HR6337119th CongressWALLET

ROAD to Housing Act of 2025

Sponsored By: Representative McClain

Introduced

Summary

Boost U.S. housing supply by pushing zoning reform, streamlining environmental review, and funding pilots that speed homebuilding and preserve affordable units. The bill pairs technical help and grant money with new rules to make it easier to build, repair, and finance more homes.

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  • Families and renters: Creates a Whole‑Home Repairs pilot that offers forgivable loans and grants for repairs and limits rent increases after repairs to 5% or inflation, whichever is lower, for at least 3 years. It also creates an Escrow Expansion Pilot to help up to 5,000 families save increases tied to earned income and limits enrollment to families at or below 80% of area median income.
  • Local governments and developers: Requires HUD guidance and model state zoning frameworks to reduce parking minimums, allow duplexes through quadplexes by‑right, speed permitting, and fund an Innovation Fund with $200.0 million per year for FY2027–2031 that awards $250,000–$10.0 million grants to jurisdictions showing measurable housing growth.
  • Homeowners, manufactured and rural housing: Advances manufactured and modular parity and raises FHA limits for manufactured homes, and modernizes USDA rural housing programs including stronger preservation tools and voucher adjustments for rural projects.

*No single overall federal budget impact is stated in the sources.*

Bill Overview

Analyzed Economic Effects

31 provisions identified: 17 benefits, 3 costs, 11 mixed.

Bigger rural repair loans available

If enacted, Section 504 repair loans for eligible low-income rural homeowners would be increased. The maximum loan would rise to $15,000 from $7,500. At least 60 percent of those loan funds would be reserved for very low-income applicants. These changes would take effect upon enactment.

New long-term disaster recovery fund

If enacted, the bill would create a Treasury Long-Term Disaster Recovery Fund for HUD to make CDBG disaster recovery grants. HUD must publish allocation methods within 30 days and decide if an area is 'catastrophic' within 90 days of a Presidential disaster declaration (or 120 days if data are lacking). HUD could award preliminary grants up to $5,000,000 for early recovery, and not less than 70% of a grant must benefit low- and moderate-income persons unless HUD documents a waiver. The bill also limits administrative use of grants, sets spending deadlines and recapture rules, and requires public reporting and a dashboard for oversight.

Manufactured and modular housing rules

If enacted, the federal definition of "manufactured home" would include homes with or without a permanent chassis. States must certify within one year (two years for biennial legislatures) that they treat such homes in parity, or manufacture, installation, or sale of certain post-enactment covered homes would be prohibited. The bill would fund grants to preserve and improve resident-owned manufactured housing communities for low- and moderate-income residents. The Secretary would also award a modular-home coding study grant and begin rulemaking to examine alternative construction loan draw schedules for modular and manufactured home builders.

New Moving to Work rules

If enacted, HUD would set new rules for a Moving to Work (MTW) demonstration cohort with limits on PHA size and a required selection distribution. Participating PHAs must ensure at least 75% of assisted families are very low-income and maintain comparable assistance levels and family-size mixes. HUD must report to Congress within 180 days and annually, limit certain waiver powers to a pre-2025 list, and create remediation steps for noncompliant PHAs. HUD may allow opt-out savings/escrow accounts and reporting of positive rental payments to consumer reporting agencies with resident consent.

CDBG tied to local housing growth

This bill would change Community Development Block Grant allocations based on a computed housing growth improvement rate. Recipients below the median improvement rate would have their usual allocation reduced by 10 percent. The sum of those decreases would be pooled and awarded as bonuses to eligible recipients at or above the median, divided by each recipient's share of housing units. HUD must implement this starting in the second full fiscal year after enactment and run it through fiscal year 2042.

Changes to USDA rural housing loans

If enacted, Section 502 loans that are refinanced or modified could have total loan terms up to 40 years from the refinance or modification date. The bill would authorize staffing and IT upgrades for the USDA Rural Housing Service for fiscal years 2026 through 2030, with FY2026 tech funds available for five years. USDA must report in 6 months on subsidy recapture under section 521. The bill would also apply multifamily foreclosure rules to certain RHS multifamily loans and create a program to preserve and renew rental assistance for rural multifamily properties.

Faster approvals for voucher tenants

If enacted, public housing agencies could rely on recent third-party income checks done for other federal programs when your income and family size have not changed. HUD would also allow some recent LIHTC, HOME, or Rural Housing Service inspections (within 12 months) to count as meeting HUD quality standards. HUD could permit remote inspections in rural areas and allow a landlord-requested prelease inspection to satisfy standards if a lease is signed within 60 days.

