All Roll Calls
Yes: 1,349 • No: 97
119-hr-6644119th CongressWALLET
21st Century ROAD to Housing Act
Sponsored By: Representative Hill, J. French [R-AR-2]
Became Law
Summary
Expand housing supply and affordability through new zoning guidance, grant pilots, and loan reforms. The law also modernizes FHA and rural programs, speeds some environmental reviews, and limits large corporate buying of single‑family homes.
Show full summary
- Families and renters: Preservation and repair pilots plus tenant protections aim to keep homes affordable and help struggling owners. RAD capacity rises to 555,000 units and an escrow pilot can cover up to 5,000 families.
- Local governments, builders, and planners: HUD must publish a housing supply framework, run planning and innovation grants, approve prereviewed designs, and fund conversions of vacant commercial buildings. An Innovation Fund is authorized at $200 million per year for FY2027–2031.
- Lenders, manufacturers, and investors: The law modernizes small‑dollar mortgage and appraisal rules, updates manufactured and modular housing standards, and bars large institutional investors owning 350 or more single‑family homes with civil penalties up to $1,000,000 or three times the purchase price.
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Bill Overview
Analyzed Economic Effects
53 provisions identified: 32 benefits, 5 costs, 16 mixed.
Bigger, permanent RAD with protections
RAD is now ongoing and the cap rises from 455,000 to 555,000 units. HUD can require a tenant lease and management addendum for converted properties. HUD must publish yearly findings on preservation, financing, and tenant effects and can enforce penalties for material violations. PHA‑owned sites used in conversions must expand or preserve affordable housing.
Grants and tools to speed home building
HUD runs new competitive grants to boost housing supply. The Innovation Fund authorizes $200 million per year for FY2027–FY2031 (CPI‑U adjusted), makes at least 25 grants a year, and funds $250,000 to $10,000,000 per grant. Cities and partners can get grants to convert vacant commercial or industrial buildings into housing from FY2027–FY2031, with $1–$10 million per grant when at least $100 million is appropriated. Jurisdictions can get planning grants and pick prereviewed housing designs (at least 10% of these funds go to rural areas), and HUD will issue model code guidance for point‑access block buildings within 18 months. CDBG grantees must publish a public, searchable database of all undeveloped land they own by October 1, 2026.
More flexible HOME rules and tools
HOME rules now use area median income up to 100% where stated, raise the minimum grant to $750,000, remove a per‑unit cap, and lift the purchase‑price threshold to 110%. Projects must keep long‑term affordability using tools like shared equity or community land trusts; the law defines land trusts and requires at least 30 years of affordability and a purchase option to preserve it. Non‑Title I areas may use HOME funds for nearby water, sewer, roads, sidewalks, and utility hookups tied to HOME or LIHTC housing. Unused CHDO set‑asides after 24 months must be made available for other HOME uses, and units occupied by Section 8 voucher holders can count as affordable when rents meet PHA‑approved limits. HOME also adds an exception for properties that become nonviable due to unforeseen events, is reauthorized, and updates the CHDO definition.
More transparency after systemic risk moves
After a systemic risk decision, GAO must report to Congress in 60 days and again in 180 days. The bank regulator must report in 90 days and again in 210 days. Reports cover the basis for the action, mismanagement, supervision, and likely effects. Agencies may extend deadlines by 60 days with notice.
CDBG shifts to faster‑building areas
Starting in the third full fiscal year after enactment, CDBG Section 106 funds adjust by each place’s housing growth improvement rate. Recipients below the median lose 10% of their Section 106 allocation; places at or above the median get increases funded by those cuts. Very fast‑growing areas (current annual growth of 4% or more) get special treatment. HUD calculates and publishes rates and adjustments each year through fiscal year 2043.
