Department of Housing & Urban Development (HUD)

The Department of Housing and Urban Development (HUD) — established by the Department of Housing and Urban Development Act of 1965 (codified at 42 U.S.C. §§ 3531–3546) as a centerpiece of President Johnson's Great Society — is the Cabinet-level federal agency responsible for national housing policy, enforcement of fair housing laws, and community development. For HUD's flagship civil rights enforcement authority, see Fair Housing Act. For the FHA mortgage insurance programs HUD administers, see FHA loan terms. HUD administers a ~$73 billion annual budget (FY2024) supporting programs that touch every aspect of the U.S. housing market: the Federal Housing Administration (FHA), which has insured over 50 million mortgages since 1934; Ginnie Mae, which guarantees mortgage-backed securities backed by a $2.4 trillion portfolio of government-insured loans; the public housing and Section 8 voucher programs serving roughly 5 million households; the Community Development Block Grant (CDBG) and HOME Investment Partnerships programs distributing over $5 billion annually to states and localities; and the Fair Housing Act enforcement apparatus through the Office of Fair Housing and Equal Opportunity (FHEO). HUD also regulates manufactured housing construction and safety, administers the National Flood Insurance Program (NFIP) through FEMA, and distributes competitive grants for homeless assistance through the Continuum of Care program under the McKinney-Vento Act. The Secretary of HUD holds the sixth position in the Presidential line of succession and chairs the federal interagency Affordable Housing Coordinating Council.

Current Law (2026)

Legal Authority

• 42 U.S.C. § 3531 — Congressional declaration of purpose: recognize the importance of housing and urban development to the general welfare; create a department to give leadership to the resolution of housing and community development problems
• 42 U.S.C. § 3532 — Establishment of Department of Housing and Urban Development; Secretary as head; principal executive department status
• 42 U.S.C. § 3533 — Secretary of HUD: appointment (by President with Senate confirmation), authority to exercise all functions of the department; delegate authority to officers and employees; succession; compensation
• 42 U.S.C. § 3534 — Deputy Secretary of HUD: appointment, functions, succession
• 42 U.S.C. § 3535 — Assistant Secretaries (six): appointment, compensation; headquarters and field office authority
• 42 U.S.C. § 3536 — Annual report to Congress on HUD activities and housing programs
• 42 U.S.C. § 3537 — Contracts for research and development; authority to enter into agreements with public and private organizations; contract preference for small businesses and minority-owned firms
• 42 U.S.C. § 3537a — Prohibition on use of appropriations for certain noncompliant loans: no HUD funds for mortgage assistance if lender has discriminated in violation of the Equal Credit Opportunity Act or fair housing laws
• 42 U.S.C. § 3537b — Prohibition of advance disclosure of funding decisions: anti-corruption provision prohibiting premature disclosure of grant and loan decisions
• 42 U.S.C. § 3543 — Investigations; subpoenas; compliance assistance; civil penalties for non-cooperation with HUD investigations
• 42 U.S.C. § 3545 — HUD accountability and self-sufficiency grants: competitive grants for programs connecting HUD-assisted households to employment and economic opportunity
• 42 U.S.C. § 3546 — Definition of "unit of general local government" for purposes of HUD grant programs: includes cities, counties, parishes, townships, Indian tribes

Principal Program Offices

Federal Housing Administration (FHA) The nation's mortgage insurer of last resort, insuring loans for first-time buyers, low-to-moderate-income households, and borrowers who cannot qualify for conventional financing. FHA insurance covers lenders against default, enabling 3.5% down payment mortgages for borrowers with credit scores as low as 580. FHA has insured over 50 million mortgages since 1934 and currently has a portfolio of approximately $1.5 trillion. FHA also insures multifamily rental housing mortgages (Section 221(d)(4), Section 223(f)), hospital mortgages, nursing home loans, and manufactured housing loans (Title I and Title II). The FHA Commissioner serves as Assistant Secretary for Housing. See: home-investment-partnerships.

Ginnie Mae (Government National Mortgage Association) A government corporation within HUD that guarantees mortgage-backed securities (MBS) backed by pools of FHA, VA, USDA Rural Development, and PIH Section 184 Indian Home Loan Guarantee mortgages. Ginnie Mae does not originate loans or purchase mortgages — it guarantees that investors in its MBS will receive timely payment of principal and interest, even if the underlying borrowers default. This guarantee enables lenders to securitize government-insured mortgages and access capital markets, keeping mortgage rates lower for FHA/VA borrowers. Ginnie Mae's outstanding guarantee portfolio is approximately $2.4 trillion — the largest single issuer of MBS in the world.

