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119 HR 6644 IH: Housing for the 21st Century Act 
 U.S. House of Representatives 
 2025-12-11 
 text/xml 
 EN 
 Pursuant to Title 17 Section 105 of the United States Code, this file is not subject to copyright protection and is in the public domain. 
 
 
 
 I 119th CONGRESS 1st Session H. R. 6644 IN THE HOUSE OF REPRESENTATIVES December 11, 2025 Mr. Hill of Arkansas (for himself, Ms. Waters , Mr. Flood , and Mr. Cleaver ) introduced the following bill; which was referred to the Committee on Financial Services , and in addition to the Committee on Veterans' Affairs , for a period to be subsequently determined by the Speaker, in each case for consideration of such provisions as fall within the jurisdiction of the committee concerned A BILL A bill to increase the supply of housing in America, and for other purposes. 1. Short title; table of contents (a) Short title This Act may be cited as the Housing for the 21st Century Act . (b) Table of contents The table of contents for this Act is as follows: Sec. 1. Short title; table of contents. Title I—Building Smarter for the 21st Century Sec. 101. Housing Supply Frameworks. Sec. 102. Accelerating home building grant program. Sec. 103. Federal guidelines for point-access block buildings. Sec. 104. Unlocking Housing Supply Through Streamlined and Modernized Reviews. Sec. 105. Federal Housing Agency Application of Environmental Reviews. Sec. 106. Multifamily loan limits. Sec. 107. GAO studies. Title II—Modernizing Local Development and Rural Housing Programs Sec. 201. HOME Reform. Sec. 202. Community Development Fund Amendments. Sec. 203. Planning and implementation grants for affordable housing. Sec. 204. Rural housing service program improvements. Sec. 205. Choice in Affordable Housing. Title III—Expanding Manufactured and Affordable Housing Finance Opportunities Sec. 301. Manufactured Housing Innovations. Sec. 302. FHA small-dollar mortgages study. Title IV—Protecting Borrowers and Assisted Families Sec. 401. Exclusion of certain disability benefits. Sec. 402. Military service question. Sec. 403. HUD–USDA–VA Interagency Coordination. Sec. 404. Family self-sufficiency escrow expansion pilot program. Sec. 405. Reforms to housing counseling and financial literacy programs. Sec. 406. Establishment of eviction helpline. Sec. 407. Temperature Sensor Pilot Program. Sec. 408. GAO studies. Title V—Enhancing Oversight of Housing Providers Sec. 501. Requirement to testify. Sec. 502. Disclosure required. Sec. 503. Investigation and report to Congress. Sec. 504. Federal monitor and receiver testimony. Sec. 505. Annual testimony. I Building Smarter for the 21st Century 101. Housing Supply Frameworks (a) Definitions In this section: (1) Affordable housing The term affordable housing means housing for which the monthly payment is not more than 30 percent of the monthly income of the household. (2) Assistant Secretary The term Assistant Secretary means the Assistant Secretary for Policy Development and Research of the Department of Housing and Urban Development. (3) Local zoning framework The term local zoning framework means the local zoning codes and other ordinances, procedures, and policies governing zoning and land-use at the local level. (4) Secretary The term Secretary means the Secretary of Housing and Urban Development. (5) State zoning framework The term State zoning framework means the State legislation or State agency and department procedures, or such legislation or procedures in an insular area of the United States, enabling local planning and zoning authorities and establishing and guiding related policies and programs. (b) GUIDELINES ON STATE AND LOCAL ZONING FRAMEWORKS (1) In general Not later than 3 years after the date of enactment of this Act, the Assistant Secretary shall publish documents outlining guidelines and best practices to support production of adequate housing to meet the needs of communities and provide housing opportunities for individuals at every income level across communities with respect to— (A) State zoning frameworks; and (B) local zoning frameworks. (2) Consultation; public comment During the 2-year period beginning on the date of enactment of this Act, in developing the guidelines and best practices required under paragraph (1), the Assistant Secretary shall— (A) publish draft guidelines and best practices in the Federal Register for public comment; and (B) establish a task force for the purpose of providing consultation to draft the guidelines and best practices published under subparagraph (A), the members of which shall include— (i) urban planners and architects; (ii) housing developers, including affordable and market-rate housing developers, manufactured housing developers, and other business interests; (iii) community engagement experts and community members impacted by zoning decisions; (iv) public housing agencies and transit authorities; (v) members of local zoning and planning boards and local and regional transportation planning organizations; (vi) State officials responsible for housing or land use, including members of State zoning boards of appeals; (vii) academic researchers; and (viii) home builders. (3) Contents The guidelines and best practices required under paragraph (1) shall— (A) with respect to State zoning frameworks, outline potential models for updated State enabling legislation or State agency and department procedures; (B) include recommendations regarding— (i) the reduction or elimination of parking minimums; (ii) the increase in maximum floor area ratio requirements and maximum building heights and the reduction in minimum lot sizes and set-back requirements; (iii) the elimination of restrictions against accessory dwelling units; (iv) increasing by-right uses, including duplex, triplex, or quadplex buildings, across cities or metropolitan areas; (v) mechanisms, including proximity to transit, to determine the appropriate scope for rezoning and ensure development that does not disproportionately burden residents of economically distressed areas; (vi) provisions regarding review of by-right development proposals to streamline review and reduce uncertainty, including— (I) nondiscretionary, ministerial review; and (II) entitlement and design review processes; (vii) the reduction of obstacles, regulatory