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Alberta’s government is moving to fast-track housing development and tighten accountability at the municipal level with the introduction of Bill 28, a sweeping legislative package aimed at modernizing how communities grow and govern themselves.
The proposed Municipal Affairs and Housing Statutes Amendment Act, 2026 is designed to streamline approvals, strengthen essential services and establish clearer standards for local decision-making across the province.
“Municipal governments shape everyday life in Alberta, from the water you drink and the roads you drive to the safe, clean streets where your kids play,” said Minister of Municipal Affairs Dan Williams. “This legislation updates those systems so communities can grow, councils can lead with clarity and Albertans can trust how their local decisions are made.”
Faster housing development
A key focus of Bill 28 is accelerating homebuilding through a series of measures aimed at reducing delays and increasing efficiency.
Proposed changes include streamlined approvals for low-risk projects, the introduction of automated permitting—referred to as “Automatic Yes”—and improved transparency around approval timelines. The legislation would also clarify off-site levy rules and enable the use of community design codes to speed up developments that meet pre-approved local standards.
Industry leaders say these changes could significantly improve housing availability.
“Bill 28 is paving the way for more efficient homebuilding across our province by streamlining approvals, automating permits and improving transparency,” said Scott Fash, CEO of BILD Alberta. “Clear rules help build vibrant communities and a more affordable future for every Albertan.”
The legislation also expands access to municipal reserve lands for charter schools, placing them on equal footing with other publicly funded schools. These schools would also be exempt from off-site levies, supporting greater access to educational choice.
Additional updates aim to support long-term sustainability in seniors’ lodge housing and clarify how provincially approved aggregate developments interact with municipal land-use decisions.
Fairer and more consistent taxation
Bill 28 also proposes reforms to strengthen fairness in property taxation.
Among the changes is a prohibition on vacancy-style taxes, ensuring homeowners are not penalized based on how frequently they use their property. The goal is to ensure similar properties are taxed consistently regardless of occupancy.
The legislation would also modernize assessment rules for industrial properties such as pipelines, wells and railways. By updating how costs are assessed and reported, the province aims to improve consistency and reduce disputes.
Strengthening accountability and governance
To build trust in municipal leadership, the proposed legislation introduces a province-wide councillor accountability framework.
The framework includes enforceable standards of conduct, independent third-party investigations for serious misconduct and a formal appeals process. Matters involving financial conflicts of interest would continue to be handled through the courts.
“The Mid-sized Towns Mayors Caucus welcomes and supports the introduction of independent investigators as part of the proposed code of conduct legislation for municipal leaders,” said Richard Warnock, chair of the caucus.
Bill 28 would also revise the municipal viability review process by making community votes non-binding plebiscites, allowing the province to consider broader regional and long-term sustainability factors.
Improving transparency for residents
The legislation includes several measures aimed at increasing transparency for both councils and residents.
Municipalities would be required to publicly disclose salaries above a specified threshold, while councillors would receive more timely access to information, including reports on administrative decisions made outside existing approvals.
In addition, property tax notices could include a separate line item for federal policing costs, giving residents clearer insight into major expenses, particularly in smaller communities.
Changes are also proposed for Business Improvement Areas, reducing administrative burden while maintaining accountability to local businesses.
Oversight of public institutions
Bill 28 introduces amendments to the Libraries Act that would allow the minister to initiate reviews or respond to complaints related to public libraries, creating a more consistent approach to oversight.
The proposed changes also lay the groundwork for new regulations aimed at restricting access to sexually explicit visual materials in public libraries. Under the framework, individuals aged 16 and older would have access, while those 15 and under would require parental consent.
A broad approach to growth and governance
According to the province, Bill 28 is part of a broader effort to support growth, improve service delivery and ensure municipalities operate with clear, accountable standards.
“Alberta is leading the country on housing, and Bill 28 will help keep us there—cutting red tape, speeding up approvals, and clearing the way to get shovels in the ground and roofs over Albertans’ heads,” said Minister of Assisted Living and Social Services Jason Nixon.
If passed, the legislation is expected to play a significant role in shaping how Alberta communities develop, govern and deliver essential services in the years ahead.
Information for this article was sourced from the Government of Alberta website.
