# 119-s-2651: ROAD to Housing Act of 2025 119-s-2651, ROAD to Housing Act of 2025, is a 119th Congress bill sponsored by Sen. Scott, Tim [R-SC] (R-SC); status in_committee; PRIA reads it as touching household money (as of 2026-04-21). - Canonical: https://policyrisk.com/legislation/119-s-2651 - As of: 2026-04-21 - Plain-text twin of the page above; the HTML and this file carry the same facts. ## Facts - Bill: 119-s-2651 - Congress: 119 - Title: ROAD to Housing Act of 2025 - Status: in_committee - Introduced: 2025-08-01 - Sponsor: Sen. Scott, Tim [R-SC] (R-SC) - Cosponsors: 0 - Policy area: Housing and Community Development - Touches household money: yes - Last recorded action: 2026-04-21 ## Summary **Modernize and expand affordable housing supply and repairs.** This multi‑title package funds whole‑home repairs and landlord forgivable loans, speeds environmental reviews to build more housing, reforms manufactured and modular housing rules, and creates a dedicated disaster recovery fund and innovation grants to boost production and resilience. - Families and renters: Creates a whole‑home repairs pilot with homeowner grants and landlord forgivable loans to preserve affordable units, and an Escrow Expansion pilot enrolling up to 5,000 covered families to help households save from earned‑income gains. - Homebuilders, manufacturers, and developers: Lowers barriers for manufactured and modular homes, funds pre‑reviewed design grants, and offers competitive Innovation Fund awards from $250,000 to $10.0 million; the Fund is authorized at $200.0 million per year for FY2027–FY2031. - Disaster‑impacted and rural communities: Establishes a Long‑Term CDBG Disaster Recovery Fund with preliminary emergency funding up to $5 million per event and allows up to an 18% mitigation add‑on to unmet needs; rural housing measures strengthen USDA programs and voucher continuity. *Authorizes new federal spending across multiple programs, including $200.0 million per year for the Innovation Fund and conditional grants up to $100.0 million, increasing federal outlays.* ## Provisions PRIA read - Higher FHA loan limits and study: benefit, high. If enacted, the bill would raise many FHA dollar limits and explicitly allow FHA loans to build accessory dwelling units. It sets specific new loan caps for repairs, manufactured home purchases, and related uses and requires the FHA Secretary to pick an annual indexing method within one year. The F… - Repair grants and foreclosure help: benefit, high. If enacted, HUD would create a Whole‑Home Repairs pilot within one year to give grants to eligible homeowners and loans to small landlords. Landlord loans may be forgivable after up to 3 years and must include tenant protections and rent caps (5% or inflation, whichever is lower) for at least 3 yea… - HOME funding and land‑trust tools: benefit, medium. If enacted, the bill would reauthorize HOME and let local jurisdictions use up to 15% of HOME funds for administration and remove a statutory commitment deadline. Localities could use resale price formulas or recapture rules to keep HOME homes affordable and HUD would define and allow community lan… - Manufactured and modular housing reforms: benefit, medium. If enacted, the federal definition of a manufactured home would allow homes with or without a permanent chassis. HUD would make competitive grants for resident‑focused manufactured housing communities and require States to certify parity rules for homes without a chassis. HUD must review FHA constr… - More rural housing and loan help: benefit, medium. If enacted, USDA would raise the Section 504 minor improvement loan cap to $15,000 and reserve at least 60% of loan funds for very low-income applicants. Section 515 projects could transfer to nonprofits or public bodies to help preserve rural rental housing. Certain USDA-financed multifamily prope… - Rural housing preservation and loans: benefit, medium. If enacted, the bill would create a Housing Preservation and Revitalization program and let the Secretary restructure loans and renew rental assistance for rural multifamily projects. It would allow rural housing vouchers for many households whose properties were prepaid, foreclosed, or matured aft… - Long-term disaster recovery fund: benefit, medium. If enacted, the bill would create a Long-Term Disaster Recovery Fund at Treasury for HUD CDBG-DR grants. The Secretary would publish allocation rules within 30 days and decide catastrophic status within 90 days (120 if more data needed). Grantees must use funds within six years, and at least 70% of… - Grants and rules to speed housing: benefit, medium. If enacted, HUD would