FRANKFORT, Ky. — A newly filed House bill would sharply limit the ability of local governments across Kentucky to regulate duplex housing, requiring that two-unit homes be allowed by right in all residential zones and treated no differently than single-family houses.
House Bill 204, introduced in the Kentucky House of Representatives by Rep. Nima Kulkarni (D-Louisville), would amend state planning law to define duplexes as a permitted residential use statewide and prohibit cities and counties from imposing additional zoning hurdles, design standards or fees beyond those applied to single-family homes.
Under the bill, a duplex is defined as a residential structure divided into two dwelling units, each with its own entrance. Planning units would be barred from banning duplexes outright in residential zones, applying stricter dimensional or use standards than those imposed on single-family houses, or charging higher permitting or impact fees. Local governments could still enforce generally applicable building, safety and housing codes that apply to all dwellings.
Supporters frame the proposal as a response to Kentucky’s ongoing housing shortage, arguing that allowing modest increases in density — often described by housing advocates as “missing middle” housing — could expand supply without dramatically altering neighborhood character. Duplexes are commonly cited as a lower-cost ownership or rental option compared with larger apartment developments.
The measure would represent a significant shift in land-use authority, preempting local zoning ordinances that currently restrict duplexes to specific districts or require conditional-use approvals, neighborhood review or rezoning. In cities such as Lexington and Louisville, duplex construction is often limited to older neighborhoods or subject to planning commission review, depending on zoning classification.
Critics of similar proposals in past sessions have raised concerns about state overreach into local planning decisions, infrastructure capacity and neighborhood compatibility. The bill does not include language requiring additional infrastructure funding or addressing parking, stormwater or traffic impacts, beyond what is already required for single-family homes.
HB 204 is filed under Kentucky’s planning and zoning statutes in KRS Chapter 100 and does not contain an emergency clause, meaning it would take effect on the standard timeline if enacted. As of Friday’s floor session, the bill had been introduced but not yet assigned to a committee for further consideration.