housing units, including tiny homes, on a Single-Family (SF) zoned property (SF-1, SF-2, SF-3);
  • Revise regulations that apply to a property with two housing units; and
  • Remove restrictions on the number of unrelated adults living in a housing unit.

Phase 1 only applies to duplexes, two-unit residential, and three-unit residential uses. The new regulations do not apply to Single-family residential use, which will continue to be reviewed under existing regulations, including Subchapter F. 

Submit a Residential Project

After reviewing the Development Standards and Review Under HOME section for Phase 1 details, navigate to the Residential Plan Review webpage to learn more about submittal options. 

Phase 2

Phase 2 allows the development of single units on smaller lots. The approved code changes permit a new land use category called “small lot single-family residential use” in SF-1, SF-2, and SF-3 zoning districts. This land use allows for the development of one unit on lots of at least 1,800 square feet but less than 5,750 square feet, which is the standard residential minimum lot size.  

Schedule an Appointment

After reviewing the Development Standards and Review Under HOME section for Phase 2 details, schedule an appointment to discuss which option is best for your project.  

Application Data

HOME Phase 1 Application Submission Data

This data includes residential new construction applications submitted under HOME Phase 1 amendments. The current data is from Feb. 5, 2024 to Nov. 18, 2024, and will be updated weekly*.

* The HOME Phase 1 Submission Data will be updated again the week of Dec. 16. 

Implementation of HOME Phase 2

These applications may be submitted under HOME Phase 2:

  1. Subdivision Applications: Unless an existing lot is already below 5,750 square feet, a subdivision application is required to divide the existing lot into multiple lots using the reduced lot sizes authorized by HOME Phase 2. The Austin City Council plans to consider a proposed ordinance, early next year, modifying subdivision regulations to better accommodate small lot single-family development. Until that proposed ordinance takes effect and is implemented, which may not occur until early next year, all applications to re-subdivide into smaller HOME Phase 2 lot sizes will be subject to current subdivision regulations.
  2. Building Permit Applications: For existing lots that are already below 5,750 square feet, a building permit application is required to utilize the development regulations in HOME 2 and establish a small lot single-family residential use.   

To determine if your property is eligible, please use our HOME Phase 2 Guide. This guide will also determine the appropriate staff to provide further support.

HOME Phase 2 Guide

Development Standards and Review Under HOME 

Applications Submitted Prior to Feb. 5, 2023
  • Plan Review is in Progress: Residential building permit (BP) applications submitted prior to Feb. 5, 2024, will be reviewed under pre-HOME regulations unless an applicant submits an update that specifically opts into the HOME Phase 1 Amendments. Updates for this purpose are permitted only for two-unit projects; three-unit projects will require a new BP application for consideration under HOME.
  • Plan Review is Approved: For Residential BP applications approved under pre-HOME regulations, a major revision can be submitted to opt into HOME Phase 1 amendment regulations if the following requirements are met:
    • A completed revision form must be submitted that specifically opts into HOME Phase 1 amendments with a new application provided.
    • Revisions must be submitted before permits have passed Framing inspections.
    • Revisions cannot be submitted that would require the creation of a new BP.
Accessory Dwelling Units and Accessory Structures
  • HOME Phase 1 eliminates the “primary” vs. “secondary” (also referred to as “accessory”) use distinction.  
  • The HOME Phase 1ordinance also amended Chapter 25-2, Article 5 (Accessory Uses) to eliminate guest houses, on-site employee housing, and accessory apartments as categories of accessory uses.
  • HOME Phase 1 did not change requirements applicable to accessory structures that are not dwelling units. For guidance on what constitutes a dwelling unit, see Code Interpretation No. CI2021-010 (PDF). 
  • Home Phase 2 permits Small Lot Single Family Residential Use, which can have only one dwelling unit.
Addressing
  • Every dwelling in two-unit and three-unit uses needs to have a unique address.
  • Additional guidance on requesting a new address for a dwelling can be found on the Addressing webpage. 
Gross Floor Area (GFA) and Floor-to-Area Ratio (FAR)
  • Within the area established in Subsection 1.2.1 of Chapter 25-1, Subchapter  F (commonly known as the McMansion boundary), all “enclosed space” counts towards GFA & FAR, as provided in Sec. 25-2-773(E)(1)(b).
  • Enclosed space includes “all floors in a building with a clear height of more than six feet, measured to the outside surface of the exterior walls,” which means:  
    • Garages, lofts, and mezzanines count towards GFA & FAR since they are enclosed.
    • Carports and porches do not count towards GFA & FAR since they are not enclosed. A carport must have at least two open sides that are clear and unobstructed for at least 80% of the area measured below the top of the wall plate to the finished floor of the carport.
    • Double height spaces will only count once towards GFA & FAR.
    • The only GFA & FAR exemption available under HOME is for structures utilizing the Preservation Bonus under Sec. 25-2-773(F).
  • Projects requesting to use the preservation bonus. Under the HOME Phase 1 Amendment, the preserved portion of existing structures may be exempt from GFA & FAR calculations if they’re preserved consistent with requirements established in Sec. 25-2-773(F). Small Lot Single-Family Residential Use is not eligible for the Preservation Bonus.
Height Regulations
  • The method for measuring height remains unchanged, including for parapets.  
  • Allowed building height is subject only to the base zoning limits established in Section 25-2-492 (Site Development Regulations). Subchapter F height restrictions (32 feet) still apply to single-family residential use.
Impervious Cover and Building Coverage Limits
  • For duplex, two-unit residential, and three-unit residential uses in all zoning districts:
    • Maximum building coverage is 40%.
    • Maximum Impervious Cover is 45%, which differs from pre-HOME regulations by increasing impervious cover for these uses in the SF-1 zoning district.
    • Garages and carports continue to count towards impervious cover and building coverage.
  • Small Lot Single-Family Residential Use
    • Maximum Impervious Cover for SF1, SF2, and SF3 zoning districts is determined by the base zoning district 
    • For SF-4A Zoning District
      • Maximum building coverage is 55 percent. 
      • Maximum impervious cover is 65 percent 
Neighborhood Plan (NP) Infill Tools
  • Small Lot Amnesty only applies to single-family residential uses. Two-unit and three-unit residential must comply with applicable minimum lot area requirements.
    • Small Lot Amnesty cannot be combined with Small Lot Single Family Residential Use.  
Separation Requirements
  • Zoning regulations no longer require a minimum separation between units.
  • Complying with applicable technical codes is still required for separation requirements between units. This includes minimum separation between units as required by the International Residential Code.
Tiny Homes

