Introduced in House — H.R. 6644

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.

Section 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:

Title I Building Smarter for the 21st Century

Sec. 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.

Sec. 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.

Sec. 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.

Sec. 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.

Sec. 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.

Sec. 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.

Sec. 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.

Title II Modernizing Local Development and Rural Housing Programs

Sec. 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 Development Act of 1968 (12 U.S.C. 1701u), and any implementing regulations or guidance, shall not apply to an activity assisted under this title that involves rehabilitation, construction, or other development of housing if—
(1)
the recipient of assistance under this title is—
(A)
a State recipient pursuant to section 216; or
(B)
a participating jurisdiction that received a total allocation of less than $3,000,000 in the most recent fiscal year pursuant to section 216; and
(2)
the total number of dwelling units assisted as a part of such activity is 50 or fewer.

(m) Technical amendments

The Cranston-Gonzalez National Affordable Housing Act (42 U.S.C. 12701 et seq.) is amended—

(1)

by striking Stewart B. McKinney Homeless Assistance Act each place it appears and inserting McKinney-Vento Homeless Assistance Act; and

(2)

by striking Committee on Banking, Finance and Urban Affairs each place it appears and inserting Committee on Financial Services.

Sec. 202. Community Development Fund Amendments

(a) Identifying Regulatory Barriers to Housing Supply

Section 104 of the Housing and Community Development Act of 1974 (42 U.S.C. 5304) is amended by adding at the end the following:

(n) Plan To track and reduce overly burdensome land use policies
(1) In general
Beginning 1 year after the date of the enactment of this subsection, prior to receipt in any fiscal year of a grant from the Secretary under subsection (b), (d)(1), or (d)(2)(B) of section 106, each recipient shall have prepared and submitted, not less frequently than once during the preceding 5-year period, a description of—
(A)
whether the jurisdiction served by the recipient has adopted any of the types of land use policies described in paragraph (2) during the preceding 5-year period;
(B)
the plans the jurisdiction served by the recipient has to adopt and implement any of the types of land use policies described in paragraph (2); and
(C)
any ways in which the jurisdiction served by the recipient expects the planned adoption of any of the types of land use policies described in paragraph (2) would benefit the jurisdiction.
(2) Types of land use policies
The types of policies to be considered for the purposes of the submission of information required under paragraph (1) include the following:
(A)
Expanding by-right multifamily zoned areas.
(B)
Allowing duplexes, triplexes, or fourplexes in areas zoned primarily for single-family residential homes.
(C)
Allowing manufactured homes in areas zoned primarily for single-family residential homes.
(D)
Allowing multifamily development in retail, office, and light manufacturing zones.
(E)
Allowing single-room occupancy development wherever multifamily housing is allowed.
(F)
Reducing minimum lot size.
(G)
Ensuring historic preservation requirements and other land use policies or requirements are coordinated to encourage creation of housing in historic buildings and historic districts.
(H)
Increasing the allowable floor area ratio by allowing a higher ratio of total floor area in a building in comparison to its lot size.
(I)
Creating transit-oriented development zones.
(J)
Streamlining or shortening permitting processes and timelines, including through one-stop and parallel-process permitting.
(K)
Eliminating or reducing off-street parking requirements.
(L)
Ensuring impact and utility investment fees accurately reflect required infrastructure needs and related impacts on housing affordability are otherwise mitigated.
(M)
Allowing off-site construction, including prefabricated construction.
(N)
Reducing or eliminating minimum unit square footage requirements.
(O)
Allowing the conversion of office units to apartments.
(P)
Allowing the subdivision of single-family homes into duplexes.
(Q)
Allowing accessory dwelling units, including detached accessory dwelling units, on all lots with single-family homes.
(R)
Establishing density bonuses.
(S)
Eliminating or relaxing residential property height limitations.
(T)
Using property tax abatements to enable higher density and mixed-income communities.
(U)
Donating vacant land for affordable housing development.
(V)
Enacting other relevant high-density single-family and multifamily zoning policies that the recipient chooses to report.
(3) Effect of submission
A submission under this subsection shall not be binding with respect to the use or distribution of amounts received under section 106.
(4) Acceptance or nonacceptance of plan
The acceptance or nonacceptance of any plan submitted under this subsection in which the information required under this subsection is provided may not be considered an endorsement or approval of the plan, policies, or methodologies, or lack thereof.
(5) Prohibition on use of information for enforcement
Information provided by a recipient to the Secretary under this subsection may not be used as the basis for any enforcement action.

(b) Addition of affordable housing construction as an eligible activity

(1) Eligible activity

Section 105(a) of the Housing and Community Development Act of 1974 (42 U.S.C. 5305(a)) is amended—

(A)

in paragraph (25)(D), by striking and at the end;

(B)

in paragraph (26), by striking the period at the end and inserting ; and; and

(C)

by adding at the end the following new paragraph:

(27)
the new construction of affordable housing, within the meaning given such term under section 215 of the Cranston-Gonzalez National Affordable Housing Act (42 U.S.C. 12745).

(2) Low and moderate income requirement

Section 105(c)(3) of the Housing and Community Development Act of 1974 (42 U.S.C. 5305(c)(3)) is amended by striking or rehabilitation and inserting , rehabilitation, or new construction.

(3) Applicability

The amendments made by this subsection shall apply with respect only to amounts appropriated after the date of the enactment of this Act.

(c) Databases of publicly owned land

(1) In general

Section 104(b) of the Housing and Community Development Act of 1974 (42 U.S.C. 5304(b)) is amended—

(A)

in paragraph (5), by striking and at the end;

(B)

in paragraph (6), by striking the period at the end and inserting ; and; and

(C)

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.

