[Congressional Bills 119th Congress]
[From the U.S. Government Publishing Office]
[S. 2651 Reported in Senate (RS)]
<DOC>
Calendar No. 143
119th CONGRESS
1st Session
S. 2651
To increase the supply of affordable housing in America.
_______________________________________________________________________
IN THE SENATE OF THE UNITED STATES
August 1, 2025
Mr. Scott of South Carolina, from the Committee on Banking, Housing,
and Urban Affairs, reported the following original bill; which was read
twice and placed on the calendar
_______________________________________________________________________
A BILL
To increase the supply of affordable housing in America.
Be it enacted by the Senate and House of Representatives of the
United States of America in Congress assembled,
SECTION 1. SHORT TITLE.
This Act may be cited as the ``Renewing Opportunity in the American
Dream to Housing Act of 2025'' or the ``ROAD to Housing Act of 2025''.
SEC. 2. TABLE OF CONTENTS.
The table of contents for this Act is as follows:
Sec. 1. Short title.
Sec. 2. Table of contents.
TITLE I--IMPROVING FINANCIAL LITERACY
Sec. 101. Reforms to housing counseling and financial literacy
programs.
TITLE II--BUILDING MORE IN AMERICA
Sec. 201. Rental assistance demonstration program.
Sec. 202. Increasing housing in opportunity zones.
Sec. 203. Housing Supply Frameworks Act.
Sec. 204. Whole-Home Repairs Act.
Sec. 205. Community Investment and Prosperity Act.
Sec. 206. Build Now Act.
Sec. 207. Better Use of Intergovernmental and Local Development (BUILD)
Housing Act.
Sec. 208. Unlocking Housing Supply Through Streamlined and Modernized
Reviews Act.
Sec. 209. Innovation Fund.
Sec. 210. Accelerating Home Building Act.
Sec. 211. Build More Housing Near Transit Act.
Sec. 212. Revitalizing Empty Structures Into Desirable Environments
(RESIDE) Act.
Sec. 213. Housing Affordability Act.
TITLE III--MANUFACTURED HOUSING FOR AMERICA
Sec. 301. Housing Supply Expansion Act.
Sec. 302. Modular Housing Production Act.
Sec. 303. Property Improvement and Manufactured Housing Loan
Modernization Act.
Sec. 304. Price Act.
TITLE IV--ACCESSING THE AMERICAN DREAM
Sec. 401. Creating incentives for small dollar loan originators.
Sec. 402. Small dollar mortgage points and fees.
Sec. 403. Appraisal Industry Improvement Act.
Sec. 404. Helping More Families Save Act.
Sec. 405. Choice in Affordable Housing Act.
TITLE V--PROGRAM REFORM
Sec. 501. Reforming Disaster Recovery Act.
Sec. 502. HOME Investment Partnerships Reauthorization and Improvement
Act.
Sec. 503. Rural Housing Service Reform Act.
Sec. 504. New Moving to Work cohort.
Sec. 505. Reducing Homelessness Through Program Reform Act.
Sec. 506. Incentivizing local solutions to homelessness.
TITLE VI--VETERANS AND HOUSING
Sec. 601. VA Home Loan Awareness Act.
Sec. 602. Veterans Affairs Loan Informed Disclosure (VALID) Act.
Sec. 603. Housing Unhoused Disabled Veterans Act.
TITLE VII--OVERSIGHT AND ACCOUNTABILITY
Sec. 701. Requiring annual testimony and oversight from housing
regulators.
Sec. 702. FHA reporting requirements on safety and soundness.
Sec. 703. United States Interagency Council on Homelessness oversight.
Sec. 704. NeighborWorks Accountability Act.
Sec. 705. Appraisal Modernization Act.
TITLE VIII--COORDINATION, STUDIES, AND REPORTING
Sec. 801. HUD-USDA-VA Interagency Coordination Act.
Sec. 802. Streamlining Rural Housing Act.
Sec. 803. Improving self-sufficiency of families in HUD-subsidized
housing.
TITLE I--IMPROVING FINANCIAL LITERACY
SEC. 101. REFORMS TO HOUSING COUNSELING AND FINANCIAL LITERACY
PROGRAMS.
(a) In General.--Section 106 of the Housing and Urban Development
Act of 1968 (12 U.S.C. 1701x) is amended--
(1) in subsection (a)(4)(C), by striking ``adequate
distribution'' and all that follows through ``foreclosure
rates'' and inserting ``that the recipients are geographically
diverse and include organizations that serve urban or rural
areas'';
(2) in subsection (e), by adding at the end the following:
``(6) Performance review.--The Secretary--
``(A) may conduct periodic on-site reviews; and
``(B) shall conduct performance reviews of all
participating agencies that--
``(i) consists of a review of the
participating agency's compliance with all
program requirements; and
``(ii) may take into account the agency's
aggregate counselor performance under paragraph
(7)(B).
