Policy Committee Concludes Hearing Series on Expanding Access to Homeownership in Pennsylvania

June 1, 2026

Lawmakers hear consistent calls for regulatory reform, increased housing supply, and practical solutions to restore housing affordability across Pennsylvania
HARRISBURG — The Pennsylvania House Republican Policy Committee, chaired by Rep. David H. Rowe (R-Snyder/Union/Mifflin/Juniata), has concluded a three-part hearing series on expanding homeownership, workforce housing shortages, and the growing barriers facing Pennsylvania families and communities.

The hearings — hosted by Reps. David Zimmerman (R- Lancaster/Berks), Jeff Olsommer (R-Wayne/Pike) in Pike County, and John Schlegel (R-Lebanon) — brought together builders, developers, economists, municipal officials, housing advocates, nonprofit leaders, and real estate professionals to examine the factors driving Pennsylvania’s housing shortage and rising housing costs.

Across all three hearings, lawmakers heard a consistent message: Pennsylvania faces a growing shortage of attainable housing driven by rising construction costs, permitting delays, infrastructure mandates, labor shortages, utility costs, zoning barriers, environmental regulations, and a lack of available housing inventory.

“For generations, homeownership represented stability, opportunity, and the ability to build a future,” Rowe said. “Today, too many working families feel like that dream keeps moving further out of reach.”

May 21: Lancaster County Hearing Focused on Development Barriers and Housing Supply
Zimmerman noted Lancaster County’s population increased from approximately 500,000 residents in 2010 to roughly 552,000 residents in 2020, while also balancing significant farmland preservation priorities.

“We’re looking forward to hearing about the issues that make it much more challenging to get building done and keep costs in line,” Zimmerman said.

Rowe opened the hearing by citing a Mercatus Center report showing Pennsylvania’s median home listing price increased from approximately $185,000 in 2016 to roughly $325,000 in 2025.

Lawmakers also heard testimony that Pennsylvania’s fragmented municipal structure — with more than 2,600 municipalities operating under different zoning rules, permitting standards, and development requirements — continues creating uncertainty and delays for builders.

Randy Hess, president of Hess Homes, testified that developers may need approvals from up to 11 regulatory bodies for a single housing project and noted that “if a project is approved in under two years, that is currently considered a success.”

Hess also described projects where stormwater infrastructure costs alone totaled approximately $85,000 per lot.

Cliff Weaver, owner of Landmark Homes, testified that more than 1 million Pennsylvania households are now considered cost-burdened, meaning they spend more than 30% of their income on housing.

“Housing is more than just a commodity. It is a foundation for strong families, stable communities, and economic growth. When we make it easier to build homes, we make it easier for Pennsylvanians to achieve the dream of homeownership,” Weaver said.

Mario Mattioli, owner of Acorn Built Homes, testified about rapidly growing demand for accessory dwelling units (ADUs), stating his company now receives between 200 and 300 inquiries per month from families seeking alternative housing options.

Witnesses throughout the hearing repeatedly emphasized that “missing middle housing” — duplexes, townhomes, starter homes, and workforce housing — has largely disappeared from many Pennsylvania communities.

May 26: Pike County Hearing Highlighted Workforce Housing and Inventory Shortages
Testimony focused heavily on inventory shortages, escalating construction costs, second-home market pressures, workforce housing concerns, and environmental and permitting requirements that witnesses said continue pricing local families out of the market.

“In Wayne and Pike counties, trying to build a multifamily unit is extremely difficult and at the expense of our youth,” Olsommer said.
Edward Nikles, president of Ed Nikles Custom Builders and a Dingman Township supervisor, testified that the cost of building a new home has increased more than 50% since 2020.

Nikles also testified that implementation of the 2021 International Residential Code added another 5% to 10% to construction costs and warned that environmental and permitting requirements have moved beyond balance and are now making development financially unrealistic for many projects.

