All Roll Calls
Yes: 735 • No: 44
HR6644119th CongressWALLET
21st Century ROAD to Housing Act
Sponsored By: Representative Hill (AR)
Passed Senate
Summary
Expands federal tools to build, preserve, and protect housing. This bill reorganizes HUD programs, creates new repair and disaster funds, sets rules to speed homebuilding, and limits large investor purchases to free more homes for individuals.
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- Low‑income families and public housing tenants get new supports and flexibility. The bill authorizes an Escrow Expansion Pilot for up to 5,000 families, expands a Moving‑to‑Work cohort for up to 25 PHAs, and broadens HOME eligibility to households up to 100% AMI.
- Homebuyers and local markets face a new cap on big investors. Firms that control 350 or more single‑family homes are barred from new purchases, must sell many holdings within 7 years in some cases, and face civil penalties up to $1.0 million or 3× the purchase price that can fund HOME activities.
- Homeowners, builders, and disaster‑affected communities gain repair and resilience programs plus construction modernization. The bill funds a Whole‑Home Repairs Pilot, tightens manufactured and modular housing rules and certifications, and creates a Disaster Recovery Fund with preliminary grants up to $5 million and a 70% low‑ and moderate‑income benefit floor.
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Bill Overview
Analyzed Economic Effects
27 provisions identified: 22 benefits, 1 costs, 4 mixed.
New disaster recovery fund for LMI households
If enacted, HUD would run a new long‑term disaster recovery fund and use a formula to target the hardest‑hit areas. At least 70% of funds would benefit low‑ and moderate‑income people, and up to 18% of unmet need would go to mitigation. Grantees would file plans within 90 days, allow at least 14 days of public comment, and HUD would act within 60 days. Admin costs would be capped (8% admin; 20% total for admin, tech assistance, and planning), with 3% for HUD operations and at least 0.1% for the Inspector General. HUD would share disaster applicant data with FEMA and SBA to prevent duplicate payments and speed help, with Privacy Act safeguards.
Limits on big investors buying homes
If enacted, companies that control 350 or more single-family homes would not be allowed to buy more homes. Manufactured homes would not count. Many exceptions would apply, such as some build-to-rent, loss‑mitigation, or new construction purchases. Homes owned before enactment would not need to be sold. Treasury would be able to enforce penalties up to $1,000,000 or three times the purchase price.
Limits on big investors; renter safeguards
If enacted, large institutional investors that buy certain single‑family homes would need to sell them to individual buyers within 7 years, with renter renewal options capped at 36 months. Renters would get a 30‑day first look and a right of first refusal. If widely advertised and no individual buyer offers within 60 days, the investor would be treated as compliant. Civil penalties could reach $1,000,000 per violation or 3 times the purchase price. Starting in FY2027, penalties could be sent to HUD for the HOME program if Congress appropriates them. GAO and HUD would report at 2 and 10 years.
CDBG rewards growth; new planning grants
If enacted, CDBG formula grants would adjust for housing growth. Places below the median would face a 10% cut, while above‑median or very high‑growth (4%+) places would get bonuses; this starts the third full fiscal year after enactment through 2043. HUD would set up an Innovation Fund within one year for jurisdictions that increased supply, with 90 days for public comment. Separate grants would help cities select pre‑reviewed housing designs (at least 10% for rural areas; possible repayment if not adopted within 5 years) and support affordable‑housing planning and implementation for five years, with admin costs capped at 10%.
Grants to fix homes and add housing
If enacted, a Whole‑Home Repairs pilot would fund local groups to give grants to homeowners up to 80% of area median income (or on certain benefits) and loans to small landlords. Loans for small landlords could be forgiven within 3 years if they follow the rules. A separate pilot (FY2027–2031) would fund the conversion of empty commercial buildings into housing, with $1–$10 million grants if at least $100 million is available in a year. Competitive grants would also improve manufactured housing communities that mainly serve people at or below 120% of area median income, with priority for long‑term affordability.
Higher FHA and manufactured loan limits
If enacted, FHA would set a $75,000 limit for repairs and improvements on single‑family homes, including manufactured homes. The bill sets specific manufactured home purchase limits, such as $106,405 for single‑section and $195,322 for multi‑section homes, and combined lot‑plus‑home limits of $149,782 and $238,699. HUD would choose an annual indexing method within one year. Some loans would have a maximum 30‑year term.
HOME program would help more families
If enacted, the HOME program would serve families with income up to 100% of area median. The home purchase‑price cap would rise from 95% to 110% and could include borrowed or post‑rehab value. Units with a tenant who has Section 8 could count as affordable if rent and the tenant’s share meet housing agency limits. Jurisdictions without CDBG Title I funds could use HOME for nearby infrastructure tied to HOME‑assisted or LIHTC housing. The bill would also broaden which groups qualify as CHDOs and limit HUD’s ability to block eligible HOME uses.
