# 119-hr-9573: Housing Opportunities and Preservation Enhancement Act of 2026

119-hr-9573, Housing Opportunities and Preservation Enhancement Act of 2026, is a 119th Congress bill sponsored by Rep. Carey, Mike [R-OH-15] (R-OH); status introduced; PRIA reads it as touching household money (as of 2026-07-19).

- Canonical: https://policyrisk.com/legislation/119-hr-9573
- As of: 2026-07-19
- Plain-text twin of the page above; the HTML and this file carry the same facts.

## Facts
- Bill: 119-hr-9573
- Congress: 119
- Title: Housing Opportunities and Preservation Enhancement Act of 2026
- Status: introduced
- Introduced: 2026-07-02
- Sponsor: Rep. Carey, Mike [R-OH-15] (R-OH)
- Cosponsors: 0
- Policy area: Taxation
- Touches household money: yes
- Last recorded action: 2026-07-19

## Summary

**Tax incentives for preserving and rehabilitating affordable rental housing** would be added to the tax code to encourage long-term investment in units serving low- and moderate-income households. - Low- and moderate-income households: The bill targets preservation and rehabilitation of rental units that serve these households by tying tax benefits to rent restrictions and income-targeting rules. - Owners and developers: Rehabilitation spending must be certified by an independent attorney or certified public accountant and meet a threshold equal to the greater of 20% of the building's adjusted basis or $20,000 per residential unit, with that threshold inflation-adjusted after 2026. - Investors, partnerships, and financing: Qualified property gets a shorter 15-year depreciation recovery and basis at sale after not less than 10 years is set to fair market value. The bill also exempts qualified property from passive activity loss rules and the profit-motive test and changes how nonrecourse financing and at-risk rules apply.

## Provisions PRIA read

- Tax breaks for affordable landlords: benefit, high. If enacted, owners of qualified property would get several tax and financing advantages. Owners could use a 15-year depreciation life for qualifying buildings and for buildings that will become qualified within 24 months. Rental activity from qualified property would not be treated as passive, whic…
- Rules for qualifying rental buildings: mixed, medium. If enacted, the bill would add a new tax subchapter that defines which rental buildings can get special tax treatment. To qualify, at least 70% of units must be rent-restricted and occupied by households at or below 80% of area median income. Rehab spending in any 24-month period must meet the grea…

## Related bills

- 119-hr-3151: SHIPS for America Act of 2025
- 119-hr-4669: FEMA Act of 2025
- 119-hr-137: TCJA Permanency Act
- 119-hr-2725: Affordable Housing Credit Improvement Act of 2025
- 119-hr-7352: PASTEUR Act of 2026
- 119-hr-1163: Prove It Act

## Sources
- [119-hr-9573 on Congress.gov](https://www.congress.gov/bill/119th-congress/house-bill/9573)

## Related
- [119-hr-3151: SHIPS for America Act of 2025](https://policyrisk.com/legislation/119-hr-3151)
- [119-hr-4669: FEMA Act of 2025](https://policyrisk.com/legislation/119-hr-4669)
- [119-hr-137: TCJA Permanency Act](https://policyrisk.com/legislation/119-hr-137)
- [119-hr-2725: Affordable Housing Credit Improvement Act of 2025](https://policyrisk.com/legislation/119-hr-2725)
- [119-hr-7352: PASTEUR Act of 2026](https://policyrisk.com/legislation/119-hr-7352)
- [119-hr-1163: Prove It Act](https://policyrisk.com/legislation/119-hr-1163)
- [All bills in Congress](https://policyrisk.com/legislation)

Source: PRIA, https://policyrisk.com/legislation/119-hr-9573 (as of 2026-07-19).