Disaster recovery fund and stricter controls
The law creates a Long‑Term Disaster Recovery Fund for HUD to send CDBG disaster grants to states, local governments, and tribes for housing, infrastructure, and mitigation. Of each appropriation or transfer, 3% supports HUD activities, and at least 0.1% goes to HUD’s Inspector General, available 90 days after a plan is approved. Grantees must follow duplication‑of‑benefits rules, apply any duplicate aid to allowable costs, and return excess funds. Before awards, the Secretary must certify each grantee’s financial controls and fraud safeguards.
Indexed FHA multifamily limits in 2025
Starting July 1, 2025, HUD updates multifamily loan limits each year using a construction price index and publishes the new numbers. Amounts are rounded down to the next dollar. FHA must also study multifamily loan limits and report to Congress within 3 years.
New rules for reciprocal and custodial deposits
Agent banks can exclude parts of reciprocal deposits from brokered‑deposit treatment: 50% up to $1 billion in liabilities, 40% from $1–$10 billion, and 30% from $10–$96.33 billion. Community banks under $10 billion with solid ratings can treat up to 20% of liabilities as non‑brokered custodial deposits. Banks that are not well capitalized cannot pay above local or national comparable rates on custodial deposits. The FDIC must study reciprocal deposits and report to Congress within six months.
No Federal digital dollar through 2030
The Federal Reserve cannot issue a U.S. central bank digital currency until December 31, 2030. The law defines CBDC and allows private, open, permissionless currencies that fully preserve cash‑like privacy. It also says no CBDC can be issued without an Act of Congress.
Bigger loans for farm home repairs
The maximum loan for minor farm housing improvements rises from $7,500 to $15,000. Eligible low‑income applicants can borrow up to $15,000 for repairs or upgrades.
Easier USDA home loans and reviews
ADU rent can count to qualify for a USDA loan guarantee if the property was built before this law. USDA can refinance or modify Section 502 loans, but the total term after the change cannot exceed 40 years. USDA should decide Section 502/504 applications within 90 days and must report to Congress on timelines. The Agriculture Department can hire more staff and upgrade IT to speed rural housing programs. For certain USDA programs, housing on qualifying infill sites does not need an environmental study; high wildfire/flood risk areas, greenfields, and sites served only by a road are excluded.
Higher FHA and manufactured loan limits
FHA raises several dollar limits, like $75,000 for certain home repairs. Manufactured home loans increase to $106,405 for single‑section and $195,322 for multi‑section homes, with higher combined home‑and‑lot amounts. HUD must pick index rules within 1 year so these limits adjust over time. HUD must also report in 1 year on the costs and quality of offsite construction like manufactured or modular homes.
Keep rural and assisted rentals affordable
USDA now runs a preservation program for sections 514/515/516 rental properties, including loan restructuring, other financial help, and rental assistance renewals. Owners get yearly notices if their USDA loans will mature within 4 years, and tenants get plain‑language notices at least 2 years before maturity, with translations where many residents speak another language. HUD also records long‑term affordability agreements that generally match the restructured loan term or at least 20 years when rental assistance is extended, with rulemaking starting within 180 days and an interim rule within 1 year.
More access to small mortgages
The law creates an FHA pilot within 1 year to expand mortgages of $100,000 or less on 1–4 unit homes you live in. The pilot can pay lenders, adjust FHA terms, and give buyers grants for down payments or closing costs. It runs 4 years and no new small‑dollar pilot can start after 3 years from enactment. The CFPB must also study how mortgage rules and loan officer pay affect loans under $100,000 and report within 270 days.
Mortgage counseling and appraisal rights
If you are 30+ days late on a covered mortgage, you must be offered housing counseling. For FHA‑insured loans, the Mutual Mortgage Insurance Fund pays the market rate cost of that counseling when legal requirements are met. Lenders on federally backed mortgages must let you request a review or new appraisal and have a process to resolve it. HUD also reviews counseling providers, can require extra training or tests, and can deny renewals with at least 60 days’ notice, while avoiding big service gaps.