or otherwise, to a range of housing types at all levels of affordability, including manufactured and modular housing; (viii) State model zoning regulations for directing local reforms, including mechanisms to encourage adoption; (ix) provisions to encourage transit-oriented development, including increased permissible units per structure and reduced minimum lot sizes near existing or planned public transit stations; (x) potential reforms to strengthen the public engagement process; (xi) reforms to protest petition statutes; (xii) the standardization, reduction, or elimination of impact fees; (xiii) cost effective and appropriate building codes; (xiv) models for community benefit agreements; (xv) mechanisms to preserve affordability, limit disruption of low-income communities, and prevent displacement of existing residents; (xvi) with respect to State zoning frameworks— (I) State model codes for directing local reforms, including mechanisms to encourage adoption; (II) a model for a State zoning appeals process, which would— (aa) create a process for developers or builders requesting a variance, conditional use, special permit, zoning district change, similar discretionary permit, or otherwise petitioning a local zoning or planning board for a project including a State-defined amount of affordable housing to appeal a rejection to a State body or regional body empowered by the State; and (bb) establish qualifications for communities to be exempted from the appeals process based on their available stock of affordable housing; and (III) streamlining of State environmental review policies; (xvii) with respect to local zoning frameworks— (I) the simplification and standardization of existing zoning codes; (II) maximum review timelines; (III) best practices for the disposition of land owned by local governments for affordable housing development; (IV) differentiations between best practices for rural, suburban, and urban communities, and communities with different levels of density or population distribution; and (V) streamlining of local environmental review policies; and (xviii) other land use measures that promote access to new housing opportunities identified by the Secretary; and (C) consider— (i) the effects of adopting any recommendation on eligibility for Federal discretionary grants and tax credits for the purpose of housing or community development; (ii) coordination between infrastructure investments and housing planning; (iii) local housing needs, including ways to set and measure housing goals and targets; (iv) a range of affordability for rental units, with a prioritization of units attainable to extremely low-, low-, and moderate-income residents; (v) a range of affordability for homeownership; (vi) accountability measures; (vii) the long-term cost to residents and businesses if more housing is not constructed; (viii) barriers to individuals seeking to access affordable housing in growing communities and communities with economic opportunity; (ix) with respect to State zoning frameworks— (I) distinctions between States providing constitutional or statutory home rule authority to municipalities and States operating under the Dillon Rule, as articulated in Hunter v. Pittsburgh, 207 U.S. 161 (1907); and (II) statewide mechanisms to preserve existing affordability over the long term, including support for land banks and community land trusts; and 
 (x) public comments elicited under paragraph (2)(A); and (xi) other considerations, as identified by the Assistant Secretary. (c) ABOLISHMENT OF THE REGULATORY BARRIERS CLEARINGHOUSE (1) In general The Regulatory Barriers Clearinghouse established pursuant to section 1205 of the Housing and Community Development Act of 1992 ( 42 U.S.C. 12705d ) is abolished. (2) Repeal Section 1205 of the Housing and Community Development Act of 1992 ( 42 U.S.C. 12705d ) is repealed. (d) Reporting Not later than 5 years after the date on which the Assistant Secretary publishes the final guidelines and best practices for State and local zoning frameworks under this section, the Assistant Secretary shall submit to the Congress a report describing— (1) the States that have adopted recommendations from the guidelines and best practices, pursuant to section 4 of this Act; (2) a summary of the localities that have adopted recommendations from the guidelines and best practices, pursuant to Section 4 of this Act; (3) a list of States that adopted a State zoning framework; (4) a summary of the modifications that each State has made in their State zoning framework; and (5) a general summary of the types of updates localities have made to their local zoning framework. 102. Accelerating home building grant program (a) Definitions In this section: (1) Affordable housing The term affordable housing means housing for which the total monthly housing cost payment is not more than 30 percent of the monthly household income for a household earning not more than 80 percent of the area median income. (2) Covered structure The term covered structure means— (A) a low-rise or mid-rise structure with not more than 25 dwelling units; and (B) includes— (i) an accessory dwelling unit; (ii) infill development; (iii) a duplex; (iv) a triplex; (v) a fourplex; (vi) a cottage court; (vii) a courtyard building; (viii) a townhouse; (ix) a multiplex; and (x) any other structure with not less than 2 dwelling units that the Secretary considers appropriate. (3) Eligible entity The term eligible entity means— (A) a unit of general local government, as defined in section 102(a) of the Housing and Community Development Act of 1974 ( 42 U.S.C. 5302(a) ); (B) a municipal membership organization; and (C) an Indian tribe, as defined in section 102(a) of the Housing and Community Development Act of 1974 ( 42 U.S.C. 5302(a) ). (4) High opportunity area The term high opportunity area has the meaning given the term in section 1282.1 of title 12, Code of Federal Regulations, or any successor regulation. (5) Infill development The term infill development means residential development on small parcels in previously established areas for replacement by new or refurbished housing that utilizes existing utilities and infrastructure. (6) Mixed-income housing The term mixed-income housing means a housing development that is comprised of housing units that