``(7) Considerations.--
``(A) Covered mortgage loan defined.--In this
paragraph, the term `covered mortgage loan' means any
loan which is secured by a first or subordinate lien on
residential real property (including individual units
of condominiums and cooperatives) designed principally
for the occupancy of between 1 and 4 families that is--
``(i) insured by the Federal Housing
Administration under title II of the National
Housing Act (12 U.S.C. 1707 et seq.); or
``(ii) guaranteed under section 184 or 184A
of the Housing and Community Development Act of
1992 (12 U.S.C. 1715z-13a, 1715z-13b).
``(B) Comparison.--For each counselor employed by
an organization receiving assistance under this section
for pre-purchase housing counseling, the Secretary may
consider the performance of the counselor compared to
the default rate of all counseled borrowers of a
covered mortgage loan in comparable markets and such
other factors as the Secretary determines appropriate
to further the purposes of this section.
``(8) Certification.--If, based on the comparison required
under paragraph (7)(B), the Secretary determines that a
counselor lacks competence to provide counseling in the areas
described in subsection (e)(2) and such action will not create
a significant loss of capacity for housing counseling services
in the service area, the Secretary may--
``(A) require continued education coupled with
successful completion of a probationary period;
``(B) require retesting if the counselor continues
to demonstrate a lack of competence under paragraph
(7)(B); and
``(C) permanently suspend an individual
certification if a counselor fails to demonstrate
competence after not fewer than 2 retesting
opportunities under subparagraph (B).'';
(3) in subsection (i)--
(A) by redesignating paragraph (3) as paragraph
(4); and
(B) by inserting after paragraph (2) the following:
``(3) Termination of assistance.--
``(A) In general.--The Secretary may deny renewal
of covered assistance to an organization or entity
receiving covered assistance if the Secretary
determines that the organization or entity, or the
individual through which the organization or entity
provides counseling, is not in compliance with program
requirements--
``(i) based on the performance review
described in subsection (e)(6); and
``(ii) in accordance with regulations
issued by the Secretary.
``(B) Notice.--The Secretary shall give an
organization or entity receiving covered assistance not
less than 60 days prior written notice of any denial of
renewal under this paragraph, and the determination of
renewal shall not be finalized until the end of that
notice period.
``(C) Informal conference.--If requested in writing
by the organization or entity within the notice period
described in subparagraph (B), the organization or
entity shall be entitled to an informal conference with
the Deputy Assistant Secretary of Housing Counseling on
behalf of the Secretary at which the organization or
entity may present for consideration of specific
factors that the organization or entity believes were
beyond the control of the organization or entity and
that caused the failure to comply with program
requirements, such as a lack of lender or servicer
coordination or communication with housing counseling
agencies and individual counselors.''; and
(4) by adding at the end the following:
``(j) Offering Foreclosure Mitigation Counseling.--
``(1) Covered mortgage loan defined.--In this subsection,
the term `covered mortgage loan' means any loan which is
secured by a first or subordinate lien on residential real
property (including individual units of condominiums) or stock
or membership in a cooperative ownership housing corporation
designed principally for the occupancy of between 1 and 4
families that is--
``(A) insured by the Federal Housing Administration
under title II of the National Housing Act (12 U.S.C.
1707 et seq.);
``(B) guaranteed under section 184 or 184A of the
Housing and Community Development Act of 1992 (12
U.S.C. 1715z-13a, 1715z-13b);
``(C) made, guaranteed, or insured by the
Department of Veterans Affairs; or
``(D) made, guaranteed, or insured by the
Department of Agriculture.
``(2) Opportunity for borrowers.--A borrower with respect
to a covered mortgage loan who is 30 days or more delinquent on
payments for the covered mortgage loan shall be given an
opportunity to participate in available housing counseling.
``(3) Cost.--If the requirements of sections 202(a)(3) and
205(f) of the National Housing Act (12 U.S.C. 1708(a)(3),
1711(f)) are met, the fair market rate cost of counseling for
delinquent borrowers described in paragraph (2) with respect to
a covered mortgage loan described in paragraph (1)(A) shall be
paid for by the Mutual Mortgage Insurance Fund, as authorized
under section 203(r)(4) of the National Housing Act (12 U.S.C.
1709(r)(4)).''.
TITLE II--BUILDING MORE IN AMERICA
SEC. 201. RENTAL ASSISTANCE DEMONSTRATION PROGRAM.
