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119 HRES 1299 IH: 21st Century ROAD to Housing Act 
 U.S. House of Representatives 
 2026-05-19 
 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. 
 
 
 
 IV 119th CONGRESS 2d Session H. RES. 1299 IN THE HOUSE OF REPRESENTATIVES May 19, 2026 Mr. Hill of Arkansas (for himself and Ms. Waters ) submitted the following resolution; which was referred to the Committee on Rules May 19, 2026 The Committee on Rules discharged RESOLUTION Providing for the concurrence by the House in the Senate amendment to H.R. 6644, with amendment. 
 That upon the adoption of this resolution the House shall be considered to have taken from the Speaker’s table the bill, H.R. 6644, with the Senate amendment thereto, and to have concurred in the Senate amendment with the following amendment: In lieu of the matter proposed to be inserted by the amendment of the Senate to the text of the bill, insert the following: 
 1. Short title; table of contents 
 (a) Short title This Act may be cited as the 21st Century ROAD to Housing Act . (b) Table of contents The table of contents for this Act is as follows: 
 
 Sec. 1. Short title; table of contents. 
 Title I—Opportunities for Housing 
 Sec. 101. Reforms to housing counseling and financial literacy programs. 
 Sec. 102. Federal guidelines for point access block buildings. 
 Sec. 103. Exemption on construction or modification of residential housing located on an infill site. 
 Sec. 104. Database of publicly owned land. 
 Sec. 105. FHA Small-Dollar Mortgages. 
 Sec. 106. Temperature Sensor Pilot Program. 
 Sec. 107. Housing supply frameworks. 
 Title II—Building More in America 
 Sec. 201. Increasing housing in opportunity zones. 
 Sec. 202. Whole-Home Repairs Act. 
 Sec. 203. Community Investment and Prosperity Act. 
 Sec. 204. Addition of affordable housing construction as an eligible activity. 
 Sec. 205. Better Use of Intergovernmental and Local Development (BUILD) Housing Act. 
 Sec. 206. Unlocking Housing Supply Through Streamlined and Modernized Reviews Act. 
 Sec. 207. Grants for planning and implementation associated with affordable housing. 
 Sec. 208. Innovation Fund. 
 Sec. 209. Accelerating Home Building Act. 
 Sec. 210. Revitalizing Empty Structures Into Desirable Environments (RESIDE) Act. 
 Sec. 211. Housing Affordability Act. 
 Title III—Manufactured Housing for America 
 Sec. 301. Housing Supply Expansion Act. 
 Sec. 302. Modular Housing Production Act. 
 Sec. 303. Property Improvement and Manufactured Housing Loan Modernization Act. 
 Title IV—Accessing the American Dream 
 Sec. 401. Creating incentives for small-dollar loan originators. 
 Sec. 402. Small-dollar mortgage points and fees. 
 Sec. 403. Appraisal Industry Improvement Act. 
 Sec. 404. Helping More Families Save Act. 
 Sec. 405. Choice in Affordable Housing Act. 
 Title V—Program Reform 
 Sec. 501. HOME Investment Partnerships Reauthorization and Reform Act. 
 Sec. 502. Rural Housing Service Reform Act. 
 Sec. 503. Incentivizing local solutions to homelessness. 
 Title VI—Veterans and Housing 
 Sec. 601. Military Service Question. 
 Sec. 602. Housing Unhoused Disabled Veterans Act. 
 Title VII—Oversight and Accountability 
 Sec. 701. Requiring annual testimony and oversight from housing regulators. 
 Sec. 702. FHA reporting requirements on safety and soundness. 
 Sec. 703. United States Interagency Council on Homelessness oversight. 
 Sec. 704. Appraisal Modernization Act. 
 Title VIII—Accountability, Coordination, Studies, and Reporting 
 Sec. 801. HUD–USDA–VA Interagency Coordination Act. 
 Sec. 802. Streamlining Rural Housing Act. 
 Sec. 803. Improving self-sufficiency of families in HUD-subsidized housing. 
 Sec. 804. GAO studies. 
 Sec. 805. Improving public housing agency accountability. 
 Title IX—Strengthening Community Banks’ Role in Housing 
 Sec. 901. Community bank deposit access. 
 Sec. 902. Keeping deposits local. 