(2) Effective date

The amendments made by this subsection shall take effect on October 1, 2026.

Sec. 203. Planning and implementation grants for affordable housing

(a) Planning grants

Not later than 1 year after the date of the enactment if this section, the Secretary of Housing and Urban Development shall, using selection criteria determined by the Secretary, award grants on a competitive basis to regional planning agencies or consortia to use to assist planning activities with respect to affordable housing, including—

(1)

the development of housing plans;

(2)

the substantial improvement of State or local housing strategies;

(3)

the development of new regulatory requirements and processes;

(4)

the reforming of zoning codes;

(5)

increasing the capacity to conduct housing inspections;

(6)

increasing the capacity to reduce barriers to housing supply elasticity and housing affordability;

(7)

the development of local or regional plans for community development; and

(8)

the substantial improvement of community development strategies, including strategies designed to—

(A)

increase the availability of affordable housing and access to affordable housing;

(B)

increase access to public transportation; and

(C)

advance sustainable or location-efficient community development goals.

(b) Implementation and livable community investment grants

(1) In general

Not later than 1 year after the date of the enactment if this section, the Secretary shall award implementation grants on a competitive basis to eligible entities to use to—

(A)

implement and administer housing strategies and housing plans;

(B)

fund any community investments that support goals identified in a housing strategy or housing plan;

(C)

implement and administer regulatory requirements and processes with respect to reformed zoning codes;

(D)

increase the capacity to conduct housing inspections;

(E)

increase the capacity to reduce barriers to housing supply elasticity and housing affordability;

(F)

implement and administer local or regional plans for community development; and

(G)

fund any planning to increase—

(i)

the availability of affordable housing and access to affordable housing;

(ii)

access to public transportation; and

(iii)

any location-efficient community development goals.

(2) Definitions

In this subsection:

(A) Eligible entity

The term eligible entity means a State, insular area, metropolitan city, or urban county, as such terms are defined in section 102 of the Housing and Community Development Act of 1974.

(B) Housing plan

The term housing plan means a plan to, with respect to an area within the jurisdiction of an eligible entity—

(i)

increase the amount of available housing to meet the demand for such housing and any projected increase in the demand for such housing;

(ii)

increase the affordability of housing;

(iii)

increase the accessibility of housing for people with disabilities, including location-efficient housing;

(iv)

preserve or improve the quality of housing;

(v)

reduce barriers to housing development; and

(vi)

coordinate with transportation-related agencies.

(C) Housing strategy

The term housing strategy means a housing strategy required under section 105 of the Cranston-Gonzalez National Affordable Housing Act.

(c) Coordination

To the extent practicable, the Secretary shall coordinate with the Federal Transit Administrator in carrying out this section.

(d) Use for administrative costs

Any entity that receives a grant under this section may not use more than 15 percent of such grant amounts for administrative costs.

(e) Rules of construction

(1) In general

Except as otherwise provided by this section, amounts appropriated or otherwise made available under this section shall be subject to the community development block grant program requirements under subsection (a)(1).

(2) Exceptions

(A) Housing construction

Expenditures on new construction of housing shall be an eligible expense under this section.

(B) Buildings for general conduct of government

Expenditures on building for the general conduct of government, other than the Federal Government, shall be eligible under this section when necessary and appropriate as a part of a natural hazard mitigation project.

Sec. 204. Rural housing service program improvements

(a) In general

Section 504(a) of the Housing Act of 1949 (42 U.S.C. 1474(a)) is amended—

(1)

in the first sentence, by inserting and may make a loan to an eligible low-income applicant after applicant;

(2)

by inserting Not less than 60 percent of loan funds made available under this section shall be reserved and made available for very low-income applicants. after the first sentence; and

(3)

by striking $7,500 and inserting $15,000.

(b) Annual report on rural housing programs

Title V of the Housing Act of 1949 (42 U.S.C. 1471 et seq.), as amended by this section, is amended by adding at the end the following:

545. Annual report
(a) In general
The Secretary 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 and publish on a website of the Department of Agriculture an annual report on the rural housing programs carried out under this title.
(b) Contents
The report required under subsection (a) shall include shall include significant details on the information about the health of the programs carried out by the Rural Housing Service, including—
(1)
raw data about loan performance that can be sorted by program and region;
(2)
a description of the housing stock of such programs;
(3)
information about why properties end participation in such programs, including maturation prepayment, foreclosure, or other servicing issues; and
(4)
risk ratings for properties assisted under such programs.
(c) Protection of information
Data included in a report required under subsection (a) may be aggregated or anonymized to protect the financial information and personal information of program participants.

(c) Application review

(1) Sense of Congress

It is the sense of the Congress, not later than 90 days after the date on which the Secretary of Agriculture receives an application for a loan, grant or combined loan and grant under section 502 or 504 of the Housing Act of 1949 (42 U.S.C. 1472, 1474), the Secretary of Agriculture should—

(A)

review the application;

(B)

complete the underwriting;

(C)

make a determination of eligibility with respect to the application; and

(D)

notify the applicant of determination.

(2) Report

(A) In general

Not later than 90 days after the date of enactment of this Act, and annually thereafter until the date described in subparagraph (B), 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—

(i)

details the timeliness of eligibility determinations and final determinations with respect to applications under section 502 and 504 of the Housing Act of 1949 (42 U.S.C. 1472, 1474), including justifications for any eligibility determinations taking longer than 90 days; and

(ii)

includes recommendations to shorten the timeline for notifications of eligibility determinations described in subparagraph (A) to not more than 90 days.