Office of Public and Indian Housing (PIH) Administers the Public Housing program (~900,000 units operated by ~3,000 Public Housing Authorities), the Housing Choice Voucher program (Section 8, ~2.3 million vouchers), Project-Based Voucher programs, and housing programs for Native American and Alaska Native communities (NAHASDA — Indian Housing Block Grants, Indian Community Development Block Grants). PIH also oversees the Moving to Work (MTW) demonstration program, which gives participating PHAs flexibility in administering HUD programs. See: public-housing-programs, section-8-housing-vouchers, native-american-housing-nahasda.

Office of Community Planning and Development (CPD) Distributes formula and competitive grants for housing and community development to states, cities, and counties. Major CPD programs: Community Development Block Grant (CDBG) ($3.3B/year to 1,200+ grantees for broad community development); HOME Investment Partnerships ($1.35B/year for affordable housing production and rehabilitation); Emergency Solutions Grants (ESG) for homeless services; HOPWA (Housing Opportunities for Persons with AIDS); Choice Neighborhoods Initiative (competitive grants to transform severely distressed public housing); and Continuum of Care grants for homeless assistance networks. See: community-development-block-grants, home-investment-partnerships, hopwa-aids-housing, mckinney-vento-homelessness.

Office of Fair Housing and Equal Opportunity (FHEO) Enforces the Fair Housing Act (42 U.S.C. §§ 3601–3631), which prohibits discrimination in housing transactions based on race, color, national origin, religion, sex, familial status, and disability. FHEO processes approximately 7,000–9,000 complaints per year, investigates potential violations, issues charges of discrimination, and refers cases to DOJ for civil enforcement. FHEO also enforces Section 504 of the Rehabilitation Act (accessibility in HUD-funded programs), Section 109 of the Housing and Community Development Act (nondiscrimination in CDBG), and the ADA. See: fair-housing-act.

Office of Manufactured Housing Programs (OMHP) Administers the Manufactured Home Construction and Safety Standards Act (42 U.S.C. §§ 5401–5426), setting and enforcing the HUD Code for manufactured homes. Oversees State Administrative Agencies (38 states), issues HUD certification labels, operates the dispute resolution program, and manages the Manufactured Housing Consensus Committee (MHCC). See: manufactured-housing-hud-standards.

Office of Lead Hazard Control and Healthy Homes (OLHCHH) Administers grants to states and localities for lead-based paint hazard reduction in pre-1978 housing. Also funds programs addressing other housing health hazards (mold, radon, carbon monoxide, pesticides). Enforces lead paint disclosure requirements in housing sales and rentals. See: lead-paint-hazard-reduction.

Key Numbers

• 50 million: Mortgages insured by FHA since its creation in 1934
• $1.5 trillion: FHA single-family and multifamily insurance portfolio (outstanding)
• $2.4 trillion: Ginnie Mae MBS guarantee portfolio
• 5 million: Households receiving HUD rental assistance (public housing + vouchers + project-based)
• 1,200+: CDBG entitlement communities and states receiving annual formula grants
• 3.5%: Minimum down payment for FHA-insured single-family mortgages
• 580: Minimum credit score for standard FHA loan terms (500-579 requires 10% down)
• $73 billion: HUD FY2024 budget authority
• 1965: Year HUD was established as a Cabinet department (Pub. L. 89-174)
• ~7,200: Current federal employees (post-DOGE reduction from ~8,300)

How It Affects You

If you're a homebuyer: FHA mortgage insurance is likely relevant if you're a first-time buyer with limited savings or a credit score below 720. FHA loans require only 3.5% down and accept lower credit scores than conventional loans, at the cost of mortgage insurance premiums (1.75% upfront + 0.55–1.05% annually). FHA loan limits vary by county and are updated annually. The FHA limit for a single-family home in high-cost areas can exceed $1 million; standard limits are lower. Ginnie Mae guarantees affect the secondary market liquidity that keeps FHA/VA mortgage rates competitive.

If you rent in subsidized housing or receive a housing voucher: PIH programs govern your rights and your housing authority's obligations. Public housing residents have tenancy rights under lease terms set by HUD regulations. Section 8 voucher holders can use vouchers in any jurisdiction that has participating landlords; HUD's Payment Standards (set as a percentage of Area Median Rent) determine the maximum rent subsidy. Moving to Work PHAs may have modified rules. Fair housing law protects you from discrimination regardless of subsidy status in most states.

If you're a local government, nonprofit developer, or community development organization: CDBG, HOME, ESG, and Continuum of Care grants are your primary federal community development funding streams. CDBG requires that 70% of funds benefit low-and-moderate-income persons and prohibits supplanting local funds. HOME requires matching contributions (25 cents per federal dollar) and has income targeting requirements. Competitive grants like Choice Neighborhoods and HOPE VI for public housing revitalization require significant local match and planning capacity.