 Sec. 903. Tailored regulatory updates for supervisory testing. 
 Sec. 904. Credit union board modernization. 
 Sec. 905. Systemic risk authority transparency. 
 Sec. 906. Least cost exception. 
 Sec. 907. Failing bank acquisition fairness. 
 Sec. 908. Advancing the mentor-protégé program for small financial institutions. 
 Sec. 909. American access to banking. 
 Sec. 910. Promoting new bank formation. 
 Sec. 911. Rural depositories revitalization study. 
 Sec. 912. Discretionary surplus fund. 
 Title X—Home-ownership for Main Street America 
 Sec. 1001.  Homes are for people, not corporations. 
 Title XI—Central bank digital currency 
 Sec. 1101. Central bank digital currency. 
 Title XII—Miscellaneous 
 Sec. 1201. Severability. 
 Sec. 1202. No additional funds authorized. 
 I Opportunities for Housing 
 101. Reforms to housing counseling and financial literacy programs Section 106 of the Housing and Urban Development Act of 1968 ( 12 U.S.C. 1701x ) is amended— (1) in subsection (a)(4)(C), by striking adequate distribution and all that follows through foreclosure rates and inserting that the recipients are geographically diverse and include organizations that serve urban or rural areas ; 
 (2) in subsection (e), by adding at the end the following: (6) Reviews The Secretary— 
 (A) may conduct periodic reviews; and (B) shall conduct performance reviews of all organizations receiving assistance under this section that— 
 (i) consist of a review of the organization’s compliance with all program requirements; and (ii) may take into account the organization’s aggregate counselor performance under paragraph (7)(B). 
 (7) Considerations 
 (A) Covered mortgage loan defined In this paragraph, the term covered mortgage loan means any loan which is secured by a first or subordinate lien on residential real property (including individual units of condominiums and housing cooperatives) designed principally for the occupancy of between 1 and 4 families that is— (i) insured by the Federal Housing Administration under title II of the National Housing Act ( 12 U.S.C. 1707 et seq. ); or 
 (ii) guaranteed under section 184 or 184A of the Housing and Community Development Act of 1992 (12 U.S.C. 1715z–13a, 1715z–13b). (B) Comparison For each counselor employed by an organization receiving assistance under this section for prepurchase housing counseling, the Secretary may consider the performance of the counselor compared to the default rate of all counseled borrowers of a covered mortgage loan in comparable markets and such other factors as the Secretary determines appropriate to further the purposes of this section. 
 (8) Certification If, based on the comparison required under paragraph (7)(B), the Secretary determines that a counselor lacks competence to provide counseling in the areas described in subsection (e)(2) and such action will not create a significant loss of capacity for housing counseling services in the service area, the Secretary may— (A) require continued education coupled with successful completion of a probationary period; 
 (B) require retesting if the counselor continues to demonstrate a lack of competence under paragraph (7)(B); and (C) suspend an individual certification if a counselor fails to demonstrate competence after not fewer than 2 retesting opportunities under subparagraph (B). ; 
 (3) in subsection (i)— (A) by redesignating paragraph (3) as paragraph (4); and 
 (B) by inserting after paragraph (2) the following: (3) Termination of assistance (A) In general The Secretary may deny renewal of covered assistance to an organization or entity receiving covered assistance if the Secretary determines that the organization or entity, or the individual through which the organization or entity provides counseling, is not in compliance with program requirements— 
 (i) based on the performance review described in subsection (e)(6); and (ii) in accordance with regulations issued by the Secretary. 
 (B) Notice The Secretary shall give an organization or entity receiving covered assistance not less than 60 days prior written notice of any denial of renewal under this paragraph, and the determination of renewal shall not be finalized until the end of that notice period. (C) Informal conference If requested in writing by the organization or entity within the notice period described in subparagraph (B), the organization or entity shall be entitled to an informal conference with the Deputy Assistant Secretary of Housing Counseling on behalf of the Secretary at which the organization or entity may present for consideration specific factors that the organization or entity believes were beyond the control of the organization or entity and that caused the failure to comply with program requirements, such as a lack of lender or servicer coordination or communication with housing counseling agencies and individual counselors. ; and 
 (4) by adding at the end the following: (j) Offering foreclosure mitigation counseling (1) Covered mortgage loan defined In this subsection, the term covered mortgage loan means any loan which is secured by a first or subordinate lien on residential real property (including individual units of condominiums and housing cooperatives) or stock or membership in a cooperative ownership housing corporation designed principally for the occupancy of between 1 and 4 families that is— 
 (A) insured by the Federal Housing Administration under title II of the National Housing Act ( 12 U.S.C. 1707 et seq. ); (B) guaranteed under section 184 or 184A of the Housing and Community Development Act of 1992 (12 U.S.C. 1715z–13a, 1715z–13b); 
 (C) made, guaranteed, or insured by the Department of Veterans Affairs; or (D) made, guaranteed, or insured by the Department of Agriculture. 