“I believe we have passed the point of balance between environmental protection and practical affordable development,” Nichols testified.

Local Realtor Will Clauss testified that Pennsylvania currently faces a housing shortage estimated between 98,000 and 137,000 homes statewide.

Clauss also testified that median home sale prices in Pike and Wayne counties climbed from approximately $128,000 in 2016 to approximately $312,000 today — a 144% increase.

“The entry-level market is hollowing out,” Clauss testified, noting that homes priced under $250,000 dropped from roughly 85% of the market to only 29% over the past decade.

Clauss further testified that 80% to 90% of his sales now involve second-home buyers from New York and New Jersey, placing additional pressure on local inventory and affordability for younger Pennsylvania families.

Throughout the hearing, witnesses described how lengthy permitting timelines, septic requirements, stormwater mandates, and development uncertainty continue discouraging new housing construction across rural Pennsylvania.

May 27: Lebanon County Hearing Examined Housing Instability, Workforce Needs, and Downtown Revitalization
Testimony in Lebanon County focused heavily on workforce housing, downtown revitalization opportunities, homelessness prevention, adaptive reuse projects, supportive housing, and the broader social impacts of housing instability.

Schlegel said, “Strong communities begin with opportunity, personal responsibility, and economic growth. Housing policy should reflect those principles by encouraging investment, reducing unnecessary barriers, and promoting practical solutions that help people achieve stability and independence.”

Lebanon Mayor Sherry Capello testified that Lebanon City faces a projected housing gap of nearly 2,000 units over the next five years, including more than 1,400 rental units and more than 500 owner-occupied units.

Capello also testified that multifamily apartment vacancy rates in Lebanon City currently sit at approximately one-half of 1% while affordable housing developments maintain waiting lists in the thousands.

“Housing is not simply a development issue,” Capello testified. “It is directly tied to affordability, workforce retention, economic opportunity, neighborhood stability, and quality of life.”

Capello highlighted opportunities to convert vacant upper floors in downtown buildings into residential units but warned that elevator requirements, sprinkler systems, and code compliance costs often make those projects financially impossible.

“This type of targeted investment could transform communities across Pennsylvania,” Capello testified.

Kyle Wenger, owner of Revitol Home Company, described the financial realities facing small developers attempting to rehabilitate older housing stock.

“Housing is not going to get solved with one giant project,” Wenger testified. “I think it gets solved with practical projects over time.”

Wenger also warned that parking requirements, density restrictions, permitting expenses, and approval uncertainty continue preventing smaller infill housing projects from moving forward.

Caitland Lockhart, executive director of the Lebanon Housing Collaborative, testified that Lebanon County is experiencing housing shortages “across every single socioeconomic level.”

Community Action Partnership Administrator Christine Hartman testified that 44.6% of Pennsylvania renters now spend more than 30% of their income on housing costs and noted that more than 27% of all searches on Pennsylvania’s PA Navigate referral platform involve housing-related needs.

“Housing instability is no longer isolated to large cities,” Hartman testified. “Rural communities, suburban counties, and small towns throughout Pennsylvania are facing the same pressures.”

Hartman also testified that average one-bedroom apartment rents in Lebanon County now range from approximately $800 to $1,470 per month while the maximum monthly Social Security income for many individuals is approximately $994.

Brian Smith, executive director of Lebanon County Christian Ministries, urged lawmakers to remember the human impact behind the issue.

“We’re talking about our neighbors, not a structure, not a building,” Smith testified. “We’re talking about humans.”

“What we heard throughout this series is that there is no single silver bullet,” Rowe said. “But we also heard that there are practical reforms and collaborative solutions that can help more Pennsylvanians achieve stability, opportunity, and a place to call home.”

Representative David H. Rowe
85th Legislative District
Pennsylvania House of Representatives
Media Contact: Nancy Nilson
717.787.3443
nnilson@pahousegop.com
www.pagoppolicy.com