[Congressional Bills 118th Congress]
[From the U.S. Government Publishing Office]
[H.R. 7325 Introduced in House (IH)]
<DOC>
118th CONGRESS
2d Session
H. R. 7325
To address the housing crisis through bold investments to increase and
preserve the national affordable housing supply, paths to
homeownership, and perpetual affordability through shared equity
housing and community land trust models, investigating landlord price
fixing, and providing relief for rural renters, and for other purposes.
_______________________________________________________________________
IN THE HOUSE OF REPRESENTATIVES
February 13, 2024
Ms. Balint (for herself, Mr. Gomez, Mr. Davis of Illinois, Mr. Garcia
of Illinois, Mr. Goldman of New York, Mr. Johnson of Georgia, Mr.
Jackson of Illinois, Ms. Lee of Pennsylvania, Ms. Moore of Wisconsin,
Mr. Mullin, Ms. Norton, Ms. Ocasio-Cortez, Ms. Omar, Mrs. Ramirez, Ms.
Sanchez, Ms. Schakowsky, Mr. Smith of Washington, Ms. Stansbury, Mr.
Thanedar, Ms. Tlaib, Ms. Tokuda, Ms. Underwood, Mrs. Watson Coleman,
Ms. Porter, and Mr. Pocan) introduced the following bill; which was
referred to the Committee on Financial Services, and in addition to the
Committee on Ways and Means, for a period to be subsequently determined
by the Speaker, in each case for consideration of such provisions as
fall within the jurisdiction of the committee concerned
_______________________________________________________________________
A BILL
To address the housing crisis through bold investments to increase and
preserve the national affordable housing supply, paths to
homeownership, and perpetual affordability through shared equity
housing and community land trust models, investigating landlord price
fixing, and providing relief for rural renters, and for other purposes.
Be it enacted by the Senate and House of Representatives of the
United States of America in Congress assembled,
SECTION 1. SHORT TITLE; TABLE OF CONTENTS.
(a) Short Title.--This Act may be cited as the ``Community Housing
Act of 2024''.
(b) Table of Contents.--The table of contents for this Act is as
follows:
Sec. 1. Short title; table of contents.
Sec. 2. Congressional findings.
Sec. 3. Severability.
TITLE I--INVESTMENTS IN HOUSING SUPPLY
Sec. 101. Housing Trust Fund.
Sec. 102. GSE basis point fee.
Sec. 103. Capital Magnet Fund.
Sec. 104. Investments in affordable and accessible housing production.
Sec. 105. Unlocking possibilities program.
Sec. 106. Shared Equity Housing Fund.
Sec. 107. Repeal of Faircloth amendment.
Sec. 108. Establishment of HUD Office of Community Land Use and Zoning.
Sec. 109. Continuation of FHA-FFB affordable rental housing financing
partnership.
Sec. 110. Increase of minimum State allocations under housing programs.
TITLE II--RENTAL SUPPORT AND PERPETUAL AFFORDABILITY
Sec. 201. Permanent emergency rental assistance program.
Sec. 202. HUD Eviction Protection Grant Program.
Sec. 203. Shared equity housing resources.
Sec. 204. Homeownership assistance.
Sec. 205. Report on tax on secondary homes.
Sec. 206. National housing information database.
TITLE III--RURAL HOUSING
Sec. 301. Permanent establishment of housing preservation and
revitalization program; decoupling rental
assistance.
Sec. 302. Interagency Task Force to coordinate delivery of substance
use disorder treatment and affordable
housing availability.
SEC. 2. CONGRESSIONAL FINDINGS.
The Congress finds that--
(1) the cost of housing for all Americans has increased
dramatically and wages have not kept pace with these increases
over the last 50 years;
(2) average rent in the United States has increased 24
percent between 2020 and 2023;
(3) more than half of low- and moderate-income borrowers
now spend between 30 and 50 percent of their income on mortgage
payments;
(4) rental housing subsidized by the Rural Housing Service
(RHS) of the Department of Agriculture is often the only
affordable option in rural communities;
(5) more than half of extremely low-income rural renters
experience housing insecurity;
(6) the Housing Trust Fund (HTF) provides a dedicated,
permanent source of funding for affordable housing;
(7) the HTF is an important source of gap financing for
State housing finance agencies, used along with tax credits and
the HOME Investment Partnership program (HOME);
(8) the Capital Magnet Fund (CMF) provides funding to
nonprofits and Community Development Financial Institutions
(CDFIs) to expand financing for the development,
rehabilitation, and purchase of affordable housing and other
related economic development projects in distressed
communities;
(9) the HTF and CMF are funded through contributions from
the Government-sponsored enterprises (GSEs) Fannie Mae and
Freddie Mac;
(10) the GSEs are required to annually set aside an amount
equal to 4.2 basis points for each dollar of the unpaid
principal balance of their total new business purchases to
support the affordable housing programs;
(11) in 2023, receipts from the GSE set aside dropped
significantly due to shifting market conditions;
(12) the HOME program is used, in combination with housing
tax credits, by State housing finance agencies to build
affordable rental housing;
(13) the HOME program is also the primary Federal resource
for the construction of affordable family homes;
(14) despite its importance and effectiveness, the HOME
program has not been adequately funded in relation to
increasing costs associated with single family and multifamily
housing construction;
(15) restrictive land use regulations disproportionately
affect low- and moderate-income families by limiting the
availability of quality affordable housing and driving up the