promote differing levels of affordability in the community. (7) Pre-reviewed designs The term pre-reviewed designs , also known as pattern books, means sets of construction plans that are assessed and approved by localities for compliance with local building and permitting standards to streamline and expedite approval pathways for housing construction. (8) Rural area The term rural area means any area other than a city or town that has a population of less than 50,000 inhabitants. (9) Secretary The term Secretary means the Secretary of Housing and Urban Development. (b) Authority The Secretary may award grants to eligible entities to select pre-reviewed designs of covered structures of mixed-income housing for use in the jurisdiction of the eligible entity, except that such grant awards may not be used for construction, alteration, or repair work. (c) Considerations In reviewing applications submitted by eligible entities for a grant under this section, the Secretary shall consider— (1) the need for affordable housing by the eligible entity; (2) the presence of high opportunity areas in the jurisdiction of the eligible entity; (3) coordination between the eligible entity and a State agency; and (4) coordination between the eligible entity and State, local, and regional transportation planning authorities. (d) Set-Aside for rural areas Of the amount made available in each fiscal year for grants under this section, the Secretary shall ensure that not less than 10 percent shall be used for grants to eligible entities that are located in rural areas. 
 (e) Reports The Secretary shall require eligible entities receiving grants under this section to report on— (1) the impacts of the activities carried out using the grant amounts in improving the production and supply of affordable housing; (2) the pre-reviewed designs selected using the grant amounts in their communities; (3) the number of permits issued for housing development utilizing pre-reviewed designs; and (4) the number of housing units produced in developments utilizing the pre-reviewed designs. (f) Availability of information The Secretary shall— (1) to the extent possible, encourage localities to make publicly available through a website information on the pre-reviewed designs selected and submitted to the Secretary by eligible entities receiving grants under this section, including information on the benefits of use of those designs; and (2) collect, identify, and disseminate best practices regarding such designs and make such information publicly available on the website of the Department of Housing and Urban Development. (g) Design adoption and repayment The Secretary may require an eligible entity to return to the Secretary any grant funds received under this section if the selected pre-reviewed designs submitted under this section have not been adopted during the 5-year period following receipt of the grant, unless that period is extended by the Secretary. 103. Federal guidelines for point-access block buildings (a) In general Not later than 18 months after the date of enactment of this section, the Secretary of Housing and Urban Development shall issue guidelines to provide States, territories, Tribes, and localities with model code language, best practices, and technical guidance that could be used to facilitate the permitting of point-access block residential buildings. (b) Contents When developing the guidelines under subsection (a), the Secretary shall consider— (1) fire safety considerations, including sprinkler coverage, smoke detection, ventilation, and building egress performance; (2) construction costs and potential impacts on housing affordability, including the potential for increasing housing supply in high-cost jurisdictions; (3) flexibility for diverse consumer needs, including family sizes, unit configurations, and accessibility; (4) examples of single-stair codes adopted or considered by States and cities in the United States; (5) examples single-stair codes used in relevant international standards; (6) research and model language relating to single-stair codes produced by organizations that focus on point-access block building design and building-code reform; (7) consulting with experts, including developers, architects, fire marshals, researchers, economists, housing authorities, and officials in States that have enacted or piloted single-stair codes; and (8) alternative methods of safety compliance, including options that utilize additional passive or active safety features. (c) Coordination with the International Code Council The Secretary shall coordinate with the International Code Council to encourage the International Code Council to incorporate provisions about point-access block buildings into the International Building Code. (d) Grants The Secretary may award competitive grants to eligible entities to implement pilot projects that evaluate, demonstrate, or validate the safety, feasibility, or cost-effectiveness of point-access block residential buildings. (e) Rule of construction Nothing in this section may be construed to preempt a State or local building code. (f) Definitions In this section: (1) Point-access block building The term point-access block building means a Group R-2 occupancy residential structure, as such term is defined by the International Building Code, in which a single internal stairway provides access and egress for all dwelling units in a building that is not greater than 5 stories in height. 
 (2) Eligible entity The term eligible entity means a State, unit of local government, Tribal government, public housing agency, nonprofit housing organization, community development organization, private developer, construction firm, qualified design firm, engineering firm, academic institution, research institution, or any partnership or consortium comprised of 2 or more such types of entities. 104. Unlocking Housing Supply Through Streamlined and Modernized Reviews (a) NEPA streamlining for HUD housing-Related activities (1) In general The Secretary of Housing and Urban Development shall, in accordance with section 553 of title 5, United States Code, and section 103 of the National Environmental Policy Act of 1969 ( 42 U.S.C. 4333 ), expand and reclassify housing-related activities under the necessary administrative regulations as follows: 
 