The language under the heading ``Rental Assistance Demonstration''
in the Department of Housing and Urban Development Appropriations Act,
2012 (Public Law 112-55; 125 Stat. 673) is amended--
(1) in the second proviso, by striking ``until September
30, 2029'' and inserting ``for fiscal year 2012 and each fiscal
year thereafter'';
(2) by striking the fourth proviso;
(3) in the twentieth proviso, as so designated before the
date of enactment of this Act, by striking ``or other means:''
and inserting ``or other means, including the adoption of a
mandatory tenant lease and management plan addendum for a
property with assistance converted, if not otherwise covered by
another program, under this demonstration:''
(4) by striking the twenty-second proviso, as so designated
before the date of enactment of this Act;
(5) in the twenty-seventh, thirtieth, thirty-first, thirty-
second, thirty-third, and thirty-forth provisos, as so
designated before the date of enactment of this Act, by
striking ``Second Component'' each place the term appears and
inserting ``First Component''; and
(6) by striking ``vouchers to project-based vouchers.'' and
inserting ``vouchers to project-based vouchers: Provided
further, That the Secretary shall annually assess and publish
findings regarding the impact of the conversion of assistance
under the First Component of the demonstration with respect to
the preservation and improvement of public housing, the amount
of private sector leveraging resulting from such conversion
transactions, the prevalence of pre-conversion residents
remaining in or returning to the property following conversion,
and the effect of such conversion on tenants, including the
impact of such conversion on the rights maintained by tenants
as enumerated in regulations and other documents conferring
rights upon tenants as developed by the Secretary, and other
matters the Secretary may determine appropriate: Provided
further, That the Secretary may take remediative action or
impose civil money penalties or other administrative sanctions
for material violations of a requirement under the
demonstration: Provided further, That nothing in the matter
under this heading shall be construed to diminish, impair, or
otherwise affect the rights of property owners or tenants as
enumerated in current law and regulations: Provided further,
That all property owner rights, including those related to
ownership, management, and contractual obligations, shall
continue to apply and be respected following a Rental
Assistance Demonstration Program conversion: Provided further,
That all tenant protections and rights established in current
law and regulations shall remain fully in effect for properties
converted under the Rental Assistance Demonstration Program.''.
SEC. 202. INCREASING HOUSING IN OPPORTUNITY ZONES.
(a) Covered Grant Defined.--In this section, the term ``covered
grant'' means any competitive grant relating to the construction,
modification, rehabilitation, or preservation of housing, as determined
by the Secretary of Housing and Urban Development.
(b) Priority.--When awarding a covered grant, the Secretary of
Housing and Urban Development may give additional weight to applicants
located in, or that primarily serve, a community that has been
designated as a qualified opportunity zone under section 1400Z-1 of the
Internal Revenue Code of 1986.
SEC. 203. HOUSING SUPPLY FRAMEWORKS ACT.
(a) Findings.--Congress finds the following:
(1) The United States is facing a housing supply shortage.
This housing supply shortage has resulted in a record number of
cost-burdened households across regions and spanning the large
and small cities, towns, and coastal and rural communities of
the United States.
(2) Several factors contribute to the undersupply of
housing in the United States, particularly workforce housing,
including rising costs of construction, a shortage of labor,
supply chain disruptions, and a lack of reliable funding
sources.
(3) Regulatory barriers at the State and local levels, such
as zoning and land use regulations, also inhibit the creation
of new housing to meet local and regional housing needs.
(4) State and local governments are proactively exploring
solutions for reforming regulatory barriers, but additional
resources, data, and models can help adequately address these
challenges.
(5) While land use regulation is the responsibility of
State and local governments, there is Federal support for
necessary reforms, and there is an opportunity for the Federal
Government to provide support and assistance to State and local
governments that wish to undertake necessary reforms in a
manner that fits their communities' needs.
(6) Therefore, zoning ordinances or systems of land use
regulation that have the intent or effect of restricting
housing opportunities based on economic status or income
without interests that are substantial, legitimate,
nondiscriminatory and that outweigh the regional need for
housing are contrary to the regional and national interest.
(b) Definitions.--In this section:
(1) Affordable housing.--The term ``affordable housing''
means housing for which the monthly payment is not more than 30
percent of the monthly income of the household.
(2) Assistant secretary.--The term ``Assistant Secretary''
means the Assistant Secretary for Policy Development and
Research of the Department of Housing and Urban Development.
(3) Local zoning framework.--The term ``local zoning
framework'' means the local zoning codes and other ordinances,
procedures, and policies governing zoning and land-use at the
local level.
(4) Secretary.--The term ``Secretary'' means the Secretary
of Housing and Urban Development.
(5) State zoning framework.--The term ``State zoning
framework'' means the State legislation or State agency and
department procedures, or such legislation or procedures in an
insular area of the United States, enabling local planning and
zoning authorities and establishing and guiding related
policies and programs.
(c) Guidelines on State and Local Zoning Frameworks.--
(1) Establishment.--Not later than 3 years after the date
of enactment of this Act, the Assistant Secretary shall publish
documents outlining guidelines and best practices to support
production of adequate housing to meet the needs of communities
and provide housing opportunities for individuals at every
income level across communities with respect to--
(A) State zoning frameworks; and
(B) local zoning frameworks.
(2) Consultation; public comment.--During the 2-year period
beginning on the date of enactment of this Act, in developing
the guidelines and best practices required under paragraph (1),
the Assistant Secretary shall--
(A) publish draft guidelines in the Federal
Register for public comment; and
(B) establish a task force for the purpose of
providing consultation to draft guidelines published
under subparagraph (A), the members of which