create an Innovation Fund and must award not fewer than 25 grants per year, with $200 million authorized per year for FY2027–FY2031. HUD would also fund grants to adopt pre‑reviewed building designs and publish model zoning guidance within three years to reduce permitting barr… - Homeless and voucher program changes: benefit, medium. If enacted, HUD would let Continuums of Care request limited waivers of a spending cap for 2026–2029 if they show local need and public input. HUD must evaluate and update coordinated assessment and HMIS guidance and the GAO must study coordinated entry within one year. The bill creates an Escrow E… - Housing studies and data reports: benefit, low. If enacted, HUD, USDA, and VA would sign an MOU and send a joint report to Congress within 180 days listing laws that hurt housing availability. The GAO would study a public appraisal database and report in 240 days. GAO would also study VA form disclaimer compliance within 18 months. HUD must stud… - Stronger appraisal rights and small mortgages: mixed, medium. If enacted, you could ask your lender once to reconsider an appraisal before closing or within 60 days. Lenders must order a new appraisal at their expense when serious problems or discrimination are found. HUD would require FHA appraisers to be state-licensed and take FHA training. The CFPB must s… - Make RAD permanent: mixed, medium. If enacted, the Rental Assistance Demonstration (RAD) would be made permanent instead of ending in 2029. HUD must publish annual findings on conversions and may require fixes or impose civil money penalties for material violations. The bill preserves existing tenant and owner rights. - More flexibility for homeless programs: mixed, medium. If enacted, HUD would let some federal inspections count for Section 8 and allow remote or early inspections to speed leasing. Homeless program grantees could pre-inspect units up to 60 days before leasing. CoC rules would allow up to 15‑year award terms, permit up to six months of arrears payments… - Faster approvals and growth incentives: mixed, medium. If enacted, HUD would expand NEPA categorical exclusions and treat many small housing projects as exempt to speed reviews. Transportation projects can get a one‑point score boost if areas along the route have pro-housing policies. HUD would change CDBG Section 106 grants by housing growth rates: pl… - Protect and finance affordable housing: mixed, medium. If enacted, HUD would require on-site HOME inspections and publish results. HUD could remove jurisdictions from HOME reallocations for noncompliance. The bill would allow a foreclosure or transfer-in-lieu to count when it preserves affordability for small rental buildings. HUD may raise FHA multifa… - Small‑owner tenant selection changes: mixed, low. If enacted, certain owners that meet a "small‑scale housing" test could opt out of some HUD tenant‑selection rules. That would give qualifying owners more tenant choice, while some renters at those properties could lose those specific protections. - Stronger oversight for housing counselors: mixed, low. If enacted, HUD could deny renewal of housing counseling assistance based on a performance review, but must give at least 60 days notice and allow an informal conference. NeighborWorks would be added to certain federal audit rules and must have annual independent audits. The bill would authorize OI… - Raise bank numeric threshold to 20: mixed, low. If enacted, the bill would change two statutory sentences by replacing the number '15' with '20' in the cited laws. This raises a numeric threshold used in those sections and alters which entities are covered by the rules. ## Related bills - 119-s-1541: SHIPS for America Act of 2025 - 119-s-2142: GOLDEN DOME Act of 2025 - 119-s-5616: ADAPT Act - 119-s-5252: BLADE Act - 119-s-292: Educational Choice for Children Act of 2025 - 119-s-487: CHOICE Act ## Sources - [119-s-2651 on Congress.gov](https://www.congress.gov/bill/119th-congress/senate-bill/2651) ## Related - [119-s-1541: SHIPS for America Act of 2025](https://policyrisk.com/legislation/119-s-1541) - [119-s-2142: GOLDEN DOME Act of 2025](https://policyrisk.com/legislation/119-s-2142) - [119-s-5616: ADAPT Act](https://policyrisk.com/legislation/119-s-5616) - [119-s-5252: BLADE Act](https://policyrisk.com/legislation/119-s-5252) - [119-s-292: Educational Choice for Children Act of 2025](https://policyrisk.com/legislation/119-s-292) - [119-s-487: CHOICE Act](https://policyrisk.com/legislation/119-s-487) - [All bills in Congress](https://policyrisk.com/legislation) Source: PRIA, https://policyrisk.com/legislation/119-s-2651 (as of 2026-04-21).