New rules for large corporate landlords
Large institutional investors must give renters move‑in and yearly notices with HUD’s renter help line and a dispute contact, and post this online. They must tell HUD within 180 days, and then each year by December 31, how many single‑family homes they control in each city (unless they own 10 or fewer there). HUD must run a renter outreach resource within 180 days to take complaints, request information from owners, and report yearly to Congress. Violations can be fined up to $1,000,000 per violation or three times the purchase price. Starting FY2027, fine money can support HOME funds if Congress appropriates it. GAO and HUD must report at 2 and 10 years on how the ban works and its market impact.
Savings accounts for some voucher families
HUD can select up to 25 entities to run escrow accounts for up to 5,000 families on Section 8 or 9. The account gets deposits equal to the rent increase caused by your higher earned income while you participate. You cannot enroll if your income at entry is over 80% of area median, and you cannot be in the Family Self‑Sufficiency program at the same time. You can withdraw funds after you stop getting welfare and under timing rules (generally not before 5 years). The pilot ends 10 years after enactment.
Stronger USDA rental help for rural renters
Low-income tenants in USDA‑financed properties that prepaid, were foreclosed, or matured after September 30, 2005 can receive rural housing vouchers. USDA can renew rental assistance for 20 years or the loan term, if owners agree to keep homes decent, safe, and sanitary, subject to yearly funding. If a family leaves, owners have up to 6 months to use the freed assistance for another eligible family in the same property. Voucher amounts must be reviewed when income, family size, or rent changes; the Agriculture Secretary must set interim and annual review rules within 2 years. When loans cannot be restructured, HUD can also renew assistance for 20 years with rents set by Section 8 fair market rents and adjusted yearly; owners must submit a financing and renovation plan. Nonprofits and public bodies can buy certain Section 515 properties and commit to do needed rehab later, and a related program percentage rises from 9% to 25%.
VA disability pay ignored for housing tests
VA disability benefits under chapters 11 or 15 are not counted as income when deciding eligibility for supported housing under Section 8(o)(19). The same exclusion applies to veterans renting units built on Department property on or after enactment when HUD assistance is provided. These exclusions can help veterans qualify for housing.
Ban on big investors buying homes
For‑profit entities that control 350 or more single‑family homes cannot buy more single‑family homes after enactment. Narrow exceptions include some new construction rentals, renovate‑to‑rent meeting improvement thresholds, certain loss‑mitigation purchases after foreclosure, qualified homeownership programs, limited transfers, and some age‑restricted community sales. Homes bought before enactment do not have to be sold.
CDBG can build new affordable homes
Local CDBG funds can be used for new affordable housing construction, up to 20% of a recipient’s allocation. New construction also counts toward the low‑ and moderate‑income requirement. This applies to money appropriated after enactment.
Faster housing reviews, flexible HUD rules
The law speeds up environmental reviews for many HUD‑funded housing activities. HUD treats more small projects as categorical exclusions under rules as of January 1, 2025, including infill on up to 5 acres. HUD can label some projects as “special” and let federally recognized Tribes take on environmental reviews. HUD and USDA must streamline reviews for joint rural housing projects while keeping safety and standards. HUD can also waive some grant rules for good cause, but not fair housing, labor, or environmental protections, and must post waivers for five days before they take effect.
Faster, clearer HUD disaster recovery
HUD creates an Office of Disaster Management and Resiliency to coordinate with FEMA and SBA. The Secretary can issue preliminary disaster grants up to $5,000,000 to speed recovery and assess housing and service needs before final determinations. HUD must publish proposed CDBG‑DR rules within 6 months of enactment and final rules within 1 year.
Support for modular and manufactured homes
The law funds competitive grants to improve manufactured‑home communities, including infrastructure, home replacements, and resident services, with priority for low‑ and moderate‑income residents. HUD must review FHA construction financing and start rulemaking within 120 days after its report to make loan draw schedules work better for modular and manufactured builders. HUD may also fund a study to standardize module tracking with UCC coding.
Bigger cap, reports on community investments
The public‑welfare investment numeric limit in banking law rises from 15 to 20. The OCC and the Federal Reserve must report every two years, starting within two years, on the number and dollar amount of public‑welfare investments by purpose, type, size, and location.