 (2) Opportunity for borrowers A borrower with respect to a covered mortgage loan who is 30 days or more delinquent on payments for the covered mortgage loan shall be given an opportunity to participate in available housing counseling. (3) Cost If the requirements of sections 202(a)(3) and 205(f) of the National Housing Act ( 12 U.S.C. 1708(a)(3) , 1711(f)) are met, the fair market rate cost of counseling for delinquent borrowers described in paragraph (2) with respect to a covered mortgage loan described in paragraph (1)(A) shall be paid for by the Mutual Mortgage Insurance Fund, as authorized under section 203(r)(4) of the National Housing Act ( 12 U.S.C. 1709(r)(4) ). . 
 102. 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 of 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 (1) In general The Secretary may establish a program to 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. 
 (2) Sunset The program established under paragraph (1) shall terminate on the date that is 7 years after the date of the enactment of this subsection. (e) Treatment of projects Projects assisted under this section shall be treated as projects assisted under the Community Development Block Grant program under title I of the Housing and Community Development Act of 1974 ( 42 U.S.C. 5301 et seq. ). 
 (f) Rule of construction Nothing in this section may be construed to preempt a State or local building code. (g) Definitions In this section: 
 (1) 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. (2) 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 6 stories in height. 
 103. Exemption on construction or modification of residential housing located on an infill site 
 (a) Exemption In providing assistance under section 501, 502, 504, 515, 533, or 538 of the Housing Act of 1949 ( 42 U.S.C. 1471 , 1472, 1474, 1485, 1490m, or 1490p–2) for the construction or modification of residential housing located on an infill site, the Secretary of Agriculture shall not be required to carry out any study or report on the environmental effects of such assistance. (b) Report Not later than the date that is 5 years after the date of enactment of this section, the Secretary of Agriculture shall submit, to the Committee on Financial Services of the House of Representatives and the Committee on Banking, Housing, and Urban Affairs of the Senate, a report that— 
 (1) determines whether the implementation of this section— (A) reduced the amount of time it takes to review an application for assistance under the sections of the Housing Act of 1949 identified in subsection (a); and 
 (B) reduced the administrative cost of providing such assistance; (2) describes how the implementation of this section affects the affordable housing sector in rural America; and 
 (3) includes any legislative recommendations from the Secretary of Agriculture. (c) Definitions In this section: 
 (1) Greenfield The term greenfield means a site that has not been developed, including a woodland, farmland, and an open field. (2) Infill site The term infill site — 
 (A) means a site that is served by existing infrastructure, including water lines, sewer lines, and roads; and (B) does not include— 
 (i) a site that is served by existing infrastructure that only consists of a road; (ii) a site within a census tract designated as very high or relatively high risk for wildfire, coastal flooding, and riverine flooding under the National Risk Index of the Federal Emergency Management Agency pursuant to section 206 of the Robert T. Stafford Disaster Relief and Emergency Assistance Act ( 42 U.S.C. 5136 ); and 
 (iii) a greenfield. 104. Database of publicly owned land (a) In general Section 104(b) of the Housing and Community Development Act of 1974 ( 42 U.S.C. 5304(b) ) is amended— 
 (1) in paragraph (5), by striking and at the end; (2) in paragraph (6), by striking the period at the end and inserting ; and ; and 
 (3) by adding at the end the following: (7) the grantee maintains, on a publicly accessible website, a searchable database that identifies all parcels of undeveloped land owned by the grantee. . 
