Housing (Renters)

# 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.

HR 6124, the "End Rent Fixing Act of 2025," prohibits rental property owners and coordinators from sharing or analyzing rental data to set prices or lease terms across multiple properties. It bans any "coordinating function" (such as collecting and processing rental data to recommend prices or occupancy levels to multiple owners) and makes agreements with coordinators unlawful under antitrust laws. The bill directly affects rental property owners (including individuals, corporations, and property management entities) who engage in coordinated rent-setting practices. Enforcement will be handled by the Federal Trade Commission, the Attorney General, and state attorneys general under existing antitrust laws, with private lawsuits allowed for affected renters seeking triple damages.

The All-Americans Tax Relief Act of 2025 would significantly expand tax benefits for low-to-moderate income individuals and families. Key provisions include making the Child Tax Credit fully refundable (allowing payments even if taxpayers owe no income tax), expanding the Earned Income Tax Credit with higher maximum amounts, and creating new deductions for medical expenses, daycare, commuting, tutoring, and credit card interest. The bill would also establish a rent deduction for primary residences and exclude certain discharged debt from taxable income. These changes would apply to tax years beginning after December 31, 2026, and would primarily benefit working families with children and lower-income taxpayers.

This bill requires the Department of Housing and Urban Development (HUD) to investigate whether prices for rental spaces (pad sites) in mobile home communities are being manipulated or artificially raised through practices like price gouging. HUD must also monitor if any single buyer (including large investors) purchases over 2,500 mobile homes or pad sites in one area, and investigate potential issues like unjustified rent hikes or utility failures. The investigation findings will lead to reports for Congress and public websites, specifically analyzing impacts on seniors and underserved communities. The bill directly affects residents of manufactured home communities, particularly those in areas with high institutional investment, by mandating federal oversight of pricing practices.

HR 1198, the Let’s Get to Work Act of 2025, amends work requirements for the Supplemental Nutrition Assistance Program (SNAP) and extends them to public housing and tenant-based rental assistance programs. It increases the work requirement period from 3 to 6 months for non-exempt SNAP participants (ages 18-50 without children), while adding exemptions for parents with young children, individuals over 60, and married couples where one spouse complies with work rules. These changes apply directly to SNAP recipients and public housing tenants meeting the specified criteria, aligning housing program eligibility with SNAP’s updated work rules. The bill modifies existing provisions without creating new programs or altering benefit levels.

HR 2475 establishes a 3-year pilot program providing direct cash payments and supportive services to homeless youth and young adults aged 18-30 living in low-income geographic areas. The program would randomly select up to 105,000 participants to receive monthly payments of at least $1,400 or the adjusted fair market rent for a 2-bedroom apartment, along with housing navigation, financial coaching, and workforce development services. Participants must consent to sharing tax information but the program is designed not to affect eligibility for other benefits or public charge status. The program includes a study to evaluate its impact on housing outcomes, economic mobility, and health for participants, with the goal of determining if direct cash payments could help reduce homelessness among young people.

HR 5402, the Credit Access and Inclusion Act of 2025, allows utility and telecommunications companies to report consumers' on-time payment history for services like electricity, gas, and internet to credit bureaus. This directly affects consumers who lack traditional credit histories (e.g., renters or those without credit cards), potentially helping them build credit through consistent utility payments. The bill permits reporting only for payment activity (not usage data), requires companies to honor payment plans without reporting late payments, and gives consumers the right to opt out. It also mandates a GAO study within two years to assess the impact of this reporting on consumer credit scores and access to credit.

The "Yes in God's Backyard Act" (S 2720) creates a new program to help faith-based organizations, colleges, and local governments build or preserve affordable rental housing on their properties. It provides technical assistance to address local policy barriers and offers competitive grants to communities with existing policies supporting such housing development. The grants specifically prioritize housing for families earning up to 60% of local median income, homeless individuals, veterans, people with disabilities, and other vulnerable groups. The bill authorizes $25 million annually for technical assistance and $50 million yearly for grants from 2026 to 2031.

This bill provides federal funding to states, local governments, and tribal entities that have implemented or will implement "right to counsel" laws for low-income tenants. It establishes a $100 million annual fund (2026-2030) to grant money to jurisdictions with existing or planned laws guaranteeing free legal representation for tenants earning at or below 200% of the federal poverty line in eviction cases or housing subsidy terminations. The grants cover costs like attorney training and recruitment, with priority given to jurisdictions that also limit evictions for non-fault reasons, require 30-day notice periods, or offer rental assistance. The bill does not create new legal rights but supports existing state/local programs that provide free legal aid during eviction proceedings.

# Summary of Proposed Tax Code Amendment This document is a comprehensive proposal for tax code amendments, primarily focused on extending, modifying, and creating new tax credits related to clean energy, energy efficiency, and environmental initiatives. The key components include: ## Housing and Residential Credits - **First-Time Homebuyer Tax Credit**: A refundable credit for first-time homebuyers (Section 13001) - **Renter Tax Credit**: A refundable credit for renters paying more than 30% of their adjusted gross income in rent (Section 13002) ## Clean Energy Credits (Sections 21001-21007) - Extended clean energy production credit with a new phase-out date (2032 or when greenhouse gas emissions reach 25% of 2022 levels) - Extended clean electricity investment credit for wind and solar facilities - Restored credit for wind and solar leasing arrangements - Extended clean hydrogen production credit (construction date reverted to 2033) - Extended residential clean energy credit (termination date moved to 2034) - Reinstated special rate for sustainable aviation fuel (35 cents/ gallon for certain facilities) ## Energy Efficiency Credits (Sections 22001-22004) - Restored product identification number requirement for energy-efficient home improvements - Extended new energy efficient home credit (acquisition date moved to 2032) - Repealed termination of new energy efficient commercial buildings deduction - Restored cost recovery for energy property ## Electric Vehicle and Charging Infrastructure Credits (Sections 23001-23005) - Extended previously-owned vehicle credit (acquisition date moved to 2032) - Extended clean vehicle credit (placement in service date moved to 2032) - Extended commercial clean vehicles credit (termination date moved to 2032) - Extended alternative fuel vehicle refueling property credit (termination date moved to 2032) - Created a new credit for electric bicycles (30% of cost, up to $5,000 per bicycle) ## Clean Infrastructure and Resiliency Credits (Sections 24001-24007) - Created qualifying water reuse project credit (30% of qualified investment) - Created recycling property investment credit (30% of qualified investment with phase-out) - Excluded amounts received from State-based catastrophe loss mitigation programs from gross income - Expanded exclusion for certain emergency agricultural assistance - Created credit for disaster mitigation expenditures (30% of qualifying mitigation activities) - Created qualifying electric power transmission line credit (30% of qualified investment) - Created qualifying advanced battery project credit (30% of qualified investment with $3 billion cap) The proposed amendments generally extend existing credits through 2032-2037, with some credits having phase-out schedules and others having specific termination dates. The document also includes numerous conforming amendments to other sections of the tax code to accommodate these changes.