If you're a landlord or property owner: Fair Housing Act enforcement by FHEO governs your advertising, screening criteria, accommodation of disabilities, and treatment of families with children. HUD's disparate impact rule applies even to neutral policies that have discriminatory effects. Landlords participating in Section 8/HCV must comply with HUD Housing Quality Standards inspections and Payment Standard limits. Lead paint disclosure rules (42 U.S.C. § 4852d) require disclosure of known lead hazards in pre-1978 housing before sale or lease.

State and Local Variations

HUD programs interact with state and local government in complex ways:

• CDBG entitlement communities are cities over 50,000 population and urban counties over 200,000 — they receive formula grants directly from HUD; smaller communities receive grants through state CDBG programs
• State housing finance agencies (HFAs) administer HOME, Low Income Housing Tax Credit programs, and other housing finance programs; they are not HUD agencies but work closely with HUD
• Public Housing Authorities (PHAs) are local government entities created under state law; they receive HUD funds and operate under HUD regulations but are not federal agencies
• Fair housing enforcement: HUD's FHEO handles federal Fair Housing Act complaints; many states have substantially equivalent fair housing laws with state-level enforcement agencies

Pending Legislation (119th Congress)

• Housing supply reform: Multiple bills to address housing shortage through zoning reform, permitting streamlining, and increased federal investment; overlap with HUD community development programs
• Voucher reform: Section 8 voucher waiting lists in many cities exceed 10 years; proposals to expand voucher funding and convert public housing to vouchers
• FHA premium reduction: Recurring proposals to reduce FHA annual mortgage insurance premiums (currently 0.55% for most loans) to increase homeownership access
• Public housing capital: $70 billion estimated capital repair backlog in public housing; RENTAL Act and similar bills propose funding; Rental Assistance Demonstration (RAD) allows conversion to project-based Section 8

Recent Developments

Secretary Scott Turner, appointed by President Trump in 2025, brought a focus on deregulation, opportunity zones, and reducing federal involvement in local zoning decisions — a significant shift from the Biden administration's emphasis on fair housing enforcement and affirmatively furthering fair housing (AFFH) requirements. The Trump administration suspended the AFFH rule that required HUD grantees to analyze fair housing barriers and take corrective action — a rule that had itself been suspended and reinstated through multiple administrations.

DOGE-driven staffing reductions at HUD affected primarily headquarters staff in fair housing enforcement, community planning, and policy development. Field offices and program administration for rental assistance programs were largely maintained, as disrupting voucher payments to 5 million households would have immediate political consequences.

The FHA insurance fund maintained strong financial health through 2024–2025, with the Mutual Mortgage Insurance Fund capital ratio well above the statutory 2% minimum — providing political cushion against pressure to reduce mortgage insurance premiums. Ginnie Mae saw elevated issuer stress as rising interest rates compressed margins for smaller non-bank servicers, leading HUD/Ginnie Mae to increase oversight of servicer financial capacity.

The manufactured housing sector became a significant affordable housing policy focus, with HUD increasing attention to OMHP standards and the intersection of zoning exclusion with the housing affordability crisis. Multiple HUD Notices of Proposed Rulemaking on manufactured housing financing and installation were in process as of 2026.

In January 2026, HUD Secretary Scott Turner traveled to Petersburg, Virginia, to announce $4.4 million in Healthy Homes competitive grant funding for lead hazard reduction, alongside a commitment of local HUD technical assistance, as part of the interagency "Make Petersburg Healthy Again" initiative. The effort is a joint federal-state partnership with the Department of Health and Human Services (HHS) and Virginia Governor Glenn Youngkin, targeting chronic disease, environmental health hazards, and housing safety in one of Virginia's most medically underserved cities, where approximately one in five homes is estimated to have significant lead-based paint hazards. The initiative also highlights HUD's use of Opportunity Zones—three of which exist in Petersburg—created under the Tax Cuts and Jobs Act of 2017 and made permanent by the Working Families Tax Cuts legislation of 2025. HUD Press Release, Jan. 13, 2026

FHA's FY2025 Annual Report, released January 2, 2026, showed the Mutual Mortgage Insurance (MMI) Fund capital ratio at 11.47 percent as of September 30, 2025—more than five times the Congressionally mandated 2 percent minimum—with total MMI Fund capital of $188.9 billion, a $16.1 billion increase from FY2024. FHA insured mortgages supporting more than 876,000 homebuyers in FY2025, with first-time homebuyers accounting for more than 83 percent of FHA forward purchase endorsements. The active single-family forward mortgage portfolio stood at 8.1 million loans with an unpaid principal balance exceeding $1.6 trillion, while the HECM reverse mortgage portfolio carried a capital ratio of 24.06 percent. The forward mortgage portfolio's standalone capital ratio rose slightly to 10.95 percent, a 0.07 percentage point increase from FY2024. (HUD Press Release, Jan. 2, 2026)