A Tiny Home or Tiny House is a dwelling unit that is 400 square feet or less in floor area, excluding loft space per City Code Section 25-1-21: Definitions or IRC Appendix AQ Tiny Houses: Definitions.

How to Apply

There are two building plan review options when applying for a permit to build a Tiny Home: 

Standard Residential 

Submit the Tiny House Request for Modification or Alternate Method of Compliance form with the Residential New Construction and Addition Permit Application through the Residential New Construction or Addition Web Form. You will need to upload the Tiny House Request for Modification or Alternate Method of Compliance form in the section for additional related documents. Visit the Residential Plan Review webpage for more information.  

Expedited Residential

Email the Tiny House Request for Modification or Alternate Method of Compliance form with the Residential New Construction and Addition Permit Application and other supporting documents to the Expedited Residential Review team. Visit the Expedited Plan Review - Residential section on the Expedited Building Plan Review webpage for more information.

Forms & Applications

For copies of the required forms and applications, visit the Residential Plan Review section on the Forms and Applications webpage.  

Triplexes and Three-unit Residential Use
  • Triplexes (i.e., three attached units) are allowed. A three-unit residential use can include attached or detached units in any combination.
  • The International Residential Code (IRC) applies to single-detached units, two-attached units, or townhouse configurations that do not exceed three stories.

Appointments

Choose one of the following options to schedule an appointment with staff for questions about HOME Amendment-related projects:

Residential Zoning Questions (Property)

Ask general zoning questions related to the Land Development Code for properties that contain single-family, townhouses, duplexes, and accessory dwelling unit (ADU) residences. For example, impervious cover, setbacks, building coverage, Subchapter F, and other site development and zoning regulations for any new construction, addition, and other changes to a property. Please contact the designated reviewer if you have questions regarding a plan currently in review. Appointments are available Monday through Thursday from 8 a.m. to 4 p.m.

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Residential Building Code Technical Questions (Building or Structure)

Ask general building code and structural questions related to international residential building codes, trade codes, and land development codes. For example, interior remodels, foundation, roofing, and wall-bracing plans, and any other changes or modifications to a building or structure. Please contact the designated reviewer if you have questions regarding a plan currently in review. Appointments are available Monday through Thursday from 8 a.m. to 4 p.m.

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Subdivision / Land Status Determination Questions

The Land Development Information Services staff, previously known as the Development Assistance Center (DAC), can answer general questions regarding the subdivision application process, requirements, and land status determinations (i.e., exceptions to subdivision platting) and determine if the property is a platted lot. Learn more at the Subdivisions webpage.

  • For zoning questions for commercial, multi-family, or residential properties, see the “Zoning (Land Use)” section.
  • For questions regarding the site plan application process and requirements, see the “Site Plan” section.

Expected Appointment Duration: 30 minutes

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