The Housing Price Transparency Act requires landlords and property managers who use algorithms to set rental prices to clearly disclose this practice to tenants. The Federal Trade Commission is authorized to enforce these rules by treating violations as unfair or deceptive acts, while state attorneys general may also bring civil actions on behalf of their residents if federal enforcement is not pending. Individuals injured by non-compliance can file private lawsuits in federal court to seek injunctions and recover damages of at least $10,000 per violation or actual monetary losses, whichever is greater.
The Stable Homes Act directs the Department of Housing and Urban Development to launch a five-year pilot program that provides $300 million annually in grants to local governments for establishing or expanding eviction diversion programs. These programs require landlords to notify tenants of their right to participate in dispute resolution before filing formal eviction proceedings, mandating at least 30 days of good-faith negotiation involving services such as mediation, housing counseling, and rental assistance. The legislation ensures that low-income tenants have access to free legal counsel if their landlord is represented by an attorney, while allowing landlords to bypass the program only in cases involving an imminent threat of physical harm. Local governments receiving these grants must submit annual reports detailing case outcomes, costs, and tenant demographics to Congress through 2030.
The Native American Housing Assistance and Self-Determination Modernization Act of 2026 reauthorizes federal housing assistance for Indian tribes and Native Hawaiians through fiscal year 2033 while expanding eligibility to include families with incomes up to 120 percent of the area median. The bill grants tribes greater autonomy by allowing them to set their own rent, procurement, and environmental review policies, and it streamlines regulatory processes by consolidating environmental reviews and exempting certain small-scale projects from specific federal requirements. Additionally, the legislation establishes new grant programs for homeless American Indians, Alaska Natives, and Native Hawaiians, creates a rental assistance program for homeless Indian veterans, and extends leasehold interests on trust lands to 99 years to improve financing options.
Requires notice of applications for major capital improvement rent increases to include a statement on the first page explaining in plain language the tenant's right to answer or reply and how a tenant may request an extension of time to submit such answer or reply.
HB 6243 amends Michigan law to prohibit large institutional investors from purchasing single-family homes, with the restriction applying to entities that control more than 100 such properties and manage at least $375 million in assets. The bill defines specific exceptions that allow these investors to continue buying homes through build-to-rent programs, renovate-to-rent initiatives that meet structural standards, and homeownership assistance schemes that offer financial support or credit reporting benefits to renters. Additionally, the legislation permits acquisitions resulting from foreclosure or loss mitigation efforts, provided the properties are sold within a commercially reasonable timeframe, and allows for the transfer of homes already owned by these investors prior to the law's effective date.
This message from the Governor informs the Hawaii Legislature that he signed Act 250 into law on July 14, 2026. The bill makes permanent the state rent supplement program for elderly residents, known as kupuna, which provides monthly rental assistance to prevent eviction and homelessness. Previously set to expire in 2026, the program's sunset date was extended to 2028 before this legislation made the funding permanent. The act takes effect on July 1, 2026, ensuring continued support for approximately 300 at-risk elderly individuals who receive less than $500 per month in aid.
This bill, signed into law as Act 212, establishes a new Rental Housing Revolving Fund to support the development, construction, and preservation of affordable rental housing in Hawaii. The fund will be administered by the state corporation and can be financed through legislative appropriations, conveyance taxes, private donations, loan repayments, and interest. It provides various forms of financial assistance, including loans, equity investments, and credit enhancement, with a specific priority given to projects that include a significant number of very low-income units. The legislation also defines a "mixed-income rental project" as a development offering units to households at different income levels, primarily those earning at or below 140% of the area median income.
The MAIL Act allows unhoused or housing-unstable individuals with low incomes who receive specific federal assistance to rent free post office boxes. To qualify, eligible people must submit proof of their status, such as enrollment in Medicaid or participation in food assistance programs, to their local postmaster. The law requires the United States Postal Service to issue regulations for this program within a year and authorizes the agency to buy and maintain the necessary boxes. To cover the cost of lost rental fees and the expense of providing these boxes, the bill directs Congress to appropriate funds to the Postal Service annually. The Postmaster General must also submit an implementation plan within six months and provide progress reports every five years to Congress.
The Build Homes, Not Hate Act of 2026 directs the Federal Emergency Management Agency to create a grant program aimed at reducing homelessness by funding new and existing housing units, emergency shelters, and support services for individuals and families. The legislation appropriates $70 billion for these efforts, allocating at least $54 billion for housing construction and rehabilitation, while reserving $14 billion for direct services like rental assistance, behavioral health support, and job training. Funds may be used for various housing solutions, including modular homes and converting vacant buildings, with a preference for areas experiencing high rates of unsheltered homelessness or rising rent costs. A specific provision prohibits the use of any funds from this program for immigration enforcement, detention, or border wall construction. Additionally, the bill permanently rescinds $70 billion previously designated for U.S. Immigration and Customs Enforcement to finance this new housing initiative.
The Housing Investment Protection Act of 2026 aims to support tenants and protect housing investments by clarifying rules for repairs and expanding affordable housing options. It allows the District of Columbia Housing Authority to temporarily transfer rental assistance to different properties while units undergo renovations and expands eligibility for the Local Rental Supplement Program to include very low-income residents. The bill also updates tenant definitions to clarify who can exercise purchase rights under the Tenant Opportunity to Purchase Act and streamlines the process for the Mayor to buy buildings to preserve affordable units. Additionally, the legislation improves the eviction court process by setting specific hearing timelines and modernizing how eviction notices are delivered to ensure predictability for both landlords and tenants.
