Maine’s housing crisis isn’t just about prices or politics — it’s about people at every stage of life struggling to find the right kind of home. From young renters to aging seniors, our housing system is jammed. The cycle is broken, and we need to make an earnest effort to fix it.

Start with renters. Vacancy rates are low, rents are high, and young Mainers are finding it nearly impossible to save for a down payment. Even if they do, the starter homes that used to be a stepping stone to homeownership have all but vanished. In many towns, there’s nothing available under $300,000. This leaves young families stuck renting longer — or moving away entirely.

But it’s not just the younger generation feeling the squeeze. Mid-career homeowners, often with growing families, are ready to trade up — but can’t. Higher interest rates and low inventory keep them from moving, which means their smaller homes don’t get passed along to first-time buyers. It’s a vicious cycle.

At the other end, seniors are also trapped. Many older Mainers live in large, aging homes they no longer need or can maintain, but there’s nowhere to downsize. Only a fraction of Maine’s housing is suitable for aging in place, and assisted living facilities are in short supply. In fact, Maine has lost 29 nursing homes in the last decade — even as our 75-plus population surges. With few alternatives, seniors stay put, tying up housing that could serve younger families.

This bottleneck affects everyone. When seniors can’t move into smaller, safer housing, younger families can’t move into their homes. And when those families can’t move up, starter homes don’t turn over. Renters remain renters, and the entire cycle stalls.

So what can we do?

First, we must rethink zoning. Maine took a major step in 2022 by passing a law (LD 2003) that allows more housing types — like duplexes, in-law apartments and accessory units — in areas previously zoned for single-family homes. That’s a good start, but local implementation has been slow and sometimes overly restrictive. Municipalities should embrace these reforms, not resist them.

Second, we need to speed up development. Permitting processes are too slow and too unpredictable. Developers face unnecessary delays that add cost and discourage investment. For example, in some Maine municipalities, state-level building codes require full sprinkler systems in small multifamily or even duplex projects, even when the buildings are modest in size and built near hydrants.

While fire safety is critical, these requirements can add tens of thousands of dollars to a project — costs that small developers or nonprofit builders simply can’t absorb. In rural areas without municipal water, these mandates often make the project infeasible altogether. We need more flexibility in applying life safety codes — especially when alternative safety measures (like hardwired alarms and safe egress design) can provide adequate protection. A balanced approach would protect lives without pricing out new housing altogether.

Pre-approved building plans, streamlined inspections and fast-tracked permitting for affordable or senior housing could also help get shovels in the ground faster. A planning consultant I know says “I tell all my municipal clients that if they show developers a path that leads to smart development, you’ll get development. The problem comes when the municipality doesn’t stand behind their requests and caves to the not in my backyard crowd.”

Third, we should support creative solutions. Home-sharing programs, for example, match seniors with spare bedrooms to younger renters in need of housing — providing companionship and income for one, and affordable shelter for the other. Other ideas include encouraging small-lot development, repurposing old buildings and offering local incentives for towns that meet housing targets.

As we pursue these strategies, it’s important to be cautious about one approach that’s often proposed: rent control. While it may offer short-term relief for current tenants, the long-term effects are concerning. In cities like San Francisco and Cambridge, rent control reduced the supply of rental housing, discouraged maintenance and led to higher-end redevelopment. In Portland, Maine, where rent caps were introduced in 2020, some landlords are already choosing to leave units vacant or rent only to higher-income tenants. That’s the opposite of what we want.

Instead of suppressing the market, we should expand it. Maine needs more homes — of all shapes and sizes, in every region, for every stage of life. Young people need affordable rentals and entry-level homes. Families need room to grow. Seniors need safe, accessible options. And we all need policies that make this possible — not just for today, but for the decades ahead.

The housing life cycle is just that: a cycle. When one part stalls, the whole system suffers. But if we repair the links — by removing regulatory barriers, encouraging thoughtful development and supporting innovative programs — we can get that cycle moving again.

Let’s make sure every Mainer, young or old, can find a home that fits their needs. That’s not just good housing policy — it’s the foundation of a thriving, resilient community.