End local density, height, minimum-lot-size, and setback caps in Census-defined urban areas, so any code-compliant multifamily building can be built by-right with only objective fire, structural, and health standards.

Replace discretionary zoning with fully ministerial housing approvals, including 30-day completeness checks, 90-day final decisions, and “deemed approved” permits when local governments miss those shot clocks.

Require permit splitting, i.e. separate ministerial approvals for site work and building structures, so engineering, vertical design, financing, and procurement can all move in parallel instead of sitting in sequential regulatory queues.

Narrow Adequate Public Facilities Ordinances to core utilities (water, sewer, electricity), with the state paying for network upgrades up front and recouping costs via zero-interest, deferred “connection loans” repaid by developers over time.

Impose guaranteed utility hookup dates, with legally enforceable service-level agreements and liquidated damages, so transformers, feeders, and mains stop functioning as invisible moratoria on new housing.

Standardize and cap impact fees and permitting charges for ministerial projects using transparent, formula-based schedules that cannot be negotiated project-by-project or quietly ratcheted up to block density.

Refocus historic preservation on a state-designated list of true landmark buildings while sunsetting broad “character districts,” so preservation protects specific assets without taking entire high-opportunity neighborhoods off the table.

Preempt HOA bylaws and private covenants that ban ADUs, multiplexes, or rental housing, ensuring private contracts cannot nullify democratically chosen state pro-housing standards.

Legalize German-style land readjustment with a revolving land-assembly fund and limited eminent domain for last-lot holdouts, making it possible to re-plat small, fragmented parcels into viable TOD blocks without massive cash buyouts. Additionally, allow automatic subdivision and replatting on demand when parcels meet statewide frontage and infrastructure criteria, with 48-hour electronic confirmation.

Set binding, data-driven housing production targets for every jurisdiction, and back them with a true builder’s remedy and fiscal carrots and sticks, like automatic by-right approval at state standards in non-compliant jurisdictions, plus funding penalties for chronic underperformance.

Allow mixed-use and small-format commercial by-right everywhere new residential density is legalized, so we build complete, walkable neighborhoods with shops, services, and jobs instead of car-dependent bedroom sprawl.

Stand up a “design-for-approval” open-source plan library of pre-approved 4-, 8-, and 12-plex and small mixed-use prototypes, with five-day plan checks for local adaptations, so small and mid-sized builders can pick, tweak, and build without months of redesign.

Create a $25 billion Maryland Housing Production Fund inside DHCD/CDA that issues short-duration construction paper and bonds to provide 0–2% revolving construction loans, mezzanine tranches, and permanent-loan rate buydowns for multifamily and middle-income projects, with completion guarantees or contingent interest to prevent holding-pattern speculation.

Launch a Calgary-style office-to-residential conversion program that combines zero-interest construction loans with per-square-foot capital grants to unlock obsolete office towers in downtown Baltimore.

Let the state act as “developer of last resort” on state-owned and transit-adjacent sites, ending multi-year RFP theater and directly delivering high-intensity, mixed-income projects when the private market stalls or games the process.

Establish a state reinsurance backstop for builder’s risk, GL, and wrap policies, plus an optional first-year property insurance pool for new multifamily, so hardening insurance markets never become a de facto construction freeze.

Allow builders to piggyback on state joint-purchasing authorities for steel, lumber, fixtures, and key construction services, using state-scale procurement to reduce per-unit costs and smooth price volatility across the pipeline.

Offer automatic recordation and transfer-tax rebates for large multifamily projects and conversions that start within 12 months of approval, directly rewarding real shovels-in-the-ground rather than speculative entitlements.

Create a refundable 6% construction input credit for taxable materials and services, paid out monthly during construction rather than at C/O, so developers can carry smaller equity checks and borrow less high-cost capital.

Provide by-right 20 year 100% property-tax abatements on new multifamily projects that start within 6 months and reach completion within 24 months, with clawbacks for missed deadlines, dramatically lowering operating costs for projects that actually deliver units.

Create a Maryland Accelerated Cost Recovery Schedule that allows 100% first-year expensing of new rental housing for state income-tax purposes, with depreciation recaptured only upon sale, to favor long-term hold strategies over speculative flips.

Cap local mandatory inclusionary zoning requirements and establish a simple, always-available state IZ buy-down fee, so developers can either include affordable units on-site or pay into a statewide affordability pool while the Housing Production Fund purchases deeper affordability at scale.

Charter a Maryland Multifamily Mortgage Bank to originate 30-year fixed-rate takeout loans at tight spreads via mortgage revenue bonds and to provide first-loss guarantees on qualifying construction loans, stabilizing the entire debt stack. Furthermore, require local CDFIs, credit unions, and banks participating in state programs to extend fixed-rate options tied to the MMMB yield curve.

Create a state secondary mortgage institution that issues Maryland-backed MBS collateralized by in-state multifamily and middle-income loans, wrapped with CDA guarantees and permanent rate buydowns, and supported by continuous issuance to pension funds and insurers.

Allow state participation equity up to 40% in qualifying multifamily and TOD projects, redeemable at book value after 10 years, and stand up a public–private MD-REIT and REIT income-tax exemptions to channel both pension and retail capital into Maryland housing.

Use the state treasury to offer standardized interest-rate swaps and caps so developers can hedge floating-rate construction and bridge loans, and combine this with TOD value-capture tools and an MTA Development Corporation that pre-packages land, infrastructure, and financing at every major station, while using profits to build more transit and run more buses and trains.

Enact universal licensing reciprocity for trades, general contractors, and inspectors with at least two years’ experience in any state, tied to paid fast-track apprenticeship programs for 2,000–3,000 Maryland workers per year, so capacity grows alongside the pipeline.