On December 19, 2025, the U.S. Senate confirmed Joseph Gormley as President of Ginnie Mae. Gormley had previously served as Ginnie Mae's Executive Vice President and Chief Operating Officer since April 2025, and earlier held senior HUD roles including Deputy Assistant Secretary for Single Family Housing at FHA and Chief of Staff to the Deputy Secretary. As President, Gormley leads Ginnie Mae's mission to connect the U.S. housing market with global capital markets and provide low-cost financing for federal housing programs serving first-time, low-to-moderate-income, rural, tribal, and veteran borrowers. (HUD Press Release, Dec. 19, 2025)

The U.S. Senate confirmed Frank Cassidy as Assistant Secretary for Housing and Federal Housing Commissioner, the position that also serves as FHA Commissioner. Cassidy had joined HUD in April 2025 as Principal Deputy Assistant Secretary for Housing and FHA, where he worked on streamlining processes and strengthening risk management. In his confirmed role, Cassidy leads HUD's Office of Housing and oversees FHA's Single Family, Multifamily, and Healthcare mortgage insurance programs, which together support a $1.9 trillion portfolio. Prior to joining HUD, Cassidy spent more than 15 years in commercial mortgage banking, originating FHA, Fannie Mae, Freddie Mac, and other financing across multifamily, senior housing, and healthcare sectors. (HUD Press Release)

On December 11, 2025, HUD's Office of Fair Housing and Equal Opportunity (FHEO) notified the City of Boston that it had initiated a Fair Housing Act and Title VI investigation into the city's housing practices, which HUD characterized as race-based preferences embedded in DEI-oriented housing policies. HUD's letter cited Boston's "Housing Strategy 2025" goal of directing at least 65% of city-assisted homebuying opportunities to BIPOC households, and a Fair Housing Assessment commitment to target homebuyer outreach specifically at Black and Latinx families, as examples of alleged racial preferences prohibited under federal civil rights law. Secretary Scott Turner stated that HUD believes the city used HUD grant assistance in violation of its legal obligations prohibiting race-based preferences. The investigation represents a significant use of FHEO's enforcement authority directed at a grantee's affirmative housing equity programs, reflecting the Turner HUD's broader shift away from affirmatively furthering fair housing frameworks toward enforcement against race-conscious local policies. (HUD Press Release, Dec. 11, 2025)

On December 11, 2025, HUD released its "Worst Case Housing Needs 2025" report, which attributed a significant share of recent rental cost increases to growth in the foreign-born population between 2021 and 2024. The report claimed that in states such as California and New York, foreign-born population growth accounted for 100 percent of rental price increases during that period, and that nationwide the foreign-born population represented two-thirds of rental demand growth. In conjunction with the report, HUD announced several administrative actions aimed at restricting access to HUD-assisted housing programs by undocumented immigrants, including a legal status audit in public housing, restrictions on government-backed mortgages, and a partnership with DHS Secretary Kristi Noem. (HUD Press Release, Dec. 11, 2025)

On November 26, 2025, HUD Secretary Scott Turner announced federal disaster assistance for North Carolina residents affected by Tropical Depression Chantal (July 6–7, 2025), following President Trump's major disaster declaration for the state on September 12, 2025. HUD activated a 90-day foreclosure moratorium on FHA-insured mortgages and Section 184 Indian Home Loan Guarantee mortgages, automatic 90-day extensions for Home Equity Conversion Mortgages, and 100% financing through the Section 203(h) program for homeowners whose properties were destroyed or severely damaged. HUD also made Section 203(k) rehabilitation loans available and granted administrative flexibility to CDBG, HOME, ESG, CoC, HOPWA, and Housing Trust Fund grantees, as well as Public Housing Agencies and tribal housing entities operating within the presidentially declared disaster area. HUD Press Release, Nov. 26, 2025

On November 25, 2025, HUD Secretary Scott Turner announced the launch of a crime tip hotline (1-800-347-3735 / HUDOIG.gov/hotline) for residents to report criminal activity in HUD-funded housing, with initial priority given to properties in Memphis and Washington, D.C., in alignment with the Memphis Safe Task Force and D.C. Safe and Beautiful Task Force established by President Trump. The hotline is part of a cross-agency coordination effort involving HUD, DOJ, FBI, and the U.S. Marshals Service, and is framed as an extension of broader Trump administration public safety executive orders. The announcement also referenced HUD's revised FHA residency requirements and a memorandum of understanding with DHS Secretary Kristi Noem aimed at restricting HUD program access for undocumented immigrants. (HUD Press Release, Nov. 25, 2025)