 (b) Effective date The amendment made by this subsection shall take effect on October 1, 2026. 105. FHA Small-Dollar Mortgages (a) In general Not later than 1 year after the date of the enactment of this section, the Secretary of Housing and Urban Development, acting through the Federal Housing Commissioner, may establish a Pilot Program to increase access to small-dollar mortgages for mortgagors which may include— 
 (1) authorizing direct payments to mortgagees to incentivize the origination of small-dollar mortgages; (2) adjusting terms and costs imposed by the Federal Housing Administration with respect to small-dollar mortgages; 
 (3) providing direct grants for mortgagors who obtain small-dollar mortgages to cover costs associated with— (A) down payments; 
 (B) closing costs; (C) appraisals; and 
 (D) title insurance; (4) conducting outreach to potential mortgagors about the availability of small-dollar mortgages; and 
 (5) providing technical assistance for mortgagees that originate small-dollar mortgages. (b) Report Beginning not later than 1 year after the establishment of the Pilot Program under subsection (a) and ending 1 year after the sunset of the Pilot Program, the Federal Housing Commissioner shall submit to the Congress an annual report that— 
 (1) tracks and evaluates the outcomes of small-dollar mortgages originated by mortgagees as a result of support provided under subsection (a); (2) analyzes risks of the Pilot Program to the solvency of the Mutual Mortgage Insurance Fund; 
 (3) includes data with respect to— (A) the number of small-dollar mortgages originated in the 10-year period preceding the date of the enactment of this section, including small-dollar mortgages insured or guaranteed by the Federal Government and small-dollar mortgages not insured by the Federal Government; 
 (B) the original principal balance of each small-dollar mortgage identified under subparagraph (A); (C) demographic information about the mortgagors associated with each such small-dollar mortgages; and 
 (D) the number and type of mortgagees that offer small-dollar mortgages; (4) provides a description of the fixed costs that are associated with mortgages and the impact of such costs on the ability of lenders to earn a market rate return on small-dollar mortgages; and 
 (5) includes analysis, by regions of the United States, including rural regions, that identifies regions with the greatest need for, and the highest likelihood of, the origination of small-dollar mortgages and regions that could benefit the most from increased availability of small-dollar mortgages. (c) Sunset The Pilot Program established under subsection (a) shall terminate on the date that is 4 years after the date on which the Pilot Program is established under subsection (a). 
 (d) Expiration of authority After the expiration of the 3-year period beginning on the date of enactment of this section, neither the Federal Housing Commissioner nor the Secretary of Housing and Urban Development may newly establish a Pilot Program to increase access to small-dollar mortgages for mortgagors. (e) Small-dollar mortgage defined The term small-dollar mortgage means a mortgage that— 
 (1) has an original principal balance of $100,000 or less; and (2) is secured by a 1- to 4-unit property that is the principal residence of the mortgagor. 
 106. Temperature Sensor Pilot Program 
 (a) In general The Secretary of Housing and Urban Development shall establish a temperature sensor Pilot Program to provide grants to public housing agencies and owners of covered federally assisted rental dwelling units to acquire, install, and test the efficacy of approved temperature sensors in residential dwelling units to ensure such units remain in compliance with temperature requirements. (b) Eligibility (1) In general The Secretary shall, not later than 180 days after the date of the enactment of this Act, establish eligibility criteria for public housing agencies and owners of covered federally assisted rental dwelling units to participate in the Pilot Program established pursuant to subsection (a). 
 (2) Criteria In establishing the eligibility criteria described in paragraph (1), the Secretary shall ensure— (A) the Pilot Program includes a diverse range of participants that represent different geographic regions, climate regions, unit sizes, and types of housing; and 
 (B) that the functionality of an approved temperature sensor will be installed and tested using amounts awarded under this section, including internet connectivity requirements. (c) Installation Each public housing agency or owner of a covered federally assisted rental dwelling unit that acquires 1 or more approved temperature sensors under this section shall, after receiving written permission from the resident of a dwelling unit, install such temperature sensor and monitor the data from such temperature sensor. 
 (d) Collection of complaint records 
 (1) In general Each public housing agency or owner of a covered federally assisted rental dwelling unit that installs 1 or more approved temperature sensors under this section shall collect and retain information about temperature-related complaints and violations. (2) Definitions The Secretary shall, not later than 180 days after the date of the enactment of this Act, define the terms temperature-related complaints and temperature-related violations for the purposes of this section. 