(B) Date described

The date described in this paragraph is the date on which, during the preceding 5-year period, the Secretary of Agriculture provides each eligibility determination described in subparagraph (A) during the 90-day period beginning on the date on which each application is received.

(d) GAO report on Rural Housing Service technology

Not later than 1 year after the date of enactment of this Act, the Comptroller General of the United States shall submit to the Congress a report that includes—

(1)

an analysis of how the outdated technology used by the Rural Housing Service impacts participants in the programs of the Rural Housing Service;

(2)

an estimate of the amount of funding that is needed to modernize the technology used by the Rural Housing Service; and

(3)

an estimate of the number and type of new employees the Rural Housing Service needs to modernize the technology used by the Rural Housing Service.

Sec. 205. Choice in Affordable Housing

(a) Pre-Approval of units

Section 8(o)(8)(A) of the United States Housing Act of 1937 (42 U.S.C. 1437f(o)(8)(A)) is amended by adding at the end the following:

(iv) Initial inspection prior to lease agreement
(I) Definition
In this clause, the term new landlord means an owner of a dwelling unit who has not previously entered into a housing assistance payment contract with a public housing agency under this subsection for any dwelling unit.
(II) Early inspection
Upon the request of a new landlord, a public housing agency may inspect the dwelling unit owned by the new landlord to determine whether the unit meets the housing quality standards under subparagraph (B) before the unit is selected by a family assisted under this subsection.
(III) Effect
An inspection conducted under subclause (II) that determines that the dwelling unit meets the housing quality standards under subparagraph (B) shall satisfy the requirements in this subparagraph and subparagraph (C) if the new landlord enters into a lease agreement with a family assisted under this subsection not later than 60 days after the date of the inspection.
(IV) Information when family is selected
When a public housing agency selects a family to participate in the tenant-based assistance program under this subsection, the public housing agency shall include in the information provided to the family a list of dwelling units that have been inspected under subclause (II) and determined to meet the housing quality standards under subparagraph (B).

(b) Satisfaction of inspection requirements through participation in other housing programs

Section 8(o)(8) of the United States Housing Act of 1937 (42 U.S.C. 1437f(o)(8)) is amended by adding at the end the following:

(I) Satisfaction of inspection requirements through participation in other housing programs
(i) Low-income housing tax credit-financed buildings
A dwelling unit shall be deemed to meet the inspection requirements under this paragraph if—
(I)
the dwelling unit is in a building, the acquisition, rehabilitation, or construction of which was financed by a person who received a low-income housing tax credit under section 42 of the Internal Revenue Code of 1986 in exchange for that financing;
(II)
the dwelling unit was physically inspected and passed inspection as part of the low-income housing tax credit program described in subclause (I) during the preceding 12-month period; and
(III)
the applicable public housing agency is able to obtain the results of the inspection described in subclause (II).
(ii) Home investment partnerships program
A dwelling shall be deemed to meet the inspection requirements under this paragraph if—
(I)
the dwelling unit is assisted under the HOME Investment Partnerships Program under title II of the Cranston-Gonzalez National Affordable Housing Act;
(II)
the dwelling unit was physically inspected and passed inspection as part of the program described in subclause (I) during the preceding 12-month period; and
(III)
the applicable public housing agency is able to obtain the results of the inspection described in subclause (II).
(iii) Rural Housing Service
A dwelling unit shall be deemed to meet the inspection requirements under this paragraph if—
(I)
the dwelling unit is assisted by the Rural Housing Service of the Department of Agriculture;
(II)
the dwelling unit was physically inspected and passed inspection in connection with the assistance described in subclause (I) during the preceding 12-month period; and
(III)
the applicable public housing agency is able to obtain the results of the inspection described in subclause (II).
(iv) Remote or video inspections
When complying with inspection requirements for a housing unit located in a rural or small area using assistance under this subtitle, the Secretary may allow a grantee to conduct a remote or video inspection of a unit provided that the remote or video inspection—
(I)
covers a substantially similar review of the relevant aspects of the unit compared to an in-person inspection;
(II)
does not misrepresent the condition of the unit; and
(III)
provides the information necessary to fully and accurately evaluate the conditions of the unit to ensure that the unit meets the applicable standards.
(v) Rule of construction
Nothing in clause (i), (ii), (iii), or (iv) may be construed to affect the operation of a housing program described in, or authorized under a provision of law described in, that clause.

Title III Expanding Manufactured and Affordable Housing Finance Opportunities

Sec. 301. Manufactured Housing Innovations

(a) In general

Section 603(6) of the National Manufactured Housing Construction and Safety Standards Act of 1974 (42 U.S.C. 5402(6)) is amended by striking on a permanent chassis and inserting with or without a permanent chassis.

(b) Standards for manufactured homes built without a permanent chassis

Section 604(a) of the National Manufactured Housing Construction and Safety Standards Act of 1974 (42 U.S.C. 5403) is amended by adding at the end the following:

(7) Standards for manufactured homes built without a permanent chassis
(A) In general
The Secretary shall issue revised standards for manufactured homes built without a permanent chassis and shall consult with the consensus committee in the development of such revised standards, using the process described in paragraph (4).
(B) Creating final standards
The Secretary shall, after consulting and conferring with the consensus committee, establish standards to include manufactured homes without a permanent chassis have—
(i)
a distinct label to be issued by the Secretary distinguishing manufactured homes built without a permanent chassis from manufactured homes built on a permanent chassis;
(ii)
a data plate, as described in section 3280.5 of title 24, Code of Federal Regulations, distinguishing manufactured homes built without a permanent chassis from manufactured homes built on a permanent chassis; and
(iii)
a notation on any invoice produced by the manufacturer of a manufactured home that is distinguishable from the invoice for a manufactured home constructed with a permanent chassis.

