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119-hr-1640119th CongressWALLET

HEIRS Act of 2025

Sponsored By: Representative Williams, Nikema [D-GA-5]

In Committee

Summary

Help heirs clear property title and keep family homes. The Heirs Estate Inheritance Resolution and Succession Act of 2025 would create Department of Housing and Urban Development (HUD) grant programs and expand housing counseling rules to support owners of heirs' property and encourage states and entities to adopt the Uniform Partition of Heirs Property Act (UPHPA).

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  • Families and heirs' property owners would get grants and direct assistance for title reports, land surveys, estate planning, legal fees, recording fees, and other costs needed to document ownership or settle a decedent's estate.
  • States, Tribal governments, local governments, HUD-approved housing counseling agencies, legal clinics, and qualifying nonprofits that adopt UPHPA or an equivalent law could receive grant funding; awards would prioritize organizations serving underserved and low- and moderate-income households up to 120% of area median income and up to 140% in high-cost areas.
  • HUD-funded housing counselors and nonprofits would be required to explain what heirs' property is, describe the risks, outline estate planning and title-clearing options, refer owners to legal clinics and mission-driven nonprofits, and operate under programs that would sunset seven years after enactment.

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Bill Overview

Analyzed Economic Effects

3 provisions identified: 3 benefits, 0 costs, 0 mixed.

Grants for governments adopting heirs' law

If enacted, HUD would make grants to States, local governments, territories, and Tribal governments that have enacted or adopt the Uniform Partition of Heirs Property Act or a substantially equivalent law. Recipients must use funds to help residents pay bona fide costs to document ownership or settle estates, such as title reports, public records, land surveys, estate planning, heirs search services, recording and notary fees, and legal fees. HUD must issue rulemaking with selection criteria within one year after establishing the grant program. The program would end seven years after enactment.

More help for heirs' property owners

If enacted, HUD would run an annual grant program to fund counseling, legal help, and direct financial aid for owners of heirs' property. Heirs' property means a home that passed by intestacy and is held by two or more heirs as tenants in common. Grants would go to HUD-approved housing counseling agencies, law-school legal clinics, and qualifying nonprofits that serve homeowners and underserved communities. Households up to 120% of area median income (140% in HUD-designated high-cost areas) would be prioritized. The program would end seven years after enactment.

HUD counseling must cover heirs' property

If enacted, any nonprofit that receives HUD housing counseling funds and provides homeownership counseling would have to explain what heirs' property is, the risks it poses, and how to avoid those problems. Counselors would also have to inform clients about estate planning and title-clearing options and available assistance, including the grants in the bill. HUD would ensure these nonprofits can refer clients to mission nonprofits and legal services clinics that help with title clearing and estate planning.

Sponsors & CoSponsors

Sponsor

Williams, Nikema [D-GA-5]

GA • D

Cosponsors

  • Rep. Fletcher, Lizzie [D-TX-7]

    TX • D

    Sponsored 2/26/2025

  • Rep. Cleaver, Emanuel [D-MO-5]

    MO • D

    Sponsored 2/26/2025

  • Rep. Donalds, Byron [R-FL-19]

    FL • R

    Sponsored 2/26/2025

  • Rep. Bishop, Sanford D. [D-GA-2]

    GA • D

    Sponsored 2/26/2025

  • Rep. Mfume, Kweisi [D-MD-7]

    MD • D

    Sponsored 2/26/2025

  • Del. Norton, Eleanor Holmes [D-DC-At Large]

    DC • D

    Sponsored 2/26/2025

  • Rep. Tlaib, Rashida [D-MI-12]

    MI • D

    Sponsored 2/26/2025

  • Rep. Figures, Shomari [D-AL-2]

    AL • D

    Sponsored 4/1/2025

  • Rep. McClellan, Jennifer L. [D-VA-4]

    VA • D

    Sponsored 6/18/2026

  • Rep. Garcia, Sylvia R. [D-TX-29]

    TX • D

    Sponsored 6/30/2026

Roll Call Votes

No roll call votes available for this bill.

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