 (e) Data collection 
 (1) In general Data collected from temperature sensors acquired and installed by public housing agencies and owners of covered federally assisted rental dwelling units under this section shall be retained until the Secretary notifies the public housing agency or owner that the Pilot Program and the evaluation of the Pilot Program are complete. (2) Personally identifiable information The Secretary shall, not later than 180 days after the date of the enactment of this Act, establish standards for the protection of personally identifiably information collected during the Pilot Program by public housing agencies, owners of federally assisted rental dwelling units, and the Secretary. 
 (f) Pilot program evaluation 
 (1) Interim evaluation Not later than 12 months after the establishment of the Pilot Program under this section, the Secretary shall publicly publish and submit to the Congress a report that— (A) examines the number of temperature-related complaints and violations in federally assisted rental dwelling units with temperature sensors, disaggregated by temperature sensor technology and climate region— 
 (i) that occurred before the installation of such sensor, if known; and (ii) that occurred after the installation of such sensor; and 
 (B) identifies any barriers to full utility of temperature sensor capabilities, including broadband internet access and tenant participation. (2) Final evaluation Not later than 36 months after the conclusion of the Pilot Program established by the Secretary under this section, the Secretary shall publicly publish and submit to the Congress a report that— 
 (A) examines the number of temperature-related complaints and violations in federally assisted rental dwelling units with temperature sensors, disaggregated by temperature sensor technology and climate region— (i) that occurred before the installation of such sensor; and 
 (ii) that occurred after the installation of such sensor; (B) identifies any barriers to full utility of temperature sensor capabilities, including broadband internet access and tenant participation; and 
 (C) compares the utility of various temperature sensor technologies based on— (i) climate zones; 
 (ii) cost; (iii) features; and 
 (iv) any other factors identified by the Secretary. (g) Treatment of projects Projects assisted under this section shall be treated as projects assisted under the Community Development Block Grant program under title I of the Housing and Community Development Act of 1974 ( 42 U.S.C. 5301 et seq. ). 
 (h) Sunset The Pilot Program established under this section shall terminate on the date that is 3 years after the date of the enactment of this section. (i) Definitions For the purposes of this section: 
 (1) Approved temperature sensor The term approved temperature sensor means an internet capable temperature reporting device able to measure ambient air temperature to the tenth degree Fahrenheit and Celsius selected from a list of such devices approved in advance by the Secretary. (2) Assistance The term assistance means any grant, loan, subsidy, contract, cooperative agreement, or other form of financial assistance, but such term does not include the insurance or guarantee of a loan, mortgage, or pool of loans or mortgages. 
 (3) Covered federally assisted rental dwelling unit The term covered federally assisted rental dwelling unit means a residential dwelling unit that is made available for rental and for which assistance is provided, or that is part of a housing project for which assistance is provided, under— (A) the program for project-based rental assistance under section 8 of the United States Housing Act of ( 42 U.S.C. 1437f ); 
 (B) the public housing program under the United States Housing Act of 1937 ( 42 U.S.C. 1437 et seq. ); (C) the program for supportive housing for the elderly under section 202 of the Housing Act of 1959 ( 12 U.S.C. 1701q ); or 
 (D) the program for supportive housing for persons with disabilities under section 811 of the Cranston-Gonzalez National Affordable Housing Act ( 42 U.S.C. 8013 ). (4) Owner The term owner means— 
 (A) with respect to the program for project-based rental assistance under section 8 of the United States Housing Act of 1937 ( 42 U.S.C. 1437f ), any private person or entity, including a cooperative, an agency of the Federal Government, or a public housing agency, having the legal right to lease or sublease dwelling units; (B) with respect to the public housing program under the United States Housing Act of 1937 (42 U.S.C. et seq.), a public housing agency or an owner entity of public housing units as defined in section 905.108 of title 24, Code of Federal Regulations; 
 (C) with respect to the program for supportive housing for the elderly under section 202 of the Housing Act of 1959 ( 12 U.S.C. 1701q ), a private nonprofit organization as defined under section (k)(4) of the Housing Act of 1959; and (D) with respect to the program for supportive housing for persons with disabilities under section 811 of the Cranston-Gonzalez National Affordable Housing Act ( 42 U.S.C. 8013 ), a private nonprofit organization as defined under section 811(k)(5) of the Cranston-Gonzalez National Affordable Housing Act. 