(c) Manufactured home standards and certifications

Section 604 of the National Manufactured Housing Construction and Safety Standards Act of 1974 (42 U.S.C. 5403) is amended by adding at the end the following:

(i) Manufactured home standards and certifications
(1) In general
(A) Initial certification
Subject to subparagraph (B), not later than 1 year after the date of enactment of this subsection, a State shall submit to the Secretary an initial certification that the laws and regulations of the State—
(i)
treat a manufactured home without a chassis in parity with a manufactured home (as defined and regulated by the State); and
(ii)
subject a manufactured home without a permanent chassis to the same laws and regulations of the State as a manufactured home built on a permanent chassis with respect to financing, title, insurance, manufacture, sale, taxes, transportation, installation, and other areas as the Secretary determines, after consultation with and approval by the consensus committee, are necessary to give effect to the purpose of this section.
(B) State plan submission
Any State plan submitted under subparagraph (C) shall contain the required State certification under subparagraph (A) or paragraph (3) and, if contained therein, no additional or State certification under subparagraph (A) or paragraph (3).
(C) Extended deadline
With respect to a State with a legislature that meets biennially, the deadline for the submission of the initial certification required under subparagraph (A) shall be 2 years after the date of enactment of this subsection.
(D) Late certification
(i) No waiver
The Secretary may not waive the prohibition described in paragraph (5)(B) with respect to a certification submitted after the deadline under subparagraph (A) or paragraph (3) unless the Secretary approves the late certification.
(ii) Rule of construction
Nothing in this subsection shall be construed to prevent a State from submitting the initial certification required under subparagraph (A) after the required deadline under that subparagraph.
(2) Form of State certification not presented in a State plan
The initial certification required under paragraph (1)(A), if not submitted with a State plan under paragraph (1)(B), shall contain, in a form prescribed by the Secretary, an attestation by an official that the State has taken the steps necessary to ensure the veracity of the certification required under paragraph (1)(A), including, as necessary, by—
(A)
amending the definition of manufactured home in the laws and regulations of the State; and
(B)
directing State agencies to amend the definition of manufactured home in regulations.
(3) Annual recertification
Not later than a date to be determined by the Secretary each year, a State shall submit to the Secretary an additional certification that—
(A)
confirms the accuracy of the initial certification submitted under subparagraph (A) or (B) of paragraph (1); and
(B)
certifies that any new laws or regulations enacted or adopted by the State since the date of the previous certification do not change the veracity of the initial certification submitted under paragraph (1)(A).
(4) List
The Secretary shall publish and maintain in the Federal Register and on the website of the Department of Housing and Urban Development a list of States that are up-to-date with the submission of initial and subsequent certifications required under this subsection.
(5) Prohibition
(A) Definition
In this paragraph, the term covered manufactured home means a home that is—
(i)
not considered a manufactured home under the laws and regulations of a State because the home is constructed without a permanent chassis;
(ii)
considered a manufactured home under the definition of the term in section 603; and
(iii)
constructed after the date of enactment of this subsection.
(B) Building, installation, and sale
If a State does not submit a certification under paragraph (1)(A) or paragraph (3) by the date on which those certifications are required to be submitted—
(i)
with respect to a State in which the State administers the installation of manufactured homes, the State shall prohibit the manufacture, installation, or sale of a covered manufactured home within the State; and
(ii)
with respect to a State in which the Secretary administers the installation of manufactured homes, the State and the Secretary shall prohibit the manufacture, installation, or sale of a covered manufactured home within the State.

(d) Other Federal laws regulating manufactured homes

The Secretary of Housing and Urban Development may coordinate with the heads of other Federal agencies to ensure that Federal agencies treat a manufactured home (as defined in Federal laws and regulations other than section 603 of the National Manufactured Housing Construction and Safety Standards Act of 1974 (42 U.S.C. 5402)) in the same manner as a manufactured home (as defined in section 603 of the National Manufactured Housing Construction and Safety Standards Act of 1974 (42 U.S.C. 5402), as amended by this Act).

(e) Assistance to States

Section 609 of the National Manufactured Housing Construction and Safety Standards Act of 1974 (42 U.S.C. 5408) is amended—

(1)

in paragraph (1), by striking and at the end;

(2)

in paragraph (2), by striking the period at the end and inserting ; and; and

(3)

by adding at the end the following:

(3)
model guidance to support the submission of the certification required under section 604(i).

(f) Preemption

Nothing in this section or the amendments made by this section may be construed as limiting the scope of Federal preemption under section 604(d) of the National Manufactured Housing Construction and Safety Standards Act of 1974 (42 U.S.C. 5403(d)).