 (A) 
 The following housing-related activities shall be subject to regulations equivalent or substantially similar to the regulations entitled exempt activities as set forth in section 58.34 of title 24, Code of Federal Regulations, as in effect on January 1, 2025: 
 
 (i) 
 Tenant-based rental assistance, as defined in section 8(o) of the United States Housing Act of 1937 ( 42 U.S.C. 1437f(o) ). 
 
 
 (ii) 
 Supportive services, including health care, housing services, permanent housing placement, day care, nutritional services, short-term payment for rent, mortgage, or utility costs, and assistance in gaining access to Federal Government and State and local government benefits and services. 
 
 
 (iii) 
 Operating costs, including maintenance, security, operation, utilities, furnishings, equipment, supplies, staff training, and recruitment and other incidental costs. 
 
 
 (iv) 
 Economic development activities, including equipment purchases, inventory financing, interest subsidies, operating expenses, and similar costs not associated with construction or expansion of existing operations. 
 
 
 (v) 
 Activities to assist homebuyers to purchase existing dwelling units or dwelling units under construction, including closing costs and down payment assistance, interest rate buydowns, and similar activities that result in the transfer of title. 
 
 
 (vi) 
 Affordable housing pre-development costs related to obtaining site options, project financing, administrative costs and fees for loan commitment, zoning approvals, and other related activities that do not have a physical impact. 
 
 
 (vii) 
 Approval of supplemental assistance, including insurance or guarantee, to a project previously approved by the Secretary. 
 
 
 (viii) 
 Emergency homeowner or renter assistance for HVAC, hot water heaters, and other necessary uses of existing utilities required under applicable law. 
 
 
 
 (B) 
 The following housing-related activities shall be subject to regulations equivalent or substantially similar to the regulations entitled, (i) categorical exclusions not subject to section 58.5 and (ii) categorical exclusions not subject to the Federal laws and authorities cited in sections 50.4 in section 58.35(b) and section 50.19, respectively of title 24, Code of Federal Regulations, as in effect on January 1, 2025, if such activities do not materially alter environmental conditions and do not materially exceed the original scope of the project: 
 
 (i) 
 Acquisition, repair, improvement, reconstruction, or rehabilitation of public facilities and improvements (other than buildings) if the facilities and improvements are in place and will be retained in the same use without change in size or capacity of more than 20 percent, including replacement of water or sewer lines, reconstruction of curbs and sidewalks, and repaving of streets. 
 
 
 (ii) 
 Rehabilitation of 1-to-4 unit residential buildings, and existing housing-related infrastructure, such as repairs or rehabilitation of existing wells, septics, or utility lines that connect to that housing. 
 
 
 (iii) 
 New construction, development, demolition, acquisition, or disposition on up to 4 scattered site existing dwelling units where there is a maximum of 4 units on any 1 site. 
 
 
 (iv) 
 Acquisitions (including leasing) or disposition of, or equity loans on an existing structure, or acquisition (including leasing) of vacant land if the structure or land acquired, financed, or disposed of will be retained for the same use. 
 
 
 
 (C) 
 The following housing-related activities shall be subject to regulations equivalent or substantially similar to the regulations entitled, (i) categorical exclusions subject to section 58.5 and (ii) categorical exclusions subject to the Federal laws and authorities cited in sections 50.4 in section 58.35(a) and section 50.20, respectively, of title 24, Code of Federal Regulations, as in effect on January 1, 2025, if such activities do not materially alter environmental conditions and do not materially exceed the original scope of the project: 
 
 (i) 
 Acquisitions of open space or residential property, where such property will be retained for the same use or will be converted to open space to help residents relocate out of an area designated as a high-risk area by the Secretary. 
 
 
 (ii) 
 Conversion of existing office buildings into residential development, subject to— 
 
 (I) 
 a maximum number of units to be determined by the Secretary; and 
 
 
 (II) 
 a limitation on the change in building size to not more than 20 percent. 
 
 
 
 (iii) 
 New construction, development, demolition, acquisition, or disposition on 5 to 15 dwelling units where there is a maximum of fifteen units on any 1 site. The units can be 15 1-unit buildings or 1 15-unit building, or any combination in between. 
 
 
 (iv) 
 New construction, development, demolition, acquisition, or disposition on 15 or more housing units developed on scattered sites when there are not more than 15 housing units on any 1 site, and the sites are more than a set number of feet apart as determined by the Secretary. 
 
 
 (v) 
 Rehabilitation of buildings and improvements in the case of a building for residential use with 5 to 15 units, if the density is not increased beyond 15 units and the land use is not changed. 
 
 
 (vi) 
 Infill projects consisting of new construction, rehabilitation, or development of residential housing units. 
 
 
 (vii) 
 Buyouts, defined as the voluntary acquisition of properties located in a— 
 
 (I) 
 floodway; (II) floodplain; or 
 
 
 (III) 
 other area, clearly delineated by the grantee, that has been impacted by a predictable environmental threat to the safety and wellbeing of program beneficiaries caused or exacerbated by a Federally declared disaster. 
 
 
 
 
 
 (2) 
 Report 
 The Secretary shall submit to the Committee on Banking, Housing, and Urban Affairs of the Senate and the Committee on Financial Services of the House of Representatives annual reports during the 5-year period beginning on the date that is 2 years after the date of enactment of this Act that provide a summary of findings of reductions in review times and administrative cost reduction, with a particular focus on the affordable housing sector, as a result of the actions set forth in this subsection, and any recommendations of the Secretary for future congressional action with respect to revising categorical exclusions or exemptions under title 24, Code of Federal Regulations. 
 
