S 2827, the Fair Housing Improvement Act of 2025, expands the Fair Housing Act to prohibit discrimination based on source of income, veteran status, and military status. It directly affects renters and homebuyers using housing assistance (like vouchers or Social Security benefits), veterans, and military members, while requiring landlords and housing providers to comply with these new protections. Key provisions explicitly add these categories to existing anti-discrimination clauses in the Fair Housing Act, defining "source of income" to include housing vouchers, government benefits, spousal support, and other lawful income streams. The bill also strengthens protections against intimidation in fair housing cases by adding these categories to existing civil rights language.
HR 7326 (ABODE Act) creates a grant program to fund the development or rehabilitation of affordable housing. It directs the Department of Housing and Urban Development (HUD) to award grants to organizations building or rehabbing single- and multi-family homes for households earning 50% or less of the area median income. Projects must prioritize reducing costs, improving energy efficiency, enhancing accessibility for people with disabilities, and using resilient designs. HUD will require grantees to build a set number of homes meeting these standards before receiving full payment, and must report results to Congress within two years.
The Upward Mobility Act of 2026 would establish a 5-year pilot program allowing up to 5 states to consolidate multiple antipoverty programs (including nutrition assistance, housing subsidies, child care, and employment services) into a single grant. The program aims to reduce "benefit cliffs" by limiting how much direct assistance benefits decrease as people earn more, measured by a "Marginal Effective Tax Rate." States would apply for the program, and the Secretary would approve based on how well the plan would improve employment outcomes and reduce reliance on benefits. The pilot would require states to measure specific outcomes like employment rates, earnings, and reduction in per-capita direct assistance to determine effectiveness.
The Housing Is a Human Right Act of 2025 creates new federal programs to address homelessness and housing instability. It establishes a CDBG Plus program to fund permanent affordable housing, supportive services, and basic infrastructure like public bathrooms and rest areas for homeless individuals. The bill prohibits criminalizing homelessness (such as sleeping in public) and requires jurisdictions to adopt "Housing First" approaches that connect people to housing without preconditions like sobriety requirements. It also creates new taxes on luxury real estate sales and large landlords to fund these programs, and includes provisions to help homeless people vote by removing barriers like ID requirements. The bill directly affects people experiencing homelessness, housing instability, and those who are cost-burdened (spending over 22% of income on housing), as well as local governments and housing providers.
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 American Citizens First Act restricts federal benefits for noncitizens and strengthens immigration enforcement. It bars noncitizens from receiving most federal benefits, including welfare, food assistance, Medicaid (except emergency services), housing aid, and student loans. The bill also allows revoking citizenship for naturalized citizens convicted of violent protests or acts against the government, expands expedited removal for certain immigrants, and requires security reviews for Afghans admitted since 2021. Additionally, it automatically terminates temporary protected status for nationals from countries where the crime rate among them exceeds the national average by 20%, with semiannual crime rate reports to Congress.
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.
This bill prohibits federal agencies from penalizing homeless individuals for engaging in life-sustaining activities on public land, such as sleeping, storing belongings, accessing food/water, or using public spaces. It requires federal agencies to provide accessible, free shelter alternatives (like tiny homes with basic amenities or parking with sanitation) if they cannot prove adequate indoor space is available without requiring daily reapplication or charging fees. Individuals harmed by violations can sue federal agencies for injunctive relief and attorney fees, and homeless people facing charges for basic survival activities may use "lack of shelter access" as a legal defense. The bill directly affects homeless individuals using federal public spaces, aiming to replace criminal penalties with housing access.