(g) Primary authority To establish manufactured home construction and safety standards

The National Manufactured Housing Construction and Safety Standards Act of 1974 (42 U.S.C. 5401 et seq.) is further amended—

(1)

in section 603(7), by inserting energy efficiency, after design,; and

(2)

in section 604, by adding at the end the following:

(j) Primary authority To establish standards
(1) In general
The Secretary shall have the primary authority to establish Federal manufactured home construction and safety standards.
(2) Approval from Secretary
(A) In general
The head of any Federal agency that seeks to establish a manufactured home construction and safety standard on or after the date of the enactment of this subsection—
(i)
shall submit to the Secretary a proposal describing such standard; and
(ii)
may not establish such standard without approval from the Secretary.
(B) Rejection of standards
The Secretary shall reject a standard submitted to the Secretary for approval under subparagraph (A)—
(i)
if the standard would significantly increase the cost of producing manufactured homes, as determined by the Secretary;
(ii)
if the standard would conflict with existing manufactured home construction and safety standards established by the Secretary; or
(iii)
for any other reason as determined appropriate by the Secretary.
(C) Rule of construction
Nothing in this subsection may be construed to require the Secretary to establish new or revised Federal manufactured home construction and safety standards.

Sec. 302. FHA small-dollar mortgages study

(a) In general

Not later than 1 year after the date of the enactment of this section, the Secretary of Housing and Urban Development 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 about small-dollar mortgages that—

(1)

provides a proposal for a pilot program, to last not longer than 4 years, to increase access for individuals to small-dollar mortgages insured or guaranteed by the Secretary under title II of the National Housing Act to be established by the Federal Housing Administration that may include—

(A)

authorizing direct payments to lenders to incentivize the origination of small-dollar mortgages;

(B)

adjustments to the terms and costs the Federal Housing Administration requires with respect to such small-dollar mortgages;

(C)

providing direct grants for mortgagors obtaining such small-dollar mortgages to cover costs associated with—

(i)

down payments;

(ii)

closing costs;

(iii)

appraisals; and

(iv)

title insurance; and

(D)

technical assistance for lenders and financial institutions that originate such small-dollar mortgages and outreach to borrowers about the availability of such small-dollar mortgages;

(2)

provides a detailed analysis and projections about—

(A)

a methodology for tracking and evaluating the outcomes of small-dollar mortgages insured or guaranteed by the Secretary under title II of the National Housing Act to which access is provided through the pilot program, including the financial impact of such loans on the economic status of the mortgagors associated with such small-dollar mortgages;

(B)

potential risks of pilot program to the solvency of the Mutual Mortgage Insurance Fund;

(C)

the amount of appropriations required to cover the costs associated with insuring, guaranteeing, and modifying small-dollar mortgages over the length of the pilot program; and

(D)

the amount of appropriations necessary for the Secretary to administer and oversee the pilot program, including amounts to be used for information technology, financial reporting, research and evaluations, fair housing and fair lending compliance, audits, and for such other activities the Secretary determines necessary to increase access to small-dollar mortgages; and

(3)

includes data and analysis relating to small-dollar mortgages, including—

(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;

(D)

the number of financial institutions that offer small-dollar mortgages;

(E)

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

(F)

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.

(b) Definitions

In this section:

(1) Small-dollar mortgage defined

The term small-dollar mortgage means a mortgage that—

(A)

has an original principal balance of $100,000 or less; and

(B)

is secured by a 1- to 4-unit property that is the principal residence of the mortgagor.

(2) Secretary

The term Secretary means the Secretary of Housing and Urban Development.

Title IV Protecting Borrowers and Assisted Families

Sec. 401. Exclusion of certain disability benefits

(a) In general

Section 3(b)(4)(B) of the United States Housing Act of 1937 (42 U.S.C. 1437a(b)(4)(B)) is amended—

(1)

by redesignating clauses (iv) and (v) as clauses (vi) and (vii), respectively; and

(2)

by inserting after clause (iii) the following:

(iv)
with respect to the supported housing program under section 8(o)(19), any disability benefits received under chapter 11 or chapter 15 of title 38, United States Code, received by a veteran, except that this exclusion may not apply to the definition of adjusted income;
(v)
with respect to any household receiving rental assistance under the supported housing program under section 8(o)(19) as it relates to eligibility for other types of housing assistance, any disability benefits received under chapter 11 or chapter 15 of title 38, United States Code, received by a veteran, except that this exclusion may not apply to the definition of adjusted income;

(b) Service-Connected disability compensation

Section 102(a)(20) of the Housing and Community Development Act of 1974 (42 U.S.C. 5302(a)(20)) is amended by adding at the end the following:

(C) Service-connected disability compensation
When determining whether a person is a person of low and moderate income, a person of low income, or a person of moderate income under this paragraph, a State, unit of general local government, or Indian tribe shall exclude any service-connected disability compensation received by such person from the Department of Veterans Affairs.

(c) Treatment of certain disability benefits

When determining the eligibility of a veteran to rent a residential dwelling unit constructed on Department property on or after the date of the enactment of this Act, for which assistance is provided as part of a housing assistance program administered by the Secretary of Housing and Urban Development and not yet in existence at the time of the enactment of this section, the Secretary shall exclude from income any disability benefits received under chapter 11 or chapter 15 of title 38, United States Code, by such person.

(d) Report

The Comptroller General of the United States shall, not later than 1 year after the date of the enactment of this Act, submit to the Congress a report that—

(1)

examines how service-connected disability compensation is treated for the purposes of determining eligibility for all programs administered by the Secretary of Housing and Urban Development;

(2)

identifies any instances where service-connected disability compensation is treated in a manner inconsistent with the amendments made by subsections (a) and (b); and

(3)

with respect to each program administered by the Secretary of Housing and Urban Development in which service-connected disability compensation is treated inconsistently, provides legislative recommendations relating to how such program could better serve veteran populations, and under-served communities.

(e) Definitions

In this section:

(1) Secretary

The term Secretary means the Secretary of Housing and Urban Development.

(2) Department property

The term Department property has the meaning given the term in section 901 of title 38, United States Code.

