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The Massachusetts Supreme Judicial Court last week upheld the constitutionality of the Massachusetts Bay Transportation Authority (MBTA) Communities Act, which mandated zoning changes across the state. Significantly, it was an enforcement action from the state’s attorney general against a town that led to the decision.

The MBTA Communities Act mandates that cities and towns served by MBTA adopt zoning laws allowing for at least one district of multifamily housing “as of right” within a half mile of transit facilities. Designed to increase housing stock and promote transit-oriented development, the act faced resistance when NIMBYs in the Town of Milton rejected a proposed zoning bylaw aimed at meeting these requirements. The attorney general intervened with an enforcement lawsuit against the town, leading to a decisive court ruling.

Why This Victory Matters

Much like the rest of the country, Massachusetts faces a growing demand for homes. But outdated and unnecessarily restrictive zoning laws often hinder progress. The MBTA Communities Act hits this problem head-on by mandating municipalities allow higher-density housing near transit hubs. This approach not only increases housing supply but also fosters walkable, sustainable neighborhoods.

The act also includes a provision calling for the state’s attorney general to enforce its rules through legal actions against municipalities. 

In supporting this case, the , supported by NAHB’s Legal Action Fund, highlighted the broader implications of zoning reform. Housing shortages affect everyone — from young families seeking starter homes to seniors in need of accessible options. 

3 Key Takeaways from the Court’s Decision

The Supreme Judicial Court’s ruling emphasizes:

1. Affirmation of constitutionality: The court upheld the MBTA Communities Act, confirming its legal foundation.
2. Attorney general’s enforcement powers: The attorney general is empowered to ensure municipal compliance.
3. Guideline revisions required: The court required procedural corrections to the guidelines but upheld the act’s validity.

What This Means for the Housing Industry

This decision creates opportunities to build much-needed homes. Multifamily developments near transit hubs alleviate shortages, boost local economies, and reduce environmental impacts. For home builders, this represents a chance to meet pressing housing needs while supporting sustainable growth.

NAHB stands committed to policies that enable responsible development. This case sets a precedent, showing that zoning reform is a statewide priority essential for addressing housing challenges.

Looking Ahead

While this ruling is a major victory, the work continues. Municipalities in Massachusetts must align with the MBTA Communities Act, and guidelines must be revised to meet procedural standards. 

The case also serves a reminder that passing legislation at the state level does not solve the problem. NIMBYs will always try to find a way to persuade municipalities to not comply. Any efforts at zoning reform must include enforcement mechanisms.

NAHB remains ready to assist in these efforts, advocating for housing solutions that benefit all residents.

The outcome of this case could have far-reaching effects on housing affordability and zoning regulations nationwide. NAHB’s support in this case was provided through the Legal Action Fund at nahb.org/legalfund. Applications for the next cycle of support are due by Feb. 5.