 (b) Better Use of Intergovernmental and Local Development for Housing (1) Designation of environmental review procedure The Department of Housing and Urban Development Act ( 42 U.S.C. 3531 et seq. ) is amended by inserting after section 12 ( 42 U.S.C. 3537a ) the following: 13. Designation of environmental review procedure (a) In general Except as provided in subsection (b), the Secretary may, for purposes of environmental review, decision making, and action pursuant to the National Environmental Policy Act of 1969 ( 42 U.S.C. 4321 et seq. ), and other provisions of law that further the purposes of such Act, designate the treatment of assistance administered by the Secretary as funds for a special project for purposes of section 305(c) of the Multifamily Housing Property Disposition Reform Act of 1994 ( 42 U.S.C. 3547 ). (b) Exception The designation described in subsection (a) shall not apply to assistance for which a procedure for carrying out the responsibilities of the Secretary under the National Environmental Policy Act of 1969 ( 42 U.S.C. 4321 et seq. ), and other provisions of law that further the purposes of such Act, is otherwise specified in law. . (2) Tribal assumption of environmental review obligations Section 305(c) of the Multifamily Housing Property Disposition Reform Act of 1994 ( 42 U.S.C. 3547 ) is amended— (A) by striking State or unit of general local government each place it appears and inserting State, Indian Tribe, or unit of general local government ; (B) in paragraph (1)(C), in the heading, by striking State or unit of general local government and inserting State, Indian Tribe, or unit of general local government ; and (C) by adding at the end the following: (5) Definition of Indian Tribe For purposes of this subsection, the term Indian Tribe means a federally recognized tribe, as defined in section 4(13)(B) of the Native American Housing Assistance and Self-Determination Act of 1996 ( 25 U.S.C. 4103(13)(B) ). . (c) Infill project defined In this section, the term infill project means a project that— (1) occurs within the geographic limits of a municipality; (2) is adequately served by existing utilities and public services as required under applicable law; (3) is located on a site of previously disturbed land of not more than 5 acres and substantially surrounded by residential or commercial development; (4) will repurpose a vacant or underutilized parcel of land, or a dilapidated or abandoned structure; and (5) will serve a residential or commercial purpose. 105. Federal Housing Agency Application of Environmental Reviews (a) In general Not later than 180 days after the date of enactment of this Act, the Secretary of Housing and Urban Development and the Secretary of Agriculture shall enter into a memorandum of understanding to— (1) evaluate categorical exclusions (as defined in section 111 of the National Environmental Policy Act of 1969 ( 42 U.S.C. 4336e )) for housing projects funded by amounts from the Department of the Housing and Urban Development and the Department of Agriculture; (2) develop a process to designate a lead agency among the Department of Housing and Urban Development and the Department of Agriculture and streamline the adoption of environmental impact statements and environmental assessments approved by the other agency to construct housing projects funded by amounts from both agencies; (3) maintain compliance with environmental regulations under part 58 of title 24, Code of Federal Regulations, as in effect on January 1, 2025; and (4) evaluate the feasibility of a joint physical inspection process for housing projects funded by amounts from the Department of the Housing and Urban Development and the Department of Agriculture. (b) Advisory working group (1) In general Not later than 180 days after the date of enactment of this Act, the Secretary of Housing and Urban Development and the Secretary of Agriculture shall establish an advisory working group for the purpose of consulting on the implementation of the memorandum of understanding entered into under subsection (a). (2) Members The advisory working group established under paragraph (1) shall consist of rural and non-rural stakeholders, including— (A) affordable housing nonprofit organizations; (B) State housing and housing finance agencies; (C) nonprofit and for-profit home builders and housing developers; (D) property management companies; (E) owners of multifamily properties, including nonprofit and for-profit owners and operators; (F) public housing agencies; (G) residents in housing assisted by the Department of Housing and Urban Development or the Department of Agriculture and representatives of those residents; and (H) housing contract administrators. (c) Report Not later than 1 year after the date of enactment of this Act, the Secretary of Housing and Urban Development and the Secretary of Agriculture shall submit to the Committee on Banking, Housing, and Urban Affairs of the Senate and the Committee on Financial Services of the House of Representatives a report that includes recommendations for legislative, regulatory, or administrative actions— (1) to improve the efficiency and effectiveness of housing projects funded by amounts from the Department of the Housing and Urban Development and the Department of Agriculture; and (2) that do not materially, with respect to residents of housing projects described in paragraph (1)— (A) reduce the safety of those residents; (B) shift long-term costs onto those residents; or (C) undermine the environmental standards of those residents. 106. Multifamily loan limits (a) In general Title II of the National Housing Act ( 12 U.S.C. 1707 et seq. ) is amended— (1) in section 206A ( 12 U.S.C. 1712a )— (A) in subsection (a), in the matter following paragraph (7), by striking (commencing in 2004 and all that follows through the period at the end and inserting the following: , commencing on January 1, 2026. The adjustment of the Dollar Amounts shall be calculated by the Secretary using the percentage change in the Price Deflator Index of Multifamily Residential Units Under Construction released by the Bureau of the Census from March of the previous year to March of the year in which the adjustment is made, or calculated by the Secretary using an alternative indicator after publishing information about such alternative indicator in the Federal Register for public comment if the Price Deflator Index of Multifamily Residential Units Under Construction is not available or published. ; (B) by amending subsection (b) to read as follows: (b) Rounding The dollar amount of any adjustment described in subsection (a) shall be rounded to the next lower dollar. (c) Publication The Secretary shall publish in the Federal Register any adjustments made to the Dollar Amounts. ; (2) in section 