Sec. 402. Military service question

(a) In general

Subpart A of part 2 of the Federal Housing Enterprises Financial Safety and Soundness Act of 1992 (12 U.S.C. 4541 et seq.) is amended by adding at the end the following:

1329. Uniform residential loan application
Not later than 6 months after the date of enactment of this section, the Director shall, by regulation or order, require each enterprise to include a disclaimer below the military service question on the form known as the Uniform Residential Loan Application stating, If yes, you may qualify for a VA Home Loan. Consult your lender regarding eligibility..

(b) GAO study

Not later than 18 months after the date of enactment of this Act, the Comptroller General of the United States shall conduct a study and submit to the Congress a report on whether or not less than 80 percent of lenders using the Uniform Residential Loan Application have included on that form the disclaimer required under section 1329 of the Federal Housing Enterprises Financial Safety and Soundness Act of 1992, as added by subsection (a).

Sec. 403. HUD–USDA–VA Interagency Coordination

(a) Memorandum of understanding

Not later than 180 days after the date of enactment of this Act, the Secretary of Housing and Urban Development, the Secretary of Agriculture, and the Secretary of Veterans Affairs shall establish a memorandum of understanding, or other appropriate interagency agreement, to share relevant housing-related research and market data that facilitates evidence-based policymaking.

(b) Interagency report

(1) Report

Not later than 1 year after the date of enactment of this Act, the Secretary of Housing and Urban Development, the Secretary of Agriculture, and the Secretary of Veterans Affairs shall jointly submit to the Committee on Banking, Housing, and Urban Affairs, the Committee on Agriculture, Nutrition, and Forestry, and the Committee on Veterans’ Affairs of the Senate and the Committee on Financial Services, the Committee on Agriculture, and the Committee on Veterans’ Affairs of the House of Representatives a report that describes opportunities for increased collaboration between the Secretary of Housing and Urban Development, the Secretary of Agriculture, and the Secretary of Veterans Affairs to improve efficiencies in housing programs.

(2) Publication

The report required under paragraph (1) shall, prior to submission, be published in the Federal Register and open for comment for a period of 30 days.

Sec. 404. Family self-sufficiency escrow expansion pilot program

Title I of the of the United States Housing Act of 1937 (42 U.S.C. 1437 et seq.) is amended by adding at the end the following:

39. Escrow expansion pilot program
(a) Definitions
In this section:
(1) Covered family
The term covered family means a family that—
(A)
receives assistance under section 8 or 9 of this Act;
(B)
is enrolled in the pilot program; and
(C)
has an adjusted income that does not exceed 80 percent of the area median income at the time of enrollment in the pilot program.
(2) Eligible entity
The term eligible entity means an entity described in subsection (c)(2) of section 23.
(3) Pilot program
The term pilot program means the pilot program established under this section.
(4) Welfare assistance
The term welfare assistance has the meaning given the term in section 984.103 of title 24, Code of Federal Regulations, or any successor regulation.
(b) Program establishment
The Secretary shall, not later than 1 year after the date of the enactment of this section, establish a pilot program under which the Secretary shall select not more than 25 eligible entities to establish and manage escrow accounts for not more than 5,000 covered families, in accordance with this subsection.
(c) Escrow accounts
(1) In general
An eligible entity selected to participate in the pilot program—
(A)
shall establish an interest-bearing escrow account and place into the account an amount equal to any increase in the amount of rent paid by each covered family in accordance with the provisions of section 3, 8(o), or 8(y), as applicable, that is attributable to increases in earned income by the covered families during the participation of each covered family in the pilot program; and
(B)
notwithstanding any other provision of law, may use existing funds it controls under section 8 or 9 for purposes of making the escrow deposit for covered families assisted under, or residing in units assisted under, section 8 or 9, respectively, provided such funds are offset by the increase in the amount of rent paid by the covered family.
(2) Withdrawls
A covered family may withdraw funds, including any interest earned, from an escrow account established by an eligible entity under the pilot program for such covered family—
(A)
after the covered family ceases to receive welfare assistance; and
(B)
(i)
not earlier than the date that is 5 years after the date on which the eligible entity establishes the escrow account under this subsection;
(ii)
not later than the date that is 7 years after the date on which the eligible entity establishes the escrow account under this subsection, if the covered family chooses to continue to participate in the pilot program after the date that is 5 years after the date on which the eligible entity establishes the escrow account;
(iii)
on the date the covered family ceases to receive housing assistance under section 8 or 9, if such date is earlier than 5 years after the date on which the eligible entity establishes the escrow account;
(iv)
earlier than 5 years after the date on which the eligible entity establishes the escrow account, if the covered family is using the funds to advance a self-sufficiency goal as approved by the eligible entity; or
(v)
under other circumstances in which the Secretary determines an exemption for good cause is warranted.
(3) Interim recertification
For the purposes of the pilot program established under this section, a covered family shall recertify income not less than once each year.
(4) Contract or plan
A covered family may not be required by an eligible entity to complete a contract that requires the participation of the covered family in the pilot program established under this section or any individual training or services plan as a condition for participating in the pilot program.
(d) Effect of increases in family income
The amount equal to any increase in the earned income of a covered family from the date of enrollment of the covered family in the pilot program established under this section through the date all funds are withdrawn from the escrow account may not be considered as income or a resource for purposes of eligibility of the covered family for other benefits, or amount of benefits payable to the family, under any program administered by the Secretary.
(e) Application
(1) In general
An eligible entity seeking to participate in the pilot program shall submit to the Secretary an application—
(A)
at such time, in such manner, and containing such information as the Secretary may require by notice; and
(B)
that includes the number of covered families to which the eligible entity intends to provide escrow accounts under this subsection.
(2) Geographic and entity variety
The Secretary shall ensure that eligible entities selected to participate in the pilot program—
(A)
are located across various States and in both urban and rural areas; and
(B)
vary by size and type, including both public housing agencies and private owners of projects receiving project-based rental assistance under section 8.
(f) Notification and opt-Out
An eligible entity participating in the pilot program shall—
(1)
notify each covered family of their enrollment in the pilot program;
(2)
provide each covered family with a detailed description of the pilot program, including how the pilot program will impact their rent and finances;
(3)
inform each covered family that the family may not simultaneously participate in the pilot program and the Family Self-Sufficiency program under this section; and
(4)
provide each covered family with the ability to elect not to participate in the pilot program—
(A)
not less than 2 weeks before the date on which the escrow account is established under subsection (c); and
(B)
at any point during the duration of the pilot program.
(g) Maximum rents
During the term of participation by a covered family in the pilot program, the amount of rent paid by the covered family shall be calculated under the rental provisions of section 3 or 8(o), as applicable.
(h) Pilot program timeline
(1) Awards
Not later than 18 months after the date of enactment of this subsection, the Secretary shall select the eligible entities to participate in the pilot program.
(2) Establishment and terms of accounts
An eligible entity selected to participate in the pilot program shall—
(A)
not later than 6 months after selection, establish escrow accounts under subsection (c) for covered families; and
(B)
maintain those escrow accounts for not less than 5 years, or until the date the family ceases to receive assistance under section 8 or 9, and, at the discretion of the covered family, not more than 7 years after the date on which the escrow account is established.
(i) Nonparticipation and housing assistance
(1) In general
A family that elects not to participate in the pilot program may not be delayed or denied assistance under section 8 or 9 for reason of such election.
(2) No termination
Housing assistance may not be terminated as a consequence of participating, or not participating, in the pilot program under this subsection for any period of time.
(j) Study
Not later than 8 years after the date the Secretary selects eligible entities to participate in the pilot program under this subsection, the Secretary shall conduct a study and 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 on outcomes for covered families that participated in the pilot program, which shall evaluate the effectiveness of the pilot program in assisting families to achieve economic independence and self-sufficiency, and the impact coaching and supportive services (this does not seem to be part of this pilot program), or the lack thereof, had on individual incomes.
(k) Waivers
To allow selected eligible entities to effectively administer the pilot program and make the required escrow account deposits under this subsection, the Secretary may waive requirements under this section.
(l) Termination
The pilot program established under this subsection shall terminate on the date that is 10 years after the date of enactment of this section.