 107. 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, cooperative 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; (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 subsection (b); (2) a summary of the localities that have adopted recommendations from the guidelines and best practices, pursuant to subsection (b); 
 (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; 
 (5) a general summary of the types of updates localities have made to their local zoning framework; (6) with respect to the States that have adopted a State zoning framework or recommendations from the guidelines and best practices, the effect of such adoptions; and 
 (7) a summary of any recommendations that were routinely not adopted by States or by localities. (e) Rule of construction Nothing in this section may be construed to permit the Department of Housing and Urban Development to take an adverse action against or fail to provide otherwise offered actions or services for any State or locality if the State or locality declines to adopt a guideline or best practice under subsection (b). 
 II Building More in America 
 201. Increasing housing in opportunity zones 
 (a) Covered grant defined In this section, the term covered grant means any competitive grant relating to the construction, modification, rehabilitation, or preservation of housing, as determined by the Secretary of Housing and Urban Development. (b) Priority When awarding a covered grant, the Secretary of Housing and Urban Development may give additional weight to applicants with proposed activities or projects that are located in or substantially and directly benefit a community designated as a qualified opportunity zone under section 1400Z–1 of the Internal Revenue Code of 1986. 
 202. Whole-Home Repairs Act 
 (a) Definitions In this section: (1) Affordable unit The term affordable unit means a unit for which the monthly rental payment is not more than 30 percent of the gross income of an individual earning at or below 80 percent of the area median income, as defined by the Secretary. 
 (2) Assisted unit The term assisted unit means a unit that undergoes repair or rehabilitation work through a whole-home repairs program administered by an implementing organization under this section. (3) Eligible home-owner The term eligible home-owner means a home-owner— 
 (A) with a household income that— (i) is not more than 80 percent of the area median income; or 
 (ii) meets the income eligibility requirements for receiving assistance or benefits under a specified program, as defined in paragraph (11); and (B) who is— 
 (i) an owner of record as evidenced by a publicly recorded deed, or other document recorded by the Bureau of Indian Affairs, and occupies the home on which repairs are to be conducted as their principal residence; (ii) an owner-occupant of the manufactured home on which repairs are to be conducted; 
 (iii) an owner-occupant of the cooperative housing unit on which repairs are to be conducted; or (iv) an owner who can demonstrate an ownership interest in the property, or trust land leasehold, on which repairs are to be conducted, including a person who has inherited an interest in that property. 
 (4) Eligible landlord The term eligible landlord means an individual— (A) who owns, as determined by the relevant implementing organization, fewer than 10 eligible rental properties, with a majority of affordable units and not more than 25 total units, operated as primary residences in which a majority ownership interest is held by the individual, the spouse of the individual, or the dependent children of the individual, or any closely held legal entity controlled by the individual, the spouse of the individual, or the dependent children of the individual, either individually or collectively; and 
 (B) who agrees to the provisions described in subsection (b)(3). (5) Eligible rental property The term eligible rental property means a residential property that— 
 (A) is leased, or offered exclusively for lease, as a primary residence by an eligible landlord; and (B) includes affordable units. 
 (6) Forgivable loan The term forgivable loan means a loan— (A) made to an eligible landlord; 
 (B) that is secured by a lien recorded against a residential property; and (C) that may be forgiven by the implementing organization not later than the date that is 3 years after the completion of the repairs if the eligible landlord has maintained compliance with the loan agreement described in subsection (b)(3). 
 (7) Implementing organization The term implementing organization — (A) means a unit of general local government or a State that— 
 (i) will administer a whole-home repairs program through an agency, department, or other entity; or (ii) enters into agreements with 1 or more local governments, Indian Tribes, municipal authorities, other governmental authorities, including a tribally designated housing entity, or qualified nonprofit organizations, to administer a whole-home repairs program as a subrecipient; and 
 (B) does not include a redundant entity in a jurisdiction already served by a grantee under subsection (b). (8) Indian Tribe The term Indian Tribe has the meaning given the term in section 4 of the Native American Housing Assistance and Self-Determination Act of 1996 ( 25 U.S.C. 4103 ). 