Easier path to start new banks
If you apply to start a new federally regulated bank, the agency assigns a caseworker and offers a mentor list. Regulators must plan regular outreach, review application forms, and review capital‑raising rules. New qualifying community banks that become insured between Jan 1, 2026 and Dec 31, 2028 get two years to meet capital rules. In the first two years after insurance, a bank can request business‑plan changes; the agency must decide within 180 days or the change is approved. Agencies must also study flexible pilot approaches by Dec 31, 2031 and report within a year on why so few new banks formed.
Higher threshold for some bank exams
Two asset thresholds used for certain supervisory testing rise from $3 billion to $6 billion. This reduces compliance burden for some smaller institutions.
Mentors and studies for small, rural banks
Treasury must run a mentor‑protege program where large firms help small banks, minority depositories, and rural depositories build capacity. Agencies must also study how to grow rural banks and rural credit unions and report to Congress within one year.
HOME funds withheld for rule‑breakers
HUD can refuse to give reallocated HOME funds to a jurisdiction that failed to follow HOME requirements. Areas that are not in compliance can lose access to these extra funds.
New foreclosure rules for USDA multifamily
USDA Section 515 and 538 multifamily mortgages held by USDA now follow the Multifamily Mortgage Foreclosure Act procedures. This changes how foreclosures are carried out on those loans.
New path for chassis‑less manufactured homes
Manufactured homes may be built with or without a permanent chassis. HUD will set standards and a special label for chassis‑less homes. States must certify, within 1 year (2 years if the legislature meets biennially) and then yearly, that they treat chassis‑less homes on par with others for financing, title, taxes, installation, and more. If a State fails to submit the initial certification, it cannot allow manufacture, installation, or sale of these homes.
Faster disaster funds, stricter deadlines
Recipients can adopt an existing federal environmental review when the planned work matches it, allowing immediate fund release. Grantees must use funds within 6 years of obligation or the Secretary recaptures them, with limited retention for closeout and up to 10% for capacity and planning. The Secretary can extend deadlines up to 4 years (or 6 years for mitigation) with written justification to Congress.
Faster small HOME projects, fewer rules
Some HOME activities are now exempt from full NEPA review, including infill new construction, property acquisition, certain rehab, and new construction of 15 units or fewer. HUD must issue rules within 1 year to implement this and reduce duplicate reviews. Section 3 hiring rules do not apply to HOME‑assisted activities when the local recipient got under $3,000,000 last year and the project has 50 or fewer units.
New rules for housing agencies and vouchers
Selected Moving to Work agencies must ensure at least 75% of families served are very low‑income, focus on families with children and youth aging out of foster care, and use rent policies that support work. The Secretary can add up to 25 more high‑performing agencies to a new cohort. Cohort agencies may use up to 5% of Section 8 funds for other approved purposes, and HUD renews those funds with an inflation adjustment. PHAs under a receiver or monitor face stronger transparency: annual updates to HUD and Congress, public posting of contracts within 1 year, and Inspector General reviews within 180 days when requested.
Targeted waiver option for homelessness funds
For FY2027–FY2030 funds, grantees can ask HUD to waive a McKinney‑Vento spending limit. Requests need a needs case, a detailed plan, proof of public input, and consistency with the local Consolidated Plan. HUD must act within 60 days and must deny requests from jurisdictions that move people without offering shelter, rapid rehousing, or other specified options. Approved waivers last through the grant period unless revoked with notice and input.
Tighter limits on Moving to Work waivers
Only MTW waivers codified as of January 2025 are allowed for the new cohort, and safe harbor terms cannot be waived. Many listed waivers are forbidden; if certain waivers are granted, resident participation must be optional. If a PHA fails to comply, HUD must try to fix it and can remove and replace the PHA, with immediate notice to Congress. HUD may allow features like opt‑out savings accounts or reporting on‑time rent with resident consent.