Sec. 405. Reforms to housing counseling and financial literacy programs

(a) In general

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) Performance review
The Secretary—
(A)
may conduct periodic on-site reviews; and
(B)
shall conduct performance reviews of all participating agencies that—
(i)
consist of a review of the participating agency’s compliance with all program requirements; and
(ii)
may take into account the agency’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 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 pre-purchase 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)
permanently 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)).

Sec. 406. Establishment of eviction helpline

(a) In general

The Secretary of Housing and Urban Development shall, not later than 1 year after the date of the enactment of this Act, establish a helpline to provide tenants of covered federally assisted rental dwelling units with counseling, resources, and referrals to available assistance relating to eviction-related matters.

(b) Definitions

In this section:

(1) 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.

(2) Covered federally assisted rental dwelling unit

The term covered federally assisted rental dwelling unit means a residential dwelling unit that—

(A)

is made available for rental; and

(B)

(i)

for which assistance is provided, or that is part of a housing project for which assistance is provided, under any program administered by the Secretary of Housing and Urban Development, including—

(I)

the public housing program under the United States Housing Act of 1937 21 (42 U.S.C. 1437 et seq.);

(II)

the program for rental assistance under section 8 of the United States Housing Act of 1937 (42 U.S.C. 1437f);

(III)

the HOME Investment Partnerships program under title II of the Cranston-Gonzalez National Affordable Housing Act (42 U.S.C. 12721 et seq.);

(IV)

title IV of the McKinney-Vento Homeless Assistance Act (42 U.S.C. 11360 et seq.);

(V)

the Housing Trust Fund program under section 1338 of the Housing and Community Development Act of 1992 (12 U.S.C. 4568);

(VI)

the program for supportive housing for the elderly under section 202 of the Housing Act of 1959 (12 U.S.C. 1701q);

(VII)

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);

(VIII)

the AIDS Housing Opportunities program under subtitle D of title VIII of the Cranston-Gonzalez National Affordable Housing Act (42 U.S.C. 12901 et seq.);

(IX)

the program for Native American housing under the Native American Housing Assistance and Self-Determination Act of 1996 (25 U.S.C. 4101 et seq.); and

(X)

the program for housing assistance for Native Hawaiians under title VIII of the Native American Housing Assistance and Self-Determination Act of 1996 7 (25 U.S.C. 4221 et seq.); or

(ii)

is a property, or is on or in a property, that has a federally backed mortgage loan or federally backed multifamily mortgage loan, as 11 such terms are defined in section 4024(a) of the CARES Act (15 U.S.C. 9058(a)).

Sec. 407. Temperature Sensor Pilot Program

(a) In general

The Secretary of Housing and Urban Development shall establish a temperature sensor 3-year pilot program to provide grants to public housing agencies and owners of covered federally assisted rental dwelling units to install and test the efficacy of 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 participation in the pilot program established pursuant to subsection (a).