 (9) Qualified nonprofit The term qualified nonprofit means a nonprofit organization that— (A) has received funding, as a recipient or subrecipient, through— 
 (i) the Community Development Block Grant program under title I of the Housing and Community Development Act of 1974 ( 42 U.S.C. 5301 et seq. ); (ii) the HOME Investment Partnerships program under subtitle A of title II of the Cranston-Gonzalez National Affordable Housing Act ( 42 U.S.C. 12741 et seq. ); 
 (iii) the Lead-Based Paint Hazard Reduction grant program under section 1011 of the Residential Lead-Based Paint Hazard Reduction Act of 1992 ( 42 U.S.C. 4852 ), a grant under the Healthy Homes Initiative administered by the Secretary pursuant to sections 501 and 502 of the Housing and Urban Development Act of 1970 ( 12 U.S.C. 1701z–1 , 1701z–2), or a grant under the Older Adult Home Modification Grants Program authorized under the Consolidated Appropriations Act, 2024 ( Public Law 118–42 ), or any successor Act, to make safety and functional home modification repairs and renovations to meet the needs of low-income seniors to enable them to remain in their primary residence; (iv) the Self-Help and Assisted home-ownership Opportunity program authorized under section 11 of the Housing Opportunity Program Extension Act of 1996 ( 42 U.S.C. 12805 note); 
 (v) a rural housing program under title V of the Housing Act of 1949 ( 42 U.S.C. 1471 et seq. ); or (vi) the Neighborhood Reinvestment Corporation established under the Neighborhood Reinvestment Corporation Act ( 42 U.S.C. 8101 et seq. ); 
 (B) has coordinated, performed, or otherwise been engaged in weatherization, lead remediation, or home-repair work for not less than 2 years; (C) has been certified by the Environmental Protection Agency, or by a State authorized by the Environmental Protection Agency to administer a certification program, as— 
 (i) eligible to carry out activities under the lead renovation, repair, and painting program under section 402(c) or 404 of the Toxic Substances Control Act ( 15 U.S.C. 2682(c) , 2684); or (ii) a Home Certification Organization under the Energy Star program established by section 324A of the Energy Policy and Conservation Act ( 42 U.S.C. 6294a ) or the WaterSense program under section 324B of that Act ( 42 U.S.C. 6294b ), or recognized or otherwise approved by the Environmental Protection Agency as a Home Certification Organization under either of those programs; or 
 (D) is a community development financial institution, as defined in section 103 of the Community Development Banking and Financial Institutions Act of 1994 ( 12 U.S.C. 4702 ). (10) Secretary The term Secretary means the Secretary of Housing and Urban Development. 
 (11) Specified program For purposes of paragraph (3)(A)(ii), the term specified program means any of the following: (A) The Medicaid program established under title XIX of the Social Security Act ( 42 U.S.C. 1396 et seq. ). 
 (B) The State Children's Health Insurance Program established under title XXI of the Social Security Act ( 42 U.S.C. 1397aa et seq. ). (C) The supplemental security income benefits program established under title XVI of the Social Security Act ( 42 U.S.C. 1381 et seq. ). 
 (D) The supplemental nutrition assistance program established under the Food and Nutrition Act of 2008 ( 7 U.S.C. 2011 et seq. ). (E) The temporary assistance for needy families program established under part A of title IV of the Social Security Act ( 42 U.S.C. 601 et seq. ). 
 (12) State The term State means— (A) each State of the United States; 
 (B) the District of Columbia; (C) the Commonwealth of Puerto Rico; 
 (D) any territory or possession of the United States; and (E) an Indian Tribe. 
 (13) Tribally designated housing entity The term tribally designated housing entity has the meaning given the term in section 4 of the Native American Housing Assistance and Self-Determination Act of 1996 ( 25 U.S.C. 4103 ). (14) Whole-home repairs The term whole-home repairs means modifications, repairs, or updates to home-owner or renter-occupied units to address— 
 (A) physical and sensory accessibility for individuals with disabilities and older adults, such as bathroom and kitchen modifications, installation of grab bars and handrails, guards and guardrails, lifting devices, ramp additions or repairs, sidewalk addition or repair, or doorway or hallway widening; (B) habitability and safety concerns, such as repairs needed to ensure residential units are fit for human habitation and free from defective conditions or health and safety hazards; or 
 (C) energy and water efficiency, resilience, and weatherization. (b) Pilot program (1) Establishment There is authorized a Pilot Program to provide grants to implementing organizations to administer a whole-home repairs program for eligible home-owners and eligible landlords. 