Faster inspections for voucher rentals
Public housing agencies can pre-inspect units for first-time landlords. If the unit passes and a voucher lease is signed within 60 days, that inspection counts. Units that passed a LIHTC, HOME, or USDA Rural Housing inspection in the past 12 months can also count if the housing agency did the inspection or gets the results. In rural or small areas, HUD may allow careful video or remote inspections. This speeds listings and leasing for voucher families.
Mortgage forms flag VA loan options
Within 6 months, the loan application must ask about military service and say that a “Yes” may qualify you for a VA home loan. The FHA consumer notice must also include VA loan information, assuming current interest rates. Lenders are not required to verify VA eligibility to provide the notice.
Savings pilot protects HUD benefits
If you join the Escrow Expansion Pilot, any increase in your earned income while enrolled is not counted for HUD eligibility or benefit amounts. This helps you save without losing housing help while you are in the pilot.
Grants can favor Opportunity Zones
HUD can give extra weight to housing grant applications located in, or directly benefiting, Qualified Opportunity Zones. This can help projects in those zones win competitive HUD housing grants.
Grants for rural housing and jobs
The Rural Community Development Initiative awards grants up to $500,000 to help rural groups with housing, community facilities, and economic development. Grantees must provide a match equal to the grant, but USDA can waive the match for projects in persistently poor rural regions.
Higher asset recycling percentage
The law raises a program formula from 95% to 110% for asset recycling. Participating jurisdictions now use 110% in their HOME‑related calculations.
Monthly reports on FHA fund health
HUD must send Congress monthly reports on the Mutual Mortgage Insurance Fund’s required capital ratio and notify Congress quickly if the Fund falls below that level.
More public reporting on housing programs
The HUD Secretary must testify yearly to Congress on program operations, housing conditions, and oversight efforts. USDA’s Rural Housing Service must publish an annual report and sortable data on loans, properties, and risk ratings. These steps increase transparency on how housing programs work.
New housing studies and data sharing
GAO must deliver several housing studies within one year on workforce housing (80%–120% of area median income), seniors and people with disabilities, homes near Superfund sites, and heirs property. GAO must also report within 240 days on a public, searchable appraisal data file. Another GAO report reviews Rural Housing Service tech needs within a year. HUD, USDA, and VA must share housing market data and publish a joint report in 180 days, with a 30‑day public comment period. GAO will also check if lenders include the VA disclaimer on the standard loan application within 18 months.
No new funding authorized here
This law does not create new spending authority. Agencies must use existing funds or wait for separate appropriations to carry out its requirements.
Admin cap for rural preservation program
Administrative spending for the Housing Preservation and Revitalization Program is capped at $1,000,000 per year. This may limit overhead relative to project funds.
Regulatory Barriers Clearinghouse closed
The federal Regulatory Barriers Clearinghouse is repealed. States and localities lose that central resource for reducing housing barriers.
Easier USDA loan assumptions, fee cap
If an approved borrower assumes your USDA‑guaranteed loan after you transfer the property, you are released from the debt. Lenders can charge the assuming borrower a reasonable processing fee, but the Secretary sets the maximum and may index it for inflation.
Pilot: temperature sensors in assisted homes
HUD gives grants to install internet‑capable temperature sensors in some public and federally assisted rental homes. Your written permission is required to install a sensor in your unit. HUD must set privacy protections within 180 days, publish a 12‑month interim evaluation, and a final evaluation by 36 months after the pilot concludes. The pilot ends 3 years after enactment.
Appraisal registry fees can change
The Appraisal Subcommittee can raise or lower annual registry fees if its Council approves. Appraisal management companies and other registrants may see fee changes.
Higher standards for FHA appraisers
FHA appraisals must be done by appraisers licensed or certified in the property’s state, with a narrow federal‑employee exception. Appraisers must meet USPAP competency before accepting work. New FHA‑approved appraisers must show FHA‑specific training. HUD will issue guidance within 240 days and make it effective within 180 days after that. The national registry will also list state‑credentialed trainee appraisers.
