S 2827, the Fair Housing Improvement Act of 2025, expands the Fair Housing Act to prohibit discrimination based on source of income, veteran status, and military status. It directly affects renters and homebuyers using housing assistance (like vouchers or Social Security benefits), veterans, and military members, while requiring landlords and housing providers to comply with these new protections. Key provisions explicitly add these categories to existing anti-discrimination clauses in the Fair Housing Act, defining "source of income" to include housing vouchers, government benefits, spousal support, and other lawful income streams. The bill also strengthens protections against intimidation in fair housing cases by adding these categories to existing civil rights language.
S 2148, the "End Junk Fees for Renters Act," bans specific fees landlords can charge renters in properties with federal mortgage backing (such as FHA, VA, or USDA loans). It prohibits application fees and tenant screening fees, caps late rent fees at 3% of monthly rent after a 15-day grace period, and requires landlords to disclose total monthly costs, past tenant litigation, and rent history upfront. The bill applies directly to renters in "covered dwelling units" (properties tied to federal housing programs) and mandates regulators like HUD to enforce these rules. It also requires landlords to detail all fees and property issues before lease signing.
The Eviction Right to Counsel Act of 2025 establishes a $100 million annual federal fund (2026-2030) to support legal representation for low-income tenants facing eviction. It directly affects tenants with incomes at or below 200% of the federal poverty line in eviction cases or housing subsidy terminations. The bill provides grants to states, localities, or tribal governments that already have laws guaranteeing free legal counsel for these tenants, prioritizing jurisdictions with additional tenant protections like longer eviction notice periods or emergency rental assistance. Funds can cover attorney training and implementation costs but do not require new federal mandates - eligibility depends on pre-existing state/local "right to counsel" laws.
This bill changes HUD housing rules to exclude veterans' disability and dependency benefits from being counted as income. It directly affects veterans receiving disability compensation (under 38 U.S.C. Chapter 11) or dependency compensation (under 38 U.S.C. Chapter 13) who apply for HUD housing assistance. The key provision ensures these benefits are not considered when determining eligibility, benefit amounts, or rent calculations under HUD housing programs. This is a concrete policy adjustment to simplify access to housing support for veterans.
HR 638, the Housing Temperature Safety Act of 2025, establishes a 3-year pilot program to test temperature sensors in federally assisted rental housing. It requires public housing agencies and owners of covered housing (including Section 8, public housing, and supportive housing for elderly/disabled residents) to install internet-connected sensors after obtaining resident permission, with data collected on temperature-related complaints. The program mandates evaluations at 12 and 36 months to assess sensor effectiveness, barriers like internet access, and cost comparisons across climate zones. The Secretary of Housing and Urban Development will oversee grants, data protection standards, and report findings to Congress. This pilot targets housing units receiving federal assistance, focusing on measurable temperature compliance without mandating permanent changes.
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 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 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.
