The Housing Fairness Act of 2025 requires the Department of Housing and Urban Development (HUD) to conduct nationwide testing to identify discrimination in housing rentals, home purchases, and mortgage lending based on race, religion, sex, disability, family status, or national origin. It increases annual funding for fair housing enforcement programs to $42.5 million (2024-2028) and allocates $5 million annually for grants to study housing discrimination causes and test solutions. The bill mandates biennial reports on testing results and study findings to inform future policy actions, while prohibiting fund use for political activities. These provisions directly affect renters, homebuyers, lenders, and fair housing enforcement organizations.
This bill streamlines environmental reviews for certain housing projects under the National Environmental Policy Act (NEPA). It reclassifies HUD-funded housing activities into three categories: some (like tenant assistance) become fully exempt from review, others (like rehabbing small buildings) get simplified "categorical exclusion" status if they don’t alter environmental conditions, and infill projects (new construction on previously disturbed urban land surrounded by development) receive streamlined review. The bill directly affects HUD housing programs, developers of infill projects, and local governments managing housing approvals. It aims to reduce review times and administrative costs, with HUD required to report annually on these impacts, particularly for affordable housing.
HR 3126, the Promoting Submetering for Affordable Housing Act, increases tax credits for affordable housing projects that implement water submetering. It adds a 5% credit increase to the eligible basis for buildings with four or more units that use submeters for individual tenant billing and provide tenants access to meter readings within 72 hours of a request. This applies to projects receiving housing credit allocations after the bill's enactment. The law directly affects affordable housing developers and property owners who build or renovate qualifying properties to meet these submetering requirements.
The MAHA Act of 2026 creates a new $5,000 federal tax credit (doubling to $10,000 for joint filers) for first-time homebuyers who purchase a principal residence during the tax year. It directly affects eligible individuals who haven’t claimed this credit in the prior four years, with the credit phasing out for those earning above $250,000 (individual) or $500,000 (joint) in modified adjusted gross income. The credit reduces tax liability by a fixed amount, not a percentage, and applies to taxable years beginning after the bill’s enactment. This is a tax incentive, not direct housing assistance, aimed at reducing the cost of homeownership for qualifying buyers.
The Faith in Housing Act of 2025 allows houses of worship (churches or religious associations exempt from taxes under IRS Code 501(a)) to build or rehabilitate affordable housing on their eligible land, overriding local zoning rules that previously blocked such projects. It defines "affordable housing" as units meeting specific affordability thresholds (e.g., 140% of area median income, 30-year affordability commitments) and requires compliance with building codes and the Fair Housing Act. The bill preempts state/local laws conflicting with this authority but permits reasonable safety inspections and exempts rules targeting site-specific hazards like floods. It applies only to land owned by houses of worship for at least five years (or owned before January 2023), with the organization needing to notify local authorities in writing to activate the provision.
This bill amends federal housing law to apply the same poverty standards used in the contiguous U.S. to Puerto Rico, ending a previous distinction that treated Puerto Rico differently for housing assistance eligibility. It requires a report from the Comptroller General assessing how HUD and Puerto Rico's housing agency identify needs for extremely low-income families, use disaster recovery funds for housing after events like hurricanes, and improve program effectiveness. The report will evaluate efforts to connect low-income families in Puerto Rico with housing assistance and affordable units under existing federal programs. This directly affects extremely low-income families in Puerto Rico by standardizing eligibility rules and mandating a review of current housing support. Key mechanisms include revising poverty guidelines in the Housing Act and establishing a formal assessment of housing program performance.
HR 6132, the Housing Affordability Act, updates inflation-adjusted dollar limits for multifamily housing loans under the National Housing Act. It increases specific loan caps (e.g., raising the maximum for certain units from $38,025 to $167,310) using the Bureau of the Census' Price Deflator Index for multifamily construction, with adjustments calculated annually based on March-to-March data. These changes directly affect lenders and borrowers participating in federally backed multifamily housing programs by setting new maximum loan amounts. The bill makes technical adjustments to existing limits without creating new programs or altering eligibility rules.
The HOME Investment Partnerships Reauthorization and Improvement Act of 2025 reauthorizes the HOME program through fiscal year 2029 with annual funding increasing from $5 billion in 2025 to over $6 billion in 2029. The bill makes several key changes including increasing administrative resources from 10% to 15% of funds, eliminating a commitment deadline for using funds, and creating new provisions for small-scale housing (up to 4 rental units) to qualify as affordable housing. It also establishes a new home loan guarantee program with a $2 billion cap for fiscal year 2025, designed to help finance affordable housing development and preservation. These changes directly affect state and local governments administering the HOME program, as well as developers and residents of affordable housing properties.
S 3600 declares a national housing emergency, requiring the President to use the Defense Production Act to boost domestic materials for housing construction and rehabilitation. It temporarily suspends federal environmental reviews for housing projects, removes barriers like zoning restrictions (e.g., minimum lot sizes, parking requirements), and waives certain regulations affecting housing development. States and localities must meet housing growth targets - such as increasing permits or allowing duplexes - to qualify for federal block grants. The bill aims to address a projected 4 million housing shortage by accelerating construction, with the emergency ending when 4 million units are built or by 2031.
The RESIDE Act creates a federal grant program to convert vacant commercial or industrial buildings (like empty malls or factories) into affordable housing. It allocates up to $100 million annually from excess HOME Program funds (2027-2031) to award competitive grants to local governments and community groups. These grants fund property acquisition, renovation, and health hazard remediation to create "attainable housing" for households earning up to 100% of local median income. Priority is given to projects in economically distressed areas, qualified opportunity zones, or communities with local housing plans addressing affordability needs. The program requires converted housing to comply with HOME Program standards for affordability and accessibility, targeting residents like seniors, veterans, and low-income households.