Savings accounts and PHA flexibility
If enacted, HUD would run a pilot for up to 25 entities to open interest‑bearing escrow accounts for up to 5,000 Section 8 or 9 families. The escrow would hold rent increases caused by higher earned income, for families at or below 80% of area median when they join. Families could withdraw after 5–7 years, or earlier for approved goals. HUD could also add up to 25 high‑performing housing agencies to a new Moving to Work cohort. Those PHAs must keep at least 75% of families very low‑income and could use up to 5% of Section 8 payments for other purposes with renewal funds replacing the amounts.
Stronger appraisals and counseling help
If enacted, lenders for federally backed mortgages would keep a process for borrowers to request appraisal reviews. Appraisers would need proper state credentials, meet competency rules, and have verifiable FHA training; HUD must issue guidance within 240 days (effective no later than 180 days after). Borrowers 30+ days delinquent on covered FHA, VA, USDA, or Section 184 loans would be offered housing counseling, with the FHA fund paying the fair market cost if its statutory conditions are met. HUD would also tighten counselor standards with reviews, training, and retesting.
Stronger tenant rules in converted housing
The bill would keep the Rental Assistance Demonstration running each year. HUD would be able to require a tenant lease and management addendum in converted properties. HUD would have to publish yearly findings on RAD’s impacts. HUD would be able to take remedial action or civil penalties for serious violations.
USDA program to preserve rural rentals
If enacted, USDA would get a preservation program for rural multifamily housing (sections 514, 515, 516). Owners could restructure loans, and rental assistance could be renewed for up to 20 years if funded. Section 502 loan assumptions by approved buyers would relieve the original borrower, and refis or mods could run up to 40 years from the new date. USDA could preserve rental assistance during foreclosure and invest in staffing and IT, with some funds available for five years.
Faster building: off-site and simpler reviews
If enacted, HUD would study the costs and quality of off‑site construction and compare 40‑year maintenance to site‑built homes. HUD would review FHA construction loan rules and start rulemaking within 120 days after that report to examine new draw schedules for modular and manufactured projects. HUD would also speed environmental reviews by classifying many housing activities under categorical exclusions or similar, with limits to protect the environment. HUD and USDA would sign an agreement within 180 days to streamline joint reviews and inspections, and HUD, USDA, and VA would issue a joint report in 180 days, with 30 days of public comment.
Temporary waivers to boost homelessness aid
If enacted, recipients could seek waivers of a homelessness spending cap for fiscal years 2027–2030. Requests would need public input and a plan tied to local needs. HUD would approve or deny within 60 days and must deny any waiver that would move people without providing shelter or housing alternatives.
Review to boost small mortgages
Within 270 days, the Consumer Financial Protection Bureau would study how points‑and‑fees rules affect mortgages under $100,000. It would also report on loan officer pay and how it affects small‑balance loans. After the reports, the bureau would be able to change rules to encourage small‑dollar mortgages.
No new funding in this bill
This bill would not authorize any new money. Agencies would need to use existing funds or wait for Congress to provide funding in later bills.
Ban on a Federal digital dollar
The Federal Reserve would be banned from creating a U.S. central bank digital currency. This would restrict a new payment option, but it would preserve cash‑like privacy protections. An exception would allow dollar‑denominated digital money that is open, permissionless, private, and keeps cash‑like privacy. The ban would end on December 31, 2030.
Local grants for new homes, 20% cap
Local governments would be allowed to use community development grants for new affordable housing. Each recipient would be limited to spending no more than 20% of its grant on new construction. The rule would apply only to money Congress appropriates after enactment. Projects must still meet low‑ and moderate‑income requirements.
Faster inspections for voucher renters
If enacted, a Section 8 unit that passed a LIHTC, HOME, or USDA Rural Housing inspection in the last 12 months would count for HUD’s inspection. New landlords could ask for pre‑inspections and have 60 days to lease to an assisted tenant. HUD could also allow video or remote inspections for rural or small areas. These steps would reduce delays for families using vouchers.
Manufactured homes: new definition and parity
If enacted, factory‑built homes with or without a permanent chassis would count as manufactured homes. HUD would set a distinct label and data plate for homes without a chassis. States would have to certify within one year (two years for biennial legislatures) that such homes get equal treatment for financing, titling, insurance, taxes, transport, and installation.