Grants and loans for home repairs

If enacted, HUD would start a pilot within one year to fund whole-home repairs. Homeowners with income at or below 80% of area median income or who meet certain program tests could get grants for repairs. Small landlords could get loans (which may be forgivable) but must follow loan terms that protect tenants, including accessibility rules, lease-extension offers, and capped rent increases (the lower of 5% of base rent or inflation) for at least three years after repairs. The pilot requires implementing organizations, limits administrative costs, and reuses repayments for new repairs.

Higher FHA caps for homeowners

This bill would raise several dollar caps for FHA financing. It would set $75,000 for repairs and improvements to one single-family structure (including manufactured homes). It would replace certain $60,000 and $12,000 amounts with $150,000 and $37,500. It would set manufactured-home purchase limits at $106,405 (single-section) and $195,322 (multi-section), and purchase-with-lot limits at $149,782 and $238,699. It would also replace a $23,226 figure with $43,377. These changes would take effect upon enactment.

Housing counseling for delinquent borrowers

If enacted, borrowers 30 days or more delinquent on covered mortgage loans would be offered housing counseling for foreclosure mitigation. Covered loans include FHA-insured loans, certain VA and USDA loans, and loans guaranteed under sections 184 and 184A. When statutory conditions are met, the Mutual Mortgage Insurance Fund may pay the fair market cost of counseling for eligible FHA delinquencies. HUD could deny renewal of counseling assistance to an organization after a performance review, but must give that organization at least 60 days' written notice and an opportunity for an informal conference.

Protect rental aid during foreclosure

If enacted, HUD would be required to maintain rental assistance payments attached to units when HUD manages or disposes of multifamily properties in foreclosure. HUD could also use rental assistance contracts to provide help to existing projects under related rural housing sections. This would protect tenants' rental subsidies during foreclosure and sale.

Better housing data and oversight

If enacted, HUD, USDA, and VA would set up an interagency agreement to share housing research and market data. HUD and USDA would form an advisory working group within 180 days that includes nonprofits, State housing agencies, builders, managers, public housing agencies, residents, and contract administrators. The Government Accountability Office must evaluate coordinated assessment systems under the Continuum of Care and report within one year. HUD must also issue Requests for Information on better data use and the potential role of artificial intelligence in housing programs.

CoC program timing and rules

This bill would change Continuum of Care (CoC) program rules to give grantees more flexibility. HUD could allow two-year funding notices subject to appropriations and set rules for replacing underperforming projects. The Secretary could permit pre-inspections, remote inspections in some areas, and expand allowable program income and arrears payments up to 6 months. HUD would also accept unified funding agency designations for up to two years and may renew them annually or biennially.

Grants to boost housing supply

If enacted, HUD would set up an Innovation Fund within one year to give competitive grants to places that increase housing supply. The fund is authorized at $200 million per year for fiscal years 2027 through 2031 (adjusted for inflation), and HUD would aim to make at least 25 grants each year of $250,000 to $10,000,000. HUD could also award pre-reviewed design grants to local governments and tribes to adopt pattern-book designs for buildings up to 25 units, with at least 10% of funds for rural applicants. For FY2027–2031, HUD could use up to $100 million of excess HOME funds in any year (when HOME exceeds $1.35 billion) for a Blighted Building to Housing Conversion pilot, awarding grants generally between $1 million and $10 million.

Stronger disaster recovery safeguards

This bill would add tighter financial controls, anti-fraud rules, and data sharing requirements for disaster recovery grants. HUD must prevent duplicate payments with FEMA or Army Corps funds, certify grantee controls before awards, and share data with FEMA and the SBA (with privacy safeguards). It would also require annual performance reviews and allow quicker release of funds when federal reviews can be adopted.

Higher FHA multifamily per-unit caps

If enacted, HUD would be authorized to do rulemaking to increase FHA multifamily loan limits. Any increases by rule could not make the per-family-unit loan exceed new statutory per-unit dollar caps, which vary by bedroom count and elevator type. HUD would still be able to revise exceptions for high-cost areas.

Transit grants reward pro-housing rules

This bill would let the Secretary add one point to a five-point project-justification score for transit projects if the applicant shows adopted state or local pro-housing policies near the route. HUD must be consulted when developing the evaluation process, and the Department must report which projects received the adjustment. The change gives a modest competitive edge to projects in places that remove housing barriers.