207(c)(3)(A) ( 12 U.S.C. 1713(c)(3)(A) )— (A) by striking $38,025 and inserting $167,310 ; (B) by striking $42,120 and inserting $185,328 ; (C) by striking $50,310 and inserting $221,364 ; (D) by striking $62,010 and inserting $272,844 ; (E) by striking $70,200 and inserting $308,880 ; (F) by striking , or not to exceed $17,460 per space ; (G) by striking $43,875 and inserting $193,050 ; (H) by striking $49,140 and inserting $216,216 ; (I) by striking $60,255 and inserting $265,122 ; (J) by striking $75,465 and inserting $332,046 ; and (K) by striking $85,328 and inserting $375,443 ; (3) in section 213(b)(2) ( 12 U.S.C. 1715e(b)(2) )— (A) by striking $41,207 and inserting $181,311 ; (B) by striking $47,511 and inserting $209,048 ; (C) by striking $57,300 and inserting $252,120 ; (D) by striking $73,343 and inserting $322,709 ; (E) by striking $81,708 and inserting $359,515 ; (F) by striking $43,875 and inserting $193,050 ; (G) by striking $49,710 and inserting $218,724 ; (H) by striking $60,446 and inserting $265,962 ; (I) by striking $78,197 and inserting $344,067 ; and (J) by striking $85,836 and inserting $377,678 ; (4) in section 220(d)(3)(B)(iii)(I) ( 12 U.S.C. 1715k(d)(3)(B)(iii)(I) )— (A) by striking $38,025 and inserting $167,310 ; (B) by striking $42,120 and inserting $185,328 ; (C) by striking $50,310 and inserting $221,364 ; (D) by striking $62,010 and inserting $272,844 ; (E) by striking $70,200 and inserting $308,880 ; (F) by striking $43,875 and inserting $193,050 ; (G) by striking $49,140 and inserting $216,216 ; (H) by striking $60,255 and inserting $265,122 ; (I) by striking $75,465 and inserting $332,046 ; and (J) by striking $85,328 and inserting $375,443 ; (5) in section 221(d)(4)(ii)(I) ( 12 U.S.C. 1715l(d)(4)(ii)(I) )— (A) by striking $37,843 and inserting $166,509 ; (B) by striking $42,954 and inserting $188,997 ; (C) by striking $51,920 and inserting $228,448 ; (D) by striking $65,169 and inserting $286,744 ; (E) by striking $73,846 and inserting $324,922 ; (F) by striking $40,876 and inserting $179,854 ; (G) by striking $46,859 and inserting $206,180 ; (H) by striking $56,979 and inserting $250,708 ; (I) by striking $73,710 and inserting $324,324 ; and (J) by striking $80,913 and inserting $356,017 ; (6) in section 231(c)(2)(A) ( 12 U.S.C. 1715v(c)(2)(A) )— (A) by striking $35,978 and inserting $166,509 ; (B) by striking $40,220 and inserting $188,997 ; (C) by striking $48,029 and inserting $228,448 ; (D) by striking $57,798 and inserting $286,744 ; (E) by striking $67,950 and inserting $324,922 ; (F) by striking $40,876 and inserting $179,854 ; (G) by striking $46,859 and inserting $206,180 ; (H) by striking $56,979 and inserting $250,708 ; (I) by striking $73,710 and inserting $324,324 ; and (J) by striking $80,913 and inserting $356,017 ; and (7) in section 234(e)(3)(A) ( 12 U.S.C. 1715y(e)(3)(A) )— (A) by striking $42,048 and inserting $185,011 ; (B) by striking $48,481 and inserting $213,316 ; (C) by striking $58,469 and inserting $257,263 ; (D) by striking $74,840 and inserting $329,296 ; (E) by striking $83,375 and inserting $366,850 ; (F) by striking $44,250 and inserting $194,700 ; (G) by striking $50,724 and inserting $223,186 ; (H) by striking $61,680 and inserting $271,392 ; (I) by striking $79,793 and inserting $351,089 ; and (J) by striking $87,588 and inserting $385,387 . (b) Rule of construction Nothing in this section or the amendments made by this section may be construed to limit the authority of the Secretary of Housing and Urban Development to revise the statutory exceptions for high-cost percentage and high-cost areas annual indexing. 107. GAO studies (a) Workforce housing study (1) In general Not later than 1 year after the date of the enactment of this section, the Comptroller General of the United States shall conduct a study and submit to the Congress a report that— (A) identifies obstacles middle-income households face when looking to secure affordable housing; (B) identifies geographic areas where housing is the most unaffordable and unavailable for middle-income households; (C) includes a list of Federal housing programs, including Federal tax credits, grants, and loan programs, that are not available to middle-income households due to their income status, including Federal housing programs designed to promote affordability; (D) recommends income and other parameters for a clear and consistent Federal definition for the term workforce housing for use when describing the segment of housing that could be made available to such middle-income households in Federal housing programs; and (E) analyzes how to modify or newly develop new Federal housing programs and incentives to include workforce housing if funding commensurate with the additional eligibility were to be made available. (2) Middle-income household defined In this subsection, the term middle income household means a household with an income above 80 percent but that does not exceed 120 percent of the median family income of the area, as determined by the Secretary with adjustments for smaller and larger families. (b) Uniform building code study Not later than 1 year after the date of the enactment of this section, the Comptroller General of the United States shall conduct a study and submit a report to the Congress that examines the costs and benefits that could be associated with establishing a Federal uniform residential building code, including whether such a code could— (1) reduce the amount of time required for units of local government to approve new construction; (2) reduce the cost of residential construction in the United States; or (3) increase the quality of available and affordable residential housing in the United States. II Modernizing Local Development and Rural Housing Programs 201. HOME Reform (a) In general Section 104 of the Cranston-Gonzalez National Affordable Housing Act ( 42 U.S.C. 12704 ) is amended— (1) in paragraph (6)(B), by striking significant ; and (2) by adding at end the following new paragraph: (26) The term infill housing project means a residential housing project that— (A) is located within the geographic limits of a municipality; (B) is adequately served by existing utilities and public services as required under applicable law; (C) is located on a site of previously disturbed land of not more than 5 acres; and (D) is substantially surrounded by residential or commercial development, as determined by the Secretary. . (b) Assistance for low-Income families Title II of the Cranston-Gonzalez National Affordable Housing Act ( 42 U.S.C. 12721 et seq. ) is amended— (1) in section 214(2), by striking households that qualify as low-income families and inserting families with a household income that does not exceed 100 percent of the median family income of the area, as determined by the