HUD to Draft Guidelines for Single-Stair, Five-Story Buildings to Boost Housing Supply

This bill, officially the Point-Access Housing Guidelines Act of 2025, directs the Secretary of Housing and Urban Development (HUD) to create federal guidelines for a specific type of residential building: the “point-access block building.” Think of these as five-story or shorter apartment buildings where all units share a single internal stairway for access and emergency exit. The goal is to develop model code language within 18 months that states and cities can use to permit these structures, with the ultimate hope of lowering construction costs and increasing housing supply in expensive metro areas (SEC. 2).

The Trade-Off: Cost Savings vs. Egress

Why the focus on single-stair buildings? Because current building codes, particularly the International Building Code (IBC), often require two separate stairwells for buildings over a certain height or number of units. That second staircase takes up valuable space that could otherwise be used for apartments, adding cost and complexity. By allowing a single stairwell in buildings up to five stories (Group R2 occupancy), developers can potentially build more units cheaper and faster. HUD is required to consider construction costs and the impact on housing affordability when drafting these guidelines (SEC. 2).

Where the Rubber Meets the Road: Fire Safety

This is where the skepticism kicks in. While cutting costs is great for affordability, the primary reason for requiring two stairwells is fire safety and efficient emergency egress. The bill acknowledges this head-on, mandating that the guidelines must include robust provisions for fire safety, including sprinkler coverage, smoke detection, ventilation, and building egress performance. HUD must consult with fire marshals and safety experts (SEC. 2). For a resident living on the fifth floor, the effectiveness of these alternative safety features—like enhanced sprinklers or better ventilation—is critical, as their only escape route is the single stairwell.

Local Control Remains King, For Now

If you’re a local government official or a resident concerned about your community’s safety standards, there’s a crucial detail: the bill explicitly states that these federal guidelines do not preempt, or override, any state or local building code. This means the guidance is essentially a suggestion box full of best practices. Local jurisdictions still have the final say on whether they adopt these single-stair rules or stick with their existing, potentially more stringent, codes. However, HUD is also authorized to offer competitive grants for pilot projects to test the safety and feasibility of these buildings in the real world. If successful pilot projects start popping up, local governments might feel pressure to adopt the new guidelines to unlock cheaper housing development (SEC. 2).

Who Benefits from the Fine Print?

The immediate beneficiaries are the entities eligible for those pilot project grants: developers, construction firms, academic institutions, and local governments. If adopted widely, the ultimate beneficiaries are renters and buyers in high-cost areas who might see more affordable housing options enter the market. The bill is essentially trying to update old building code assumptions using modern construction materials and safety technology. The challenge for HUD will be proving—through rigorous guidelines and successful pilot projects—that the cost savings don't come at the expense of a resident's safety.