HR 5110, the Federal Disaster Housing Stability Act of 2025, prevents landlords and mortgage servicers from taking certain actions against tenants and homeowners during declared disasters. It prohibits evictions and late fees for renters in covered dwellings (most residential rentals) for 120 days after a disaster declaration, and blocks foreclosure proceedings for covered mortgage loans (standard home loans on 1-4 unit properties) for six months. The law applies to disasters declared under federal, state, or tribal emergency authorities, ensuring renters cannot be forced out for nonpayment and homeowners cannot face foreclosure sales during this period. It directly affects tenants in rental housing and homeowners with qualifying mortgages in disaster areas.
The HOME Investment Partnerships Reauthorization and Improvement Act of 2025 reauthorizes the HOME program with increased funding, authorizing $5 billion for fiscal year 2025 and increasing to $6.08 billion by 2029. The bill modifies program administration by increasing the percentage for program administration resources from 10% to 15%, eliminates a commitment deadline, and establishes a new home loan guarantee program with a $2 billion cap for 2025. It also reforms homeownership resale restrictions to better protect long-term affordability, adds requirements for property inspections, and strengthens enforcement for noncompliance with program rules. Specific provisions include alternative requirements for small-scale housing (with 4 or fewer units) and enhanced tenant protections for this housing type.
HR 2930, the PROTECT the Second Amendment Act, prevents landlords and housing authorities from banning or imposing extra restrictions on lawfully possessed firearms in specific federally assisted housing. It directly affects tenants living in properties covered by HUD or USDA housing programs, including public housing, Section 8 voucher recipients, and other subsidized rental units. The bill explicitly allows residents to possess firearms within their own dwelling units or while moving through common areas to reach their unit, without additional prohibitions. This changes existing policies in these housing programs by mandating that firearm possession cannot be restricted solely based on housing type.
HRES 493 is a non-binding resolution expressing the House of Representatives' view that the U.S. housing crisis requires urgent, coordinated action. It highlights a shortage of over 7 million affordable rental homes, cost-burdened renters (12 million spending over 50% of income on housing), and rising homelessness, disproportionately affecting communities of color, seniors, people with disabilities, and low-income families. The resolution urges federal, state, and local governments to prioritize expanding affordable housing supply, preserving existing units, and strengthening rental assistance programs. It also encourages private and nonprofit partnerships to develop community-responsive housing solutions. This resolution does not create new laws or funding but formally calls for policy alignment across all levels of government to address housing affordability.
The HOME Act of 2025 prohibits landlords and sellers from charging "unconscionably excessive" rental or home sale prices during a federally declared affordable housing crisis. The Secretary of Housing and Urban Development (HUD) must determine crisis periods using metrics like mortgage rates, median home prices, and disaster declarations, with restrictions limiting crisis periods to 30 days (renewable). Violations are enforced by HUD and state attorneys general, with penalties funding affordable housing through the Housing Trust Fund. The law also requires HUD to monitor housing markets, investigate excessive investor purchases, and review anti-competitive practices in rental markets.
S 970, the Helping More Families Save Act, creates a 10-year pilot program allowing families receiving Section 8 or 9 housing assistance to save rent increases from earned income in interest-bearing escrow accounts. Covered families (earning under 80% of area median income) must opt-in, with funds becoming accessible after 5 years (or up to 7 years with continued participation) for approved self-sufficiency goals like education or housing. The program ensures these savings don’t reduce eligibility for other benefits, and participants must be fully informed about the opt-in process. The pilot will be evaluated after 8 years to assess its effectiveness in helping families achieve economic independence.
HR 7586, the American Families First Act, requires federal agencies to issue guidance within 180 days of enactment to prevent large institutional investors from purchasing single-family homes financed by the government that could instead be bought by individual homebuyers. The bill mandates agencies like HUD and the USDA to define "large institutional investors," block such investors from acquiring homes meant for owner-occupants, and restrict transferring government-owned homes to these entities. It also directs agencies to promote sales to individual buyers through policies like first-look rights for homebuyers and disclosure requirements. The guidance includes narrow exceptions for build-to-rent rental communities but focuses on using federal housing programs to support individual homeownership.
This bill prohibits landlords from charging application fees, tenant screening fees, and excessive late fees on "covered" rental properties - those with federally backed mortgages (like FHA, VA, or USDA loans) or HUD assistance. It caps late fees at 3% of monthly rent after a 15-day grace period and requires landlords to disclose total monthly costs, past tenant litigation, maintenance issues, and rent history for the past decade before signing leases. The law directs regulators like HUD to define "junk fees" and ban reporting unpaid fees to credit agencies. It directly affects renters in federally supported housing by limiting unexpected costs and increasing transparency.
This bill permanently authorizes a grant program under the U.S. Housing Act of 1937 to help public housing agencies improve safety and security in federally assisted housing for low-income residents. It provides funding for specific items like security cameras, fencing, carbon monoxide detectors, smoke alarms, and heating systems to address threats from crime, drug activity, and health hazards like extreme temperatures. Public housing agencies can apply for grants up to $250,000 per year (with higher limits for larger agencies), supported by $225 million annually in dedicated funding. The change replaces a temporary program, ensuring consistent resources for critical safety upgrades in public housing communities.
HR 4369 prohibits landlords and property managers from using credit reports to screen tenants for rental housing. It bans credit checks for decisions like approving applications, setting security deposits, or determining lease terms. The law applies to all housing providers and overrides tenant consent to use credit reports, with one exception for reconsidering denied applications. This changes how housing providers assess applicants by removing credit history as a factor in rental decisions.