Secretary ; (2) in section 215— (A) in subsection (b)(2), by striking whose family qualifies as a low-income family and inserting with a family income that does not exceed 100 percent of the median family income of the area as determined by the Secretary with adjustments for smaller and larger families ; and (B) in subsection (b)(3)(A)(ii), by striking low-income homebuyers and inserting homebuyers with a household income that does not exceed 100 percent of the median family income of the area, as determined by the Secretary with adjustments for smaller and larger families ; and (3) in section 271(c)— (A) in paragraph (1)(B), by striking low-income and inserting families with a household income that does not exceed 100 percent of the median family income of the area as determined by the Secretary with adjustments for smaller and larger families ; and (B) in paragraph (2)(A), by striking low-income families and inserting families with a household income that does not exceed 100 percent of the median family income of the area as determined by the Secretary with adjustments for smaller and larger families . (c) Choices made by participating jurisdictions Section 212(a)(2) of the Cranston-Gonzalez National Affordable Housing Act ( 42 U.S.C. 12742 ) is amended to read as follows: (2) Limitation The Secretary may not restrict a participating jurisdiction’s choice of rehabilitation, substantial rehabilitation, new construction, reconstruction, acquisition, or other eligible housing uses authorized in paragraph (1) unless such restriction is explicitly authorized under section 223(2). . (d) Use of amounts by certain jurisdictions for infrastructure improvements (1) In general Section 212(a) of the Cranston-Gonzalez National Affordable Housing Act ( 42 U.S.C. 12742(a) ) is amended by inserting after paragraph (3) the following: (4) Infrastructure improvements in nonentitlement areas (A) In general A participating jurisdiction may use funds provided under this subtitle for infrastructure improvements, including the installation or repair of water and sewer lines, sidewalks, roads, and utility connections if— (i) such participating jurisdiction does not receive assistance under title I of the Housing and Community Development Act of 1974; and (ii) such improvements are directly related to, and located within or immediately adjacent to— (I) housing assisted under this subtitle; or (II) housing assisted under section 42 of the Internal Revenue Code of 1986. (B) Application of labor standards The labor standards and requirements set forth in section 110 of the Housing and Community Development Act of 1974 ( 42 U.S.C. 5310 ) shall apply to any infrastructure improvement conducted using funds provided under this subtitle. (C) Rule of construction Nothing in this paragraph may be construed to impose any requirements of the HOME Investment Partnerships program on housing that benefits from an infrastructure improvement conducted using funds provided under this subtitle but was not otherwise assisted under the HOME Investment Partnerships program. . (2) Rulemaking Not later than 1 year after the date of the enactment of this section, the Secretary shall issue rules to carry out the amendment made by paragraph (1). (e) Per unit investment limitations Section 212(e)(1) of the Cranston-Gonzalez National Affordable Housing Act ( 42 U.S.C. 12742(e)(1) ) is amended by striking the second sentence. (f) Affordable rental housing qualifications Section 215(a) of the Cranston-Gonzalez National Affordable Housing Act ( 42 U.S.C. 12745(a) ) is amended by adding at the end the following: (7) Qualification Exception Notwithstanding paragraph (1)(A), a rental unit shall be considered to qualify as affordable housing under this title if— (A) the unit is occupied by a tenant receiving tenant-based rental assistance under section 8 of the United States Housing Act of 1937 ( 42 U.S.C. 1437f ); (B) the tenant’s contribution toward rent does not exceed the amount permitted under such section 8 assistance; and (C) the total rent for the unit does not exceed the amount approved by the public housing agency administering the assistance under that program. . (g) Affordable homeownership housing qualifications Section 215 of the Cranston-Gonzalez National Affordable Housing Act ( 42 U.S.C. 12745(b) ) is amended— (1) in subsection (b)— (A) in paragraph (1), by striking 95 percent and inserting 110 percent ; (B) in paragraph (3)— (i) in subparagraph (A)(ii), by striking or at the end; (ii) in subparagraph (B), by striking and at the end and inserting or ; and (iii) by adding at the end the following new subparagraph: (C) maintain long-term affordability through a shared equity ownership model, a community land trust, a limited equity cooperative, a community development corporation, or other mechanism approved by the Secretary, that preserves affordability for future eligible homebuyers and ensures compliance with the purposes of this title, including through the use of purchase options, rights of first refusal or other preemptive rights to purchase housing; and ; and (2) by adding at the end the following: (c) Qualification exceptions for homeownership (1) Military members A participating jurisdiction, in accordance with terms established by the Secretary, may suspend or waive the income qualifications described in subsection (b)(2) with respect to housing that otherwise meets the criteria described in subsection (b) if the owner of the housing— (A) is a member of a regular component of the armed forces or a member of the National Guard on full-time National Guard duty, active Guard and Reserve duty, or inactive-duty training (as those terms are defined in section 101(d) of title 10, United States Code); and (B) has received— (i) temporary duty orders to deploy with a military unit or military orders to deploy as an individual acting in support of a military operation, to a location that is not within a reasonable distance from the housing, as determined by the Secretary, for a period of not less than 90 days; or (ii) orders for a permanent change of station. (2) Heirs and beneficiaries of deceased owners Housing that meets the criteria described in subsection (b)(3) prior to the death of an owner of such housing shall continue to qualify as affordable housing under this title if— (A) the housing is the principal residence of an heir or beneficiary of the deceased owner, as defined by the Secretary; and (B) the heir or beneficiary, in accordance with terms established by the Secretary, assumes the duties and obligations of the deceased owner with respect to funds provided under this title. . (h) Elimination of expiration of right To draw home investment trust funds Section 218 of the Cranston-Gonzalez National Affordable Housing Act ( 42 U.S.C. 12748 ) is amended— 
 