 (2) Use of funds An implementing organization that receives a grant from appropriated funds made available for this subsection— (A) shall provide grants to eligible home-owners to implement whole-home repairs not covered by other Federal home repair programs up to a maximum amount per unit, which maximum amount should— 
 (i) reflect local construction costs and the level of repairs needed in each unit; and (ii) be calculated and approved by the Secretary; 
 (B) shall provide loans, which may be forgivable, to eligible landlords to implement whole-home repairs not covered by other Federal home repair programs for individual affordable units, public and common use areas within the property, and common structural elements up to a maximum amount per unit, area, or element, as applicable, which maximum amount should— (i) reflect local construction costs; and 
 (ii) be calculated and approved by the Secretary; (C) shall evaluate, or provide assistance to eligible home-owners and eligible landlords to evaluate, whole-home repair program funds provided under this subsection with Federal, State, Tribal, and local home repair programs to provide the greatest benefit to the greatest number of eligible landlords and eligible home-owners and avoid duplication of benefits and redundancies for the same home repairs; 
 (D) shall require that— (i) all repairs funded or facilitated through an award under this subsection have been completed; 
 (ii) if repairs are not completed and the plan for whole-home repairs is not updated to reflect the new scope of work, that the loan or grant is repaid on a prorated basis based on completed work; and (iii) any unused grant or loan balance is returned to the implementing organization, and is reused by the implementing organization for a new whole-home repair grant or loan under this subsection; 
 (E) may use not more than 5 percent of the awarded funds to carry out related functions, including workforce training for home repair professions, which shall be related to efforts to increase the number of home repairs performed and approved by the Secretary; (F) may use not more than 10 percent of the awarded funds for administrative expenses; 
 (G) shall comply with Federal accessibility requirements and standards under applicable Federal fair housing and civil rights laws and regulations, including section 504 of the Rehabilitation Act of 1973 ( 29 U.S.C. 794 ); and (H) shall ensure that rental properties assisted under subparagraph (B) shall be treated as projects assisted under title I of the Housing and Community Development Act of 1974 ( 42 U.S.C. 5301 et seq. ). 
 (3) Loan agreement In a loan agreement with an eligible landlord under this subsection, an implementing organization shall include provisions establishing that the eligible landlord shall, for each eligible rental property for which a loan is used to fund repairs under this subsection— (A) comply with Federal accessibility requirements and standards under applicable Federal fair housing and civil rights laws and regulations, including section 504 of the Rehabilitation Act of 1973 ( 29 U.S.C. 794 ); and 
 (B) 
 (i) if the landlord is renting the assisted units available in the eligible rental property to tenants receiving tenant-based rental assistance under section 8(o) of the United States Housing Act of 1937 ( 42 U.S.C. 1437f(o) ), under another tenant-based rental assistance program administered by the Secretary or the Secretary of Agriculture, or under a tenant-based rental subsidy provided by a State or local government, comply with the program requirements under the relevant tenant-based rental assistance program; or (ii) if the eligible landlord is not renting to tenants receiving rental-based assistance as described in clause (i)— 
 (I) 
 (aa) offer to extend the lease of current tenants on current terms, other than the terms described in subclause (iv) for not less than 3 years beginning after the completion of the repairs, unless the lease is terminated due to failure to pay rent, performance of an illegal act within the rental unit, or a violation of an obligation of tenancy that the tenants failed to correct after notice; and (bb) if the tenant of an assisted unit moves out of the assisted unit at any point in the 3-year period following the loan agreement, maintain the unit as an affordable unit for the remainder of the 3-year period; 
 (II) provide documentation verifying that the property, upon completion of approved renovations, has met all applicable State and local housing and building codes; (III) attest that the landlord has no known serious violations of renter protections that have resulted in fines, penalties, or judgments during the preceding 10 years; and 
 (IV) cap an

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Plain-English summary

Confidence: high · Complexity: complex · Model: grok-4.5

Related issues

• Housing
• Veterans Affairs
• Regulation & Agency Oversight

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