Housing

The FARM Home Loans Act of 2026 modifies the Farm Credit Act of 1971 to expand financing options for rural homeowners. It allows Farm Credit institutions to provide loans for accessory dwelling units in addition to traditional home improvements. The bill also increases the maximum loan amount for these rural housing projects from $2,500 to $10,000. These changes directly affect rural property owners seeking financing for secondary living spaces on their land. The legislation aims to increase access to home improvement funding in rural markets through existing Farm Credit programs.

This bill updates the federal program that provides grants to nonprofit organizations for helping rural residents build or repair their own water wells and wastewater systems. It directly affects low- and moderate-income households in rural areas by adjusting income eligibility thresholds and increasing the maximum subgrant amount to $20,000. The legislation also requires nonprofits to offer loans to households earning between 60 and 100 percent of the median nonmetropolitan income, and it adds funding to cover five-year performance warranties for wastewater systems. Finally, the program's expiration date is extended from 2023 to 2031, allowing continued support for these infrastructure projects.

This bill amends the Community Development Banking and Financial Institutions Act of 1994 to require the Treasury Secretary to testify annually before Congress about the Fund's operations. It also strengthens the CDFI Bond Guarantee Program by adjusting guarantee limits and extending the program's authorization period. Additionally, the bill expands capital assistance options for community development financial institutions and creates a new lending program specifically for Native community development financial institutions to support homeownership in Tribal and Native communities.

The Brownfields Reauthorization Act of 2025 reauthorizes and updates the federal program for cleaning up contaminated properties (brownfields), directly affecting small communities, disadvantaged areas, and Alaska Native tribes. Key provisions include increasing grant funding to $1 million per site (up from $500,000), requiring applicants to demonstrate community engagement plans, and extending the program through 2030 with annual funding increases for state programs (from $50 million to $75 million by 2030). The bill also mandates an EPA report to simplify applications and expands eligibility for Alaska Native Regional/Village Corporations to access funding. These changes aim to make cleanup grants more accessible while ensuring community involvement in revitalization projects.

S 1735, the Permitting Transparency and Accountability Act, requires government agencies that issue permits (like environmental or construction permits) to publish detailed online status updates for each application. Covered agencies must display on their websites: the stages completed in the review process, how long each stage took, the current status and time spent in that stage, contact information for reviewers, the full process steps needed, and an estimated timeline for a final decision. This directly affects permit applicants by providing clear, real-time tracking of their applications instead of opaque waiting periods. The bill mandates these specific, standardized details to make the permitting process more transparent and accountable for all involved parties.

S 3616, the Expanding Access to Lending Options Act, amends the Federal Credit Union Act to allow federal credit unions to offer loans with terms up to 20 years (previously capped at 15 years), subject to regulatory approval by the National Credit Union Administration. The bill also clarifies that properties used as collateral must be the principal residence of a credit union member. This change directly affects federal credit unions and their members by potentially expanding loan options for longer-term financing. The amendment modifies existing lending rules without creating new programs or altering eligibility criteria beyond the term length and residence requirement.

HR 1436, the ENABLE Act, makes permanent key tax provisions for ABLE accounts - tax-advantaged savings accounts for people with disabilities. It removes the 2026 expiration date for increased contribution limits to ABLE accounts and allows rollovers from 529 college savings plans into ABLE accounts without tax penalties. These changes directly affect individuals with disabilities who use ABLE accounts for qualified expenses like housing, education, and medical costs. The bill ensures these financial tools remain available long-term, streamlining access to savings without requiring new legislative action each year.

This bill extends existing federal reentry programs under the Second Chance Act through 2030, continuing funding for services supporting people returning to communities after incarceration. It specifically maintains grants for state/local reentry projects (including substance use treatment, housing, and peer recovery services), family-based substance abuse treatment, prison/jail educational programs, career training, and community mentoring by nonprofits. The bill updates program timelines from their previous 2019-2023 authorization period to 2026-2030 without altering the core services provided. It directly affects state/local agencies, prisons, and nonprofit organizations administering these reentry programs. The legislation focuses solely on extending current funding mechanisms, not changing program requirements or creating new initiatives.

# Summary of Proposed FEMA Reform Legislation (FEMA Act of 2025) This comprehensive legislative document proposes significant reforms to the Robert T. Stafford Disaster Relief and Emergency Assistance Act, with four main sections addressing: ## 1. Disaster Assistance Reforms - **Expanded eligibility** for assistance, including clarifying that absence of a fixed address doesn't disqualify individuals from sheltering assistance - **Improved rental assistance** with consideration of local post-disaster rent increases - **Direct assistance** for those unable to use financial assistance, with no requirement to show other assistance can cover costs (except insurance) - **Enhanced notices** for applicants, including documentation of denial decisions - **Clarification of displacement assistance** eligibility, stating insurance shouldn't be considered a duplication of benefits ## 2. Mitigation Program Enhancements - **Preapproved project mitigation plans** requiring states to develop plans with peer review processes - **Improved allocation of funds** with formulas prioritizing vulnerable communities, high-risk areas, and rural/economically distressed communities - **Resilient buildings** requirements for housing retrofits using the latest building codes - **Streamlined application processes** for hazard mitigation funds across multiple programs - **Study on mitigation benefits** to evaluate cost savings and effectiveness ## 3. Transparency and Accountability Measures - **Public dashboards** for both individual assistance (431) and public assistance (432) showing application status, approvals, denials, and funding - **Transparency requirements** for disaster declarations with detailed justifications for approvals/denials - **GAO studies** on numerous topics including: - Identity theft in disaster assistance (409) - Insurance utilization for public assistance facilities (410) - Wildfire management plans (411) - Effectiveness of alerting systems (412) - Cost savings of repair/rebuilding reforms (415) - **Prohibition on political discrimination** in assistance distribution ## 4. Workforce and Operational Improvements - **Study on workforce retention** in noncontiguous communities - **Pilot program** for preliminary damage assessments in remote communities - **Fast-moving disasters working group** to develop best practices for rapid response The legislation focuses on improving efficiency, transparency, and effectiveness of disaster relief programs while prioritizing vulnerable populations and communities with higher risk of disasters. It also emphasizes data-driven decision making through required studies and reports to continuously improve disaster management policies.

This bill increases the federal tax credit for rehabilitating historic buildings. It raises the standard credit rate from 20% to 30% for qualifying small projects (with a $3.75 million expenditure cap) and further increases the cap to $5 million for projects in rural areas. The bill also allows taxpayers to transfer all or part of this credit to another taxpayer, creating a new market for the credit. These changes apply to properties placed in service after the bill's enactment date. The bill directly affects developers and owners of historic properties seeking tax incentives for rehabilitation projects.