 (1) 
 by striking subsection (g); and (2) by redesignating subsection (h) as subsection (g). 
 
 
 (i) 
 Adjusted recapture and reuse of set-Aside for community housing
 developmental organizations 
 Section 231(b) of the Cranston-Gonzalez National Affordable Housing Act ( 42 U.S.C. 12771(b) ) is amended to read as follows: 
 
 
 (b) 
 Recapture and reuse 
 If any funds reserved under subsection (a) remain uninvested for a period of 24 months, the Secretary shall make such funds available to the participating jurisdiction for any eligible activities under title II of this Act without regard to whether a community housing development organization materially participates in the use of such funds. 
 
 . 
 
 (j) Asset recycling information dissemination expansion Section 245(b)(2) of the Cranston-Gonzalez National Affordable Housing Act ( 42 U.S.C. 12785(b)(2) ) is amended by striking 95 percent and inserting 110 percent . (k) Environmental review requirements (1) In general Section 288 of the Cranston-Gonzalez National Affordable Housing Act ( 42 U.S.C. 12838 ) is amended by adding at the end the following: (e) Categorical exemptions The following categories of activities carried out under this title shall be statutorily exempt from environmental review under the National Environmental Policy Act of 1969 ( 42 U.S.C. 4321 et seq. ), and shall not require further review under such Act— (1) new construction infill housing projects; (2) acquisition of real property for affordable housing purposes; (3) rehabilitation projects carried out pursuant to section 212(a)(1); and (4) new construction projects of 15 units or less. (f) Removing duplicative reviews (1) In general To the extent practicable and permitted by law, the Secretary shall ensure that a project that has undergone an environmental review under this section shall not be subject to a duplicative environmental review solely due to the addition, substitution, or reallocation of other sources of Federal assistance, if the scope, scale, and location of the project remain substantially unchanged. (2) Coordination of environmental review responsibilities The Secretary shall, by regulation, provide for coordination of environmental review responsibilities with other Federal agencies to streamline inter-agency compliance and avoid unnecessary duplication of effort under the National Environmental Policy Act of 1969 ( 42 U.S.C. 4321 et seq. ) and other applicable laws. (3) Recognition of prior reviews by responsible entities A project may not be subject to an environmental review under this section if a substantially similar review has already been completed by an entity designated under section 104(g)(1) of the Housing and Community Development Act of 1974 ( 42 U.S.C. 5304(g)(1) ) or by another entity the Secretary determines to have equivalent authority, if the scope, scale, and location of the project remain substantially unchanged. . (2) Rulemaking Not later than 1 year after the date of the enactment of this Act, the Secretary shall issue such rules as the Secretary determines necessary to carry out the amendment made by this subsection. (l) Application of other specified statutory requirements Title II of the Cranston-Gonzalez National Affordable Housing Act ( 42 U.S.C. 12721 et seq. ) is amended by adding at the end the following new sections: 291. Application of build America, buy America requirements With respect to activities assisted under this title, requirements under the Build America, Buy America Act ( 41 U.S.C. 8301 note) and any implementing regulations or guidance, shall only apply to infrastructure improvements conducted under section 212(a)(4) using funds provided under subtitle A. 292. Nonapplicability of certain requirements for small projects Notwithstanding any other provision of law, the requirements of section 3 of the Housing and Urban Devel

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