Housing

This bill requires local governments receiving federal housing funds to track and report on zoning rules that limit housing supply. It mandates annual plans detailing current policies and future steps to adopt specific reforms, such as allowing duplexes in single-family zones, reducing parking requirements, or streamlining permits. The focus is on gathering data to identify barriers - like restrictive zoning - rather than forcing immediate changes. Localities must submit these reports every five years, but the information cannot be used for enforcement or to mandate policy shifts.

HR 4359, the Public Housing Fire Safety Act, requires the Department of Housing and Urban Development (HUD) to inspect public housing for automatic sprinkler systems and report findings - especially in older buildings not already required to have them - within three years. It establishes a new grant program to fund public housing agencies in retrofitting these older, exempted buildings with sprinkler systems, with $25 million annually from 2025-2034. The bill does not mandate sprinkler installation but provides funding for agencies that choose to retrofit. It specifically excludes rebuilt properties from grant eligibility. The law directly affects public housing agencies managing older, exempted properties and aims to improve fire safety through voluntary retrofits.

This bill establishes a federal grant program to help low-income homeowners and affordable housing owners adapt properties to climate-driven hazards like flooding and wildfires. It authorizes $250 million annually (2026-2031) for states, tribes, and Native Hawaiian organizations to fund resilience projects for eligible property owners, defined as those at or below 300% of the federal poverty level in high-risk areas. Key provisions require grants to cover natural solutions (e.g., ecological landscaping), prohibit rent increases for two years on funded properties, and mandate resident relocation protections for multifamily buildings. The program mandates adherence to federally developed resilience standards and includes reporting requirements to ensure funds are used effectively. It directly affects vulnerable households in climate-threatened communities who cannot afford property adaptations on their own.

This bill permanently excludes forgiven mortgage debt on primary residences from taxable income under the Internal Revenue Code. It directly affects homeowners who have their mortgage debt forgiven (e.g., through short sales or foreclosure) by preventing them from owing income tax on the forgiven amount. The key change amends tax code Section 108(a)(1)(E) to remove the temporary expiration date, making the exclusion permanent. The provision applies to mortgage debt discharged after December 31, 2025. This simplifies tax treatment for affected homeowners without creating new government programs or benefits.

The America First Act would restrict eligibility for numerous federal benefit programs based on immigration status. It requires verification of citizenship or lawful immigration status for programs including Medicaid, Medicare, Head Start, school meals, WIC, the Child Tax Credit, Earned Income Tax Credit, and housing assistance. The bill specifically would deny benefits to individuals who are unlawfully present in the U.S. or who have certain immigration statuses including parolees, Temporary Protected Status (TPS) recipients, DACA recipients, and asylum seekers. These provisions would directly affect millions of immigrants and their families who currently qualify for these programs. The bill would also prohibit use of FEMA assistance for certain non-citizens and limit access to postsecondary financial aid based on immigration status.

S 751, the CROWN Act of 2025, prohibits discrimination based on hair texture or style commonly associated with race or national origin. It directly protects people - particularly those of African descent - who wear natural or protective hairstyles like braids, locs, cornrows, twists, or Afros from discrimination in federally funded schools, workplaces, housing, and public accommodations. The law expands existing civil rights protections under the Civil Rights Act of 1964 and Fair Housing Act to explicitly cover hair-based discrimination, requiring that policies prohibiting such hairstyles be reviewed for discriminatory impact. Enforcement follows the same procedures as current civil rights laws, ensuring consistent application.

HR 6726 amends housing counseling programs under the 1968 Housing and Urban Development Act to improve oversight and effectiveness. It requires counseling organizations to serve diverse geographic areas (urban and rural) and mandates regular performance reviews by HUD, including evaluating counselors based on borrower default rates for covered loans. The bill also requires HUD to provide foreclosure mitigation counseling to borrowers 30+ days delinquent on FHA, VA, USDA, or similar loans, with costs covered by the Mutual Mortgage Insurance Fund if eligibility rules are met. These changes directly affect HUD-funded counseling agencies, mortgage counselors, and borrowers with specific loan types facing delinquency. The reforms focus on accountability, quality control, and expanding access to foreclosure prevention services.

# Summary of Transportation, Housing and Urban Development, and Related Agencies Appropriations Act, 2026 This comprehensive appropriations bill allocates funding for the Department of Transportation, Department of Housing and Urban Development (HUD), and several related agencies for fiscal year 2026. ## Key Funding Areas 1. **Department of Transportation**: Includes funding for transportation infrastructure, safety programs, and related initiatives. 2. **Department of Housing and Urban Development (HUD)**: - Tenant-based rental assistance (Section 8) - Public housing operating and capital funds - Lead hazard reduction programs - Fair housing activities - Homeless assistance grants - Community development programs - Healthy homes initiatives 3. **Related Agencies**: Funding for the Access Board, Federal Maritime Commission, National Railroad Passenger Corporation (Amtrak), National Transportation Safety Board, Neighborhood Reinvestment Corporation, and Surface Transportation Board. ## Major Restrictions and Provisions 1. **Funding Restrictions**: - No funds may be used for certain types of training (e.g., training inducing emotional stress, religious content, or designed to change personal values) - No funds for first-class airline travel in contravention of federal regulations - No funds for certain projects (e.g., no funds to support projects using eminent domain for private economic development) - No funds to facilitate new scheduled air transportation to Cuban Government-confiscated property 2. **Reporting Requirements**: - Quarterly reports to Congress on uncommitted, unobligated, recaptured, and excess funds - Semi-annual reports on properties with failing physical inspections 3. **Fund Transfer Rules**: - Strict limitations on reprogramming funds without Congressional approval - Restrictions on transferring funds between accounts (e.g., no more than 10% or $5 million transfer between offices) - Specific rules for transfer of funds to the Information Technology Fund 4. **Other Significant Provisions**: - Restrictions on using funds for certain types of litigation - Requirements for transparency in consulting services - Limits on using funds for executive-legislative activities - Prohibitions on using funds for certain types of contracts (e.g., "HAP Contract Support Services" solicitation) The bill contains numerous specific restrictions on how funds may be used, with over 100 provisions detailing what the funds cannot be used for, reflecting a strong emphasis on fiscal responsibility and program accountability.

HR 918 makes a tax deduction for mortgage insurance premiums permanent for homeowners. The bill removes a temporary expiration clause in the tax code, ensuring that individuals who pay mortgage insurance (typically those with less than 20% down payment on a home loan) can continue deducting these costs on their federal taxes. This change applies to premiums paid after December 31, 2024, providing ongoing tax relief for affected homeowners without altering the deduction's eligibility rules. The policy change directly affects millions of homeowners who rely on this deduction to reduce their taxable income.

The Accelerating Home Building Act of 2025 authorizes $15 million annually (2027-2031) in grants to local governments, tribes, and municipal organizations to develop pre-approved construction designs for mixed-income housing. These pre-reviewed designs - approved in advance by localities - streamline permitting for covered structures like duplexes, townhouses, and infill projects, directly affecting developers and communities seeking to build affordable housing. The bill requires grant recipients to report on housing units produced, permits issued, and impacts on supply, with 10% of funds reserved for rural areas. It aims to address housing shortages by reducing regulatory delays, targeting households cost-burdened by housing costs (50% of renters in 2023).