Housing

The Prevent Homelessness Act of 2025 creates a $100 million annual Housing Stabilization Fund under HUD to provide short-term financial assistance to extremely and very low-income families facing imminent homelessness. The fund provides grants to "continuums of care" (local homelessness service networks) to cover specific housing-related costs like overdue rent, utilities, repairs, and legal aid, with limits on duration (max 8 months within 12 months) and cost (based on local market rates). To qualify, families must demonstrate financial hardship (e.g., eviction notices, health crises) and programs must coordinate with local homeless prioritization systems. The fund’s allocation prioritizes areas with higher homeless or severely cost-burdened populations, using HUD’s Point-In-Time Homeless Count data.

The Rent Relief Act of 2025 creates a refundable tax credit for renters whose rent exceeds 30% of their gross income. Eligible renters - defined as those living in their primary residence with income below $100,000 - receive a credit equal to a percentage of the excess rent (ranging from 100% for incomes under $25,000 down to 25% for incomes between $75,000-$100,000), capped at HUD’s fair market rent for their area. The IRS will provide monthly advance payments starting in 2026 for qualifying taxpayers who file for the credit. This applies directly to individual renters meeting the income and rent thresholds, excluding those in government-subsidized housing.

HR 6753, the Campus Housing Affordability Act, removes a prohibition that previously barred federal housing assistance from being provided to students. It directly affects eligible students enrolled in higher education institutions who live in campus housing and qualify for tenant-based housing assistance under the U.S. Housing Act of 1937. The bill adds a new provision (Section 8(o)(23)) allowing the Secretary to waive income requirements for these students, ensuring federal housing aid does not count as income when determining eligibility for other federal financial aid, work-study programs, service allowances, or child support obligations. This change streamlines access to housing support without reducing other student financial benefits.

HR 6328, the Main Street Home Builders Act of 2025, creates a pilot program (the "505 Pilot Program") allowing the Small Business Administration to provide loans to small housing businesses for building or managing rental properties. The bill removes standard SBA loan requirements like job creation targets and restrictions on leasing, specifically for projects constructing or renovating build-to-rent multifamily housing (housing built solely for renting). It sets annual funding limits of $1 billion for 2026, $2 billion for 2027, and $3 billion each year from 2028-2030, with the program ending after five years. This directly affects small housing developers/managers who build or renovate rental units, requiring them to create at least one new rental unit per project.

The Housing Market Transparency Act (HR 3216) requires the Department of Housing and Urban Development (HUD) to collect standardized data on low-income housing tax credit projects. This includes development costs, ownership details, habitability standards, and reasons for property disposition (like sales or foreclosures), which states must submit annually to HUD. HUD will then compile and publicly release this data yearly, excluding certain sensitive details, and periodically publish market reports on multifamily housing. The law directly affects HUD, state housing agencies, and owners of properties receiving low-income housing tax credits under Section 42 of the Internal Revenue Code.

Transportation, Housing and Urban Development, and Related Agencies Appropriations Act, 2026 This bill provides FY2026 appropriations to the Department of Transportation (DOT), the Department of Housing and Urban Development (HUD), and several related agencies. The bill provides appropriations to DOT for the Office of the Secretary, the Federal Aviation Administration, the Federal Highway Administration, the Federal Motor Carrier Safety Administration, the National Highway Traffic Safety Administration, the Federal Railroad Administration, the Federal Transit Administration, the Great Lakes St. Lawrence Seaway Development Corporation, the Maritime Administration, the Pipeline and Hazardous Materials Safety Administration, and the Office of Inspector General. The bill provides appropriations to HUD for Management and Administration, Public and Indian Housing, Community Planning and Development, Housing Programs, the Federal Housing Administration, the Government National Mortgage Association (Ginnie Mae), Policy Development and Research, Fair Housing and Equal Opportunity, the Office of Lead Hazard Control and Healthy Homes, and the Office of Inspector General. The bill also provides appropriations to several related agencies, including the Access Board, the Federal Maritime Commission, the National Railroad Passenger Corporation (Amtrak) Office of Inspector General, the National Transportation Safety Board, the Neighborhood Reinvestment Corporation,  the Surface Transportation Board, and The U.S. Interagency Council on Homelessness.  Additionally, the bill sets forth requirements and restrictions for using funds provided by this and other appropriations acts.

This bill establishes two new programs under the National Affordable Housing Act to increase affordable rental housing on property owned by faith-based organizations and institutions of higher education. It provides $25 million annually (2026-2031) for technical assistance to help these groups remove barriers to developing housing for low-income households, including those at risk of homelessness, veterans, and people with disabilities. Additionally, it creates $50 million annually in competitive challenge grants for local governments and states to adopt policies removing barriers and produce housing for households earning below 60% of area median income, with priority for well-resourced neighborhoods. The programs require public planning and reporting to ensure funds directly support affordable housing development on eligible properties.

The Whole-Home Repairs Act of 2025 establishes a federal pilot program to fund home repairs for affordable housing. It provides grants to eligible homeowners (with income at or below 80% of area median income) and forgivable loans to eligible landlords (who own 10 or fewer rental properties with majority affordable units) for repairs addressing accessibility, habitability, energy efficiency, and safety. The program requires landlords to maintain affordability by capping rent increases at 5% annually for three years after repairs and to comply with accessibility standards. The pilot will operate until 2031 with $30 million in funding, administered by local governments or qualified nonprofits, and will track outcomes through annual reporting on units served and demographic data.

This bill protects affordable housing projects that received tax credits before 2025 by preventing owners from selling only the non-low-income portions of buildings. It requires that both low-income and non-low-income portions be sold together at fair market value, with the housing credit agency factoring in rent restrictions for the low-income units. This applies to properties where tax credits were necessary for the project’s financial viability. The law directly affects developers and property owners managing federally subsidized affordable housing developments.

The Choice in Affordable Housing Act of 2025 aims to improve the Housing Choice Voucher program by increasing landlord participation, particularly in high-opportunity neighborhoods (census tracts with poverty rates below 20%). It authorizes one-time payments to landlords (up to 200% of monthly housing assistance), security deposit payments to reduce tenant barriers, and bonuses for public housing agencies that employ dedicated landlord liaisons. The bill establishes a $100 million annual fund (2025-2029) to support these initiatives through the Herschel Lashkowitz Housing Partnership Fund. This legislation directly affects low-income families using vouchers, landlords who participate in the program, and public housing agencies administering the program.