Higher ESG administrative cap

If enacted, the Emergency Solutions Grants administrative cost cap would rise from 7.5 percent to 10 percent. That would let ESG grant recipients use more of their grant for admin work and less for direct services like shelter or rapid rehousing.

FHA loan rules and ADU access

If enacted, HUD would choose a method within one year to index and set annual FHA dollar loan limits. Until that new method is chosen, the old indexing method would continue. The bill would let homeowners get FHA-guaranteed loans to build or add accessory dwelling units (ADUs) and allow rental income from ADUs on properties built before enactment to be used to qualify. The FHA Commissioner would study multifamily loan limits and report to Congress in 180 days, which could lead to future limit changes.

HOME program funding and rules

If enacted, HUD could recapture HOME funds reserved for community housing developers (CHDOs) that remain uninvested for 24 months and let participating jurisdictions use them for other HOME-eligible activities. HUD could also reduce future HOME payments to a jurisdiction by amounts not spent according to HOME rules. At the same time, the bill would raise the HOME administration cap from 10 percent to 15 percent, letting jurisdictions use a larger share for administration and less for direct housing activities.

Make RAD conversions permanent

This bill would remove the prior September 30, 2029 sunset for the Rental Assistance Demonstration so RAD authority continues beyond that date. HUD could adopt a mandatory tenant lease and management addendum for converted properties not covered by another program, and must publish an annual assessment of conversion impacts while preserving owner and tenant rights under current law.

MTW cohort funding and flexibility

This bill would require renewal funding for PHAs in a specified MTW cohort under the usual formula and have HUD replace prior MTW-flexible funds they spent, adjusted for inflation. It would also let those PHAs use up to 5 percent of Section 8 housing assistance payment receipts for other PHA purposes, subject to other rules. If enacted, this increases PHA stability but allows limited diversion of Section 8 money away from direct housing payments.

Faster environmental reviews for housing

If enacted, HUD could designate some HUD-funded projects as "special projects" for NEPA review and add Indian tribes to the relevant statute. HUD and USDA would make an MOU within 180 days to streamline environmental reviews and create a lead-agency process for joint projects. HUD must do administrative rulemaking to reclassify certain small "infill" and rehabilitation activities as exempt-equivalent or categorically excluded, subject to limits that protect environmental standards. The changes are meant to speed project reviews but take effect only after the required rulemaking.

Study health care and homelessness links

If enacted, HHS and HUD would ask the National Academies within 180 days to produce an evidence-based analysis on links between access to affordable health care and homelessness. The study would evaluate costs, possible savings from better coordination, and policy recommendations.

Federal coordination on manufactured homes

If enacted, HUD would be authorized to coordinate with other federal agencies so manufactured homes are treated consistently across federal programs using the amended definition of "manufactured home." This authority aims to align financing, insurance, and program rules, but it does not itself change specific eligibility or funding formulas.

Stronger housing counseling rules

This bill would require HUD-funded housing counseling to come from a geographically diverse set of providers serving urban and rural areas. HUD could do on-site reviews and must assess counselor performance. Counselors found not competent could face required training, probation, retesting, and possible suspension after two retest opportunities.

Eliminate regulatory barriers clearinghouse

This bill would abolish the Regulatory Barriers Clearinghouse and repeal the statutory provision that created it. Removing the clearinghouse ends a federal resource that helped identify regulatory barriers.

Appraisal registry fee authority grows

This bill would let the Appraisal Subcommittee, with Council approval, adjust fees charged to appraisal management companies and other registered entities to carry out its duties. The statute authorizes fee changes but does not set new dollar amounts.

New FHA appraiser rules

If enacted, appraisers doing FHA appraisals would need to be licensed or certified in the State where the property is located and meet professional competency rules. Appraisers would also need verifiable FHA-specific education unless already FHA-approved. HUD would add State-credentialed trainee appraisers to the national appraiser registry. HUD must publish guidance within about 240 days, with the guidance taking effect no later than 180 days after issuance.

Ban grants that cause job loss

If enacted, certain grants could not be used to help move a plant or facility if that move would likely cause significant job loss where the business left. There is an exception for businesses that left a disaster-declared area after the disaster. This restricts some relocation assistance while protecting local jobs.

Higher numeric benchmarks for banks

The bill would change two statutory numeric benchmarks from 15 to 20 in specified banking laws. This is a technical change in statute language and does not itself provide money or taxes to households.

Sponsors & CoSponsors

Sponsor

McClain

MI • R

Cosponsors

  • Himes

    CT • D

    Sponsored 12/1/2025

Roll Call Votes

No roll call votes available for this bill.

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