New board meeting rules for credit unions
De novo federal credit unions must meet monthly for their first five years. Highly rated credit unions must meet at least six times a year, with one meeting each quarter. Lower‑rated credit unions must meet monthly. This replaces the prior one‑size‑fits‑all rule.
Sponsors & CoSponsors
Sponsor
Hill, J. French [R-AR-2]
AR • R
Cosponsors
Rep. Waters, Maxine [D-CA-43]
CA • D
Sponsored 12/11/2025
Rep. Flood, Mike [R-NE-1]
NE • R
Sponsored 12/11/2025
Rep. Cleaver, Emanuel [D-MO-5]
MO • D
Sponsored 12/11/2025
Rep. Green, Al [D-TX-9]
TX • D
Sponsored 12/15/2025
Rep. Sessions, Pete [R-TX-17]
TX • R
Sponsored 1/15/2026
Rep. Velázquez, Nydia M. [D-NY-7]
NY • D
Sponsored 1/15/2026
Rep. Rose, John W. [R-TN-6]
TN • R
Sponsored 1/15/2026
Rep. Sherman, Brad [D-CA-32]
CA • D
Sponsored 1/15/2026
Rep. Steil, Bryan [R-WI-1]
WI • R
Sponsored 1/15/2026
Rep. Scott, David [D-GA-13]
GA • D
Sponsored 1/15/2026
Rep. Stutzman, Marlin A. [R-IN-3]
IN • R
Sponsored 1/15/2026
Rep. Beatty, Joyce [D-OH-3]
OH • D
Sponsored 1/15/2026
Rep. Meuser, Daniel [R-PA-9]
PA • R
Sponsored 1/15/2026
Rep. Pressley, Ayanna [D-MA-7]
MA • D
Sponsored 1/15/2026
Rep. Kim, Young [R-CA-40]
CA • R
Sponsored 1/15/2026
Rep. Tlaib, Rashida [D-MI-12]
MI • D
Sponsored 1/15/2026
Rep. Garbarino, Andrew R. [R-NY-2]
NY • R
Sponsored 1/15/2026
Rep. Torres, Ritchie [D-NY-15]
NY • D
Sponsored 1/15/2026
Rep. Lawler, Michael [R-NY-17]
NY • R
Sponsored 1/15/2026
Rep. Garcia, Sylvia R. [D-TX-29]
TX • D
Sponsored 1/15/2026
Rep. De La Cruz, Monica [R-TX-15]
TX • R
Sponsored 1/15/2026
Rep. Pettersen, Brittany [D-CO-7]
CO • D
Sponsored 1/15/2026
Rep. Nunn, Zachary [R-IA-3]
IA • R
Sponsored 1/15/2026
Rep. Fields, Cleo [D-LA-6]
LA • D
Sponsored 1/15/2026
Rep. Salazar, Maria Elvira [R-FL-27]
FL • R
Sponsored 1/15/2026
Rep. Bynum, Janelle S. [D-OR-5]
OR • D
Sponsored 1/15/2026
Rep. Downing, Troy [R-MT-2]
MT • R
Sponsored 1/15/2026
Rep. Liccardo, Sam T. [D-CA-16]
CA • D
Sponsored 1/15/2026
Rep. Haridopolos, Mike [R-FL-8]
FL • R
Sponsored 1/15/2026
Rep. Moskowitz, Jared [D-FL-23]
FL • D
Sponsored 1/15/2026
Rep. Moore, Tim [R-NC-14]
NC • R
Sponsored 1/15/2026
Roll Call Votes
house vote • 6/23/2026
On Motion to Suspend the Rules and Concur in Senate Adt to House Adt to Senate Adt
Yes: 358 • No: 32
senate vote • 6/22/2026
On the Motion (Motion to Concur in the House Amendment to the Senate Amendment to H.R. 6644 with an Amendment (SA 5823))
Yes: 85 • No: 5
senate vote • 6/18/2026
On the Cloture Motion H.R. 6644
Yes: 84 • No: 8
senate vote • 6/16/2026
On the Motion to Proceed H.R. 6644
Yes: 87 • No: 8
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