VA loan prompt on mortgage application
If enacted, the standard mortgage form would add a military service question above the signature line. A disclaimer below it would say, “If yes, you may qualify for a VA Home Loan. Consult your lender regarding eligibility.” FHFA would require this within six months, and the GAO would check lender compliance after 18 months.
Rural loans easier for home child care
If enacted, USDA would revise its rules so licensed or soon‑to‑be‑licensed home‑based child care providers are excluded from a Rural Housing Service loan restriction. This would make it easier for rural child care providers to qualify for RHS loans.
Extra points for projects in Opportunity Zones
HUD would be allowed to give extra points to housing grant applications in Qualified Opportunity Zones. HUD would use this in competitive grants for building, fixing, or preserving housing. Actual awards would depend on future grant rules.
More housing oversight and data reporting
If enacted, the HUD Secretary and major housing regulators would testify to Congress every year on program health, housing conditions, and mortgage insurance funds. FHA’s actuarial study would define first‑time homebuyers by consumer reports and report counts by census tract. FHA would also study multifamily loan limits and report to Congress within three years.
Tribes could run housing environmental reviews
HUD would be able to name some assistance as special projects so tribes could run the environmental review. This would apply only to funds appropriated after enactment. It would not apply where another review process is set in law or where pre‑ and post‑enactment funds are mixed.
More reporting on FHA mortgage fund
FHA would send Congress monthly reports on the capital ratio of its Mutual Mortgage Insurance Fund. FHA would also have to notify Congress quickly if the fund falls below the required ratio.
More housing funds per rental unit
The bill would remove a limit on how much HOME funds can be spent per rental unit. Local agencies and developers would be able to invest more per unit or design deeper rehab. Results would depend on how jurisdictions choose to use their HOME funds.
New rules for rural rental preservation
Nonprofit or public buyers would be allowed to purchase Section 515 rural rental properties at market value without doing all repairs at closing. They would have to commit to complete repairs during ownership and accept long‑term use restrictions. The bill would also change a statutory targeting threshold from 9% to 25%. In addition, USDA multifamily loans under sections 514, 515, and 538 would follow the federal multifamily foreclosure procedures.
Sponsors & CoSponsors
Sponsor
Hill (AR)
AR • R
Cosponsors
Waters
CA • D
Sponsored 12/11/2025
Flood
NE • R
Sponsored 12/11/2025
Cleaver
MO • D
Sponsored 12/11/2025
Green, Al (TX)
TX • D
Sponsored 12/15/2025
Sessions
TX • R
Sponsored 1/15/2026
Velazquez
NY • D
Sponsored 1/15/2026
Rose
TN • R
Sponsored 1/15/2026
Sherman
CA • D
Sponsored 1/15/2026
Steil
WI • R
Sponsored 1/15/2026
Scott, David
GA • D
Sponsored 1/15/2026
Stutzman
IN • R
Sponsored 1/15/2026
Beatty
OH • D
Sponsored 1/15/2026
Meuser
PA • R
Sponsored 1/15/2026
Pressley
MA • D
Sponsored 1/15/2026
Kim
CA • R
Sponsored 1/15/2026
Tlaib
MI • D
Sponsored 1/15/2026
Garbarino
NY • R
Sponsored 1/15/2026
Torres (NY)
NY • D
Sponsored 1/15/2026
Lawler
NY • R
Sponsored 1/15/2026
Garcia (TX)
TX • D
Sponsored 1/15/2026
De La Cruz
TX • R
Sponsored 1/15/2026
Pettersen
CO • D
Sponsored 1/15/2026
Nunn (IA)
IA • R
Sponsored 1/15/2026
Fields
LA • D
Sponsored 1/15/2026
Salazar
FL • R
Sponsored 1/15/2026
Bynum
OR • D
Sponsored 1/15/2026
Downing
MT • R
Sponsored 1/15/2026
Liccardo
CA • D
Sponsored 1/15/2026
Haridopolos
FL • R
Sponsored 1/15/2026
Moskowitz
FL • D
Sponsored 1/15/2026
Moore (NC)
NC • R
Sponsored 1/15/2026
Roll Call Votes
senate vote • 3/12/2026
On Passage of the Bill H.R. 6644
Yes: 89 • No: 10
senate vote • 3/11/2026
On the Cloture Motion H.R. 6644
Yes: 82 • No: 11
senate vote • 3/4/2026
On the Motion to Proceed H.R. 6644
Yes: 90 • No: 8
senate vote • 3/2/2026
On Cloture on the Motion to Proceed H.R. 6644
Yes: 84 • No: 6
house vote • 2/9/2026
On Motion to Suspend the Rules and Pass, as Amended
Yes: 390 • No: 9
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