(2) Criteria

In establishing the eligibility criteria described in paragraph (a), 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 the temperature sensors that 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 receives 1 or more 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 receives 1 or more 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 provided to 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)

compare 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) Definitions

For the purposes of this section:

(1) Temperature sensor

The term temperature sensor means an internet capable temperature reporting device able to measure ambient air temperature to the tenth degree Fahrenheit and Celsius.

(2) Covered federally assisted housing

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 1937 (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).

(3) 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 public housing program under the United States Housing Act of 1937 (42 U.S.C. 1437 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 202(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 section 811 of the Cranston-Gonzalez National Affordable Housing Act.

Sec. 408. GAO studies

(a) Report to Congress

Not later than 1 year after the date of the enactment of this act, the Comptroller General of the United States carry out a study and submit to the Congress a report that identifies options to remove barriers and improve housing for persons who are elderly or disabled, including any potential impacts of providing capital advances for—

(1)

the program for supportive housing for the elderly under section 202 of the Housing Act of 1959; and

(2)

the program for supportive housing for persons with disabilities under section 811 of the Cranston-Gonzalez National Affordable Housing Act.

(b) GAO study To determine proximity of housing to Superfund sites

Not later than 1 year after the date of the enactment of this section, the Comptroller General of the United States shall carry out a study and submit to the Congress a report that identifies how many residential dwelling units, and how many dwelling units that are a part of public housing (as such term is defined in section 3(b) of the United States Housing Act of 1937 (42 U.S.C. 1437a(B))), are located less than one mile from a site that is included on the National Priorities List established pursuant to section 105 of the Comprehensive Environmental Response, Compensation, and Liability Act of 1980 (42 U.S.C. 9605).

Title V Enhancing Oversight of Housing Providers

Sec. 501. Requirement to testify

Section 7 of the Department of Housing and Urban Development Act (42 U.S.C. 3535) is amended by adding at the end the following new subsection:

(u) Annual testimony
The Secretary shall appear before the Committee on Financial Services of the House of Representatives and the Committee on Banking, Housing, and Urban Affairs of the Senate at an annual hearing and present testimony regarding the operations of the Department during the preceding year, including—
(1)
the current programs and operations of the Department;
(2)
the physical condition of all public housing and other housing assisted by the Department;
(3)
the financial health of the mortgage insurance funds of the Federal Housing Agency;
(4)
oversight by the Department of grantees and sub-grantees for purposes of preventing waste, fraud, and abuse;
(5)
the progress made by the Federal Government in ending the affordable housing and homelessness crises;
(6)
the capacity of the Department to deliver on its statutory mission; and
(7)
other ongoing activities of the Department, as appropriate.

Sec. 502. Disclosure required

The Secretary of Housing and Urban Development shall, not later than 1 year after the date of the enactment of this section, require each public housing agency (as such term is defined in section 3(b) of the United States Housing Act of 1937 (42 U.S.C. 1437a(b))) to publicly disclose, on the website of the public housing agency, with respect to each contract entered into by such public housing agency in the preceding year the following:

(1)

All material information about the contract, including the goods and service provided.

(2)

The vendor selected to receive the contract.

(3)

The date of the solicitation of the contract.

(4)

The bids and quotes solicited.

(5)

The name of official who solicited the contract.

Sec. 503. Investigation and report to Congress

(a) Investigation

The Inspector General of the Department of Housing and Urban Development shall conduct an investigation of the New York City Housing Authority, which shall include—

(1)

the status of the New York City Housing Authority’s compliance with the agreement entered into between the New York City Housing Authority, the Department of Housing and Urban Development, and the City of New York on January 31, 2019, including specific areas of deficiency and progress towards compliance;

(2)

a review of actions taken by the monitor of the New York City Housing Authority pursuant to such Agreement, including any gaps in oversight by the Monitor;

(3)

a survey of the physical conditions of housing provided by the New York City Housing Authority for residents of the City of New York;

(4)

an examination of any waste, fraud, abuse and violations of Federal law committed by employees or contractors of the New York City Housing Authority; and

(5)

information on other issues and areas, as deemed necessary and appropriate by the Inspector General of the Department of Housing and Urban Development.

(b) Report

Not later than 180 days after the date of the enactment of this Act, the Inspector General of the Department of Housing and Urban Development shall provide 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 includes—

(1)

the results of the investigation conducted under subsection (a);

(2)

a summary of actions that the Department of Housing and Urban Development may take to compel the New York City Housing Authority to remedy any deficiencies; and

(3)

any other recommendations of the Inspector General of the Department of Housing and Urban Development.

Sec. 504. Federal monitor and receiver testimony

Not later than October 1 of each year, any Federal monitor or receiver that has provided oversight of a public housing agency (as such term is defined in section 3(b) of the United States Housing Act of 1937 (42 U.S.C. 1437a(b))) in the previous year shall appear before the Committee on Financial Services of the House of Representatives and the Committee on Banking, Housing, and Urban Affairs of the Senate and present testimony on the ongoing management and oversight activities of the public housing agency by the Federal monitor or receiver.

Sec. 505. Annual testimony

Section 203(a) of the McKinney-Vento Homeless Assistance Act (42 U.S.C. 11313(a)) is amended—

(1)

in paragraph (12) by striking and at the end;

(2)

in paragraph (13) striking the period at the end and inserting ; and; and

(3)

by adding at the end the following:

(14)
testify annually before the Committee on Banking, Housing, and Urban Affairs of the Senate.