DASH Act
Sponsored By: Representative Hoyle, Val T. [D-OR-4]
Introduced
Summary
Creates a national program to deliver rental vouchers to people experiencing homelessness and would expand tax incentives and grants to build and preserve affordable housing. It pairs vouchers and supportive services with new credits and funding to push more units into the market and reduce family and youth homelessness.
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- Families, children, and youth: Prioritizes unaccompanied homeless youth and families with children for vouchers and supportive services, with 250,000 vouchers targeted in FY2026 and 400,000 per year thereafter until needs are met.
- Public housing agencies and service providers: Requires PHAs to partner with child welfare and homeless continuums, use HMIS data, and hire service coordinators who can meet each household at least 30 minutes weekly; authorizes $300.0 million per year for FY2026–FY2031 for administrative fees and $500.0 million for capacity building in FY2026–FY2027.
- Developers, renters, and homebuyers: Creates a Middle‑Income Housing Credit, expands the Low‑Income Housing Tax Credit for buildings with on‑site supportive services, and adds a renters credit, a Neighborhood Homes owner‑occupied credit, plus a refundable first‑time homebuyer credit up to $15,000. It also funds modular construction pilots and zoning reform grants to speed housing production.
*Would increase federal spending by authorizing major new outlays, including roughly $10.0 billion per year for the Housing Trust Fund, $4.0 billion for zoning grants, $300.0 million per year for admin fees, $500.0 million for capacity building, and funding for hundreds of thousands of vouchers.*
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Bill Overview
Analyzed Economic Effects
11 provisions identified: 8 benefits, 0 costs, 3 mixed.
More vouchers and PHA support
If enacted, the bill would create a new Rental Vouchers for the Homeless program run by public housing agencies. It would start with 250,000 vouchers in FY2026 and 400,000 vouchers each year after until fewer are needed. PHAs would be required to provide or coordinate low‑barrier supportive services and assign a service coordinator so each voucher household gets at least 30 minutes per week. The bill would also fund PHA capacity building ($500 million for FY2026 and FY2027) and authorize $300 million per year for FY2026–FY2031 to cover administrative fees and service coordinators.
Homeowner tax relief changes
If enacted, the bill would let homeowners claim a deduction for a qualified loss on sale of a main home (capped at $100,000, $50,000 MFS) if owned and used 2 of the last 5 years, with a MAGI phase‑down above $200,000. It would permanently exclude qualified discharged principal residence debt from gross income for discharges after Dec 31, 2025. It would also repeal a statutory limitation on personal casualty loss deductions for tax years after Dec 31, 2025. Lastly, it would exclude State energy subsidies for eligible home energy improvements from taxable income for tax years after Dec 31, 2026.
Refundable first‑time homebuyer credit
If enacted, the bill would create a refundable credit equal to 20% of the purchase price of a principal residence, capped at $15,000, for first‑time homebuyers in taxable years after enactment. The credit would phase down if the purchase price is above 60% of the conforming loan limit and would shrink as your MAGI exceeds specified thresholds (generally $100,000, doubled for heads of household or joint filers). Buyers could elect to transfer the credit to an eligible mortgage originator at closing, subject to registration, verification, and recapture rules.
Big housing trust fund boost
If enacted, the bill would give the Housing Trust Fund $10 billion each year from FY2026 through FY2036 to buy land and build or rehab rental homes for very low‑ and extremely low‑income households. It would also authorize $65 million per year for FY2026–FY2031 for State administrative needs, with $15 million of that reserved each year for four U.S. territories. HUD must update the allocation formula to better target need within a year.
Grants to push pro‑housing zoning
If enacted, HUD would run a competitive grant program paying jurisdictions that adopt pro‑housing zoning and planning changes. The program would be funded at $4 billion per year for FY2026–FY2031 and would set minimum award sizes that grow with jurisdiction population. Jurisdictions using certain prohibitive zoning methods could become ineligible 180 days after enactment.
Neighborhood homes credit for buyers
If enacted, the Neighborhood Homes Credit would give credits to lower the cost of selling or repairing small homes in targeted census tracts. For affordable‑sale homes the credit would be the smallest of three tests (including up to 40% of eligible costs or a cap tied to national median new‑home price). For eligible owner‑occupied rehabs a separate credit could be up to $50,000 or 50% of certified rehab costs. Buyers must occupy the home and meet income and price rules (buyer income generally ≤140% of AMI). Sales within five years would usually trigger a sliding repayment of part of the gain, with hardship waivers allowed.
New renters credit and payments
If enacted, the bill would create a federal Renters Credit tied to State allocations and rental‑reduction agreements. Eligible tenants would be very low income (the greater of 30% of AMGI or the poverty line) and a building's certified units would be capped at the greater of 40% or 25 units. The Secretary would pay partnerships or S corporations that directly own qualified buildings an amount equal to the credit for taxable years after Dec 31, 2025, and States must create a reserve to smooth payments; taxpayers receiving allocations must transfer amounts to the reserve equal to any shortfall.
New housing tax rules for developers
If enacted, the bill would create a new middle‑income housing tax credit and set rules for allocating and monitoring housing credits. It would change State housing credit formulas and set new set‑asides (an added rural 5% augmentation, a nonprofit middle‑income set‑aside, and an extremely low‑income reserve with a basis boost). The bill would expand Difficult Development Area treatment for some rural and Indian areas, change valuation and end the qualified contract option for some properties, and clarify tenant purchase option price rules. Many rules apply to buildings placed in service after December 31, 2025.
Permanent homeless education funding
If enacted, the bill would make the McKinney‑Vento homeless education appropriations permanently authorized, saying Congress may appropriate 'such sums as may be necessary' each year. The change would take effect on enactment but does not itself set a dollar amount.
Study on converting empty offices
If enacted, Treasury, HUD, USDA rural development, and OMB would produce a cost‑benefit study within six months. The study would analyze tax incentive designs for owners who sell vacant commercial buildings to public agencies for conversion to affordable housing, including nonrecognition of capital gains and estimated federal costs and benefits.
Modular housing pilot grants
If enacted, HUD would fund a pilot for modular affordable housing projects. Projects must keep units affordable for more than 20 years and the federal share would be capped at 75 percent of project cost. The pilot would be authorized at $2 million per year for FY2026–FY2031.
Sponsors & CoSponsors
Sponsor
Hoyle, Val T. [D-OR-4]
OR • D
Cosponsors
Rep. Carbajal, Salud O. [D-CA-24]
CA • D
Sponsored 6/11/2026
Del. Norton, Eleanor Holmes [D-DC-At Large]
DC • D
Sponsored 6/25/2026
Rep. García, Jesús G. "Chuy" [D-IL-4]
IL • D
Sponsored 6/25/2026
Rep. Balint, Becca [D-VT-At Large]
VT • D
Sponsored 7/2/2026
Rep. Salinas, Andrea [D-OR-6]
OR • D
Sponsored 7/13/2026
Rep. Thanedar, Shri [D-MI-13]
MI • D
Sponsored 7/15/2026
Rep. Randall, Emily [D-WA-6]
WA • D
Sponsored 8/10/2026
Rep. Watson Coleman, Bonnie [D-NJ-12]
NJ • D
Sponsored 8/20/2026
Roll Call Votes
No roll call votes available for this bill.
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