costs of existing housing;
(16) President Biden has proposed the Unlocking
Possibilities program, a competitive grant program to help
States and localities eliminate needless barriers to affordable
housing production, including permitting for manufactured
housing communities;
(17) almost 2 million people in the United States live in
public housing;
(18) public housing agencies are unnecessarily prohibited
from increasing their number of public housing units above the
total they had in 1992 under a provision of law commonly
referred to as the ``Faircloth limit'';
(19) community land trust or shared equity programs are
crucial for ensuring perpetual housing affordability;
(20) community land trusts or related shared equity housing
programs have established legal frameworks to keep homes
affordable for more than 30 years;
(21) there are over 300 community land trust entities in
the United States encompassing 43,931 housing units;
(22) 44 percent of all shared equity dwelling units are
rental units;
(23) a reported 45 percent of shared equity homeowners are
people of color;
(24) many shared equity housing organizations include a
commitment to racial and ethnic diversity in their
organizational and operational practices;
(25) the Emergency Rental Assistance Program (ERAP),
established during the COVID-19 pandemic, provided rental and
utility assistance to more than 5 million households;
(26) these funds protected renters and landlords and have
demonstrated the need for a permanent emergency rental
assistance program;
(27) analysis shows that daily eviction rates fell
dramatically due to the ERAP;
(28) State and local public developers are innovating new
ways to finance and cross-subsidize the creation of affordable
mixed income public housing without depending on the use of
scarce low-income housing tax credits; and
(29) State and Federal antitrust enforcers would benefit
from greater visibility into use of real estate and property
management software to stem anti-competitive price fixing in
the rental housing markets.
SEC. 3. SEVERABILITY.
If any provision of this Act, any amendment made by this Act, or
the application of any such provision or amendment to any person or
circumstance is held to be unconstitutional, the remainder of this Act
and of the amendments made by this Act, and the application of the
remaining provisions of this Act and amendments to any person or
circumstance shall not be affected.
TITLE I--INVESTMENTS IN HOUSING SUPPLY
SEC. 101. HOUSING TRUST FUND.
Section 1338(a) of the Federal Housing Enterprises Financial Safety
and Soundness Act of 1992 (12 U.S.C. 4568(a)) is amended by adding at
the end the following:
``(3) Appropriation.--In addition to amounts otherwise made
available, there is appropriated to the Housing Trust Fund, out
of any money in the Treasury not otherwise appropriated,
$44,500,000,000 for each of fiscal years 2024 through 2033.''.
SEC. 102. GSE BASIS POINT FEE.
Section 1337(a) of the Federal Housing Enterprises Financial Safety
and Soundness Act of 1992 (12 U.S.C. 4567) is amended--
(1) in paragraph (1)(A), by striking ``4.2 basis points''
and inserting ``10 basis points''; and
(2) in paragraph (2)(A), by striking ``4.2 basis points''
and inserting ``10 basis points''.
SEC. 103. CAPITAL MAGNET FUND.
Section 1339 of the Federal Housing Enterprises Financial Safety
and Soundness Act of 1992 (12 U.S.C. 4569) is amended by adding at the
end the following:
``(k) Appropriation.--In addition to amounts otherwise made
available, there is appropriated to the Capital Magnet Fund, out of any
money in the Treasury not otherwise appropriated, $1,500,000,000 for
each of fiscal years 2024 through 2033.''.
SEC. 104. INVESTMENTS IN AFFORDABLE AND ACCESSIBLE HOUSING PRODUCTION.
(a) Appropriation.--In addition to amounts otherwise made
available, there is appropriated to the Secretary of Housing and Urban
Development (in this section referred to as the ``Secretary'') for
fiscal year 2024, out of any money in the Treasury not otherwise
appropriated--
(1) $9,925,000,000, to remain available until September 30,
2028, for activities and assistance for the HOME Investment
Partnerships Program (in this section referred to as the ``HOME
program''), as authorized under sections 241 through 242, 244
through 253, 255 through 256, and 281 through 290 of the
Cranston-Gonzalez National Affordable Housing Act (42 U.S.C.
12741-12742, 42 U.S.C. 12744-12753, 42 U.S.C. 12755-12756, 42
U.S.C. 12831-12840) (in this section referred to as ``NAHA''),
subject to the terms and conditions paragraph (1)(A) of
subsection (b);
(2) $14,925,000,000, to remain available until September
30, 2028, for activities and assistance for the HOME Investment
Partnerships Program, as authorized under sections 241 through
242, 244 through 253, 255 through 256, and 281 through 290 of
the Cranston-Gonzalez National Affordable Housing Act (42
U.S.C. 12741-12742, 42 U.S.C. 12744-12753, 42 U.S.C. 12755-
12756, 42 U.S.C. 12831-12840), subject to the terms and
conditions in paragraphs (1)(B) and (2) of subsection (b);
(3) $50,000,000, to remain available until September 30,
2033, to make new awards or increase prior awards to existing
technical assistance providers to provide an increase in
capacity building and technical assistance available to any
grantees implementing activities or projects consistent with
this section; and
(4) $100,000,000, to remain available until September 30,
2033, for the costs to the Secretary of administering and
overseeing the implementation of this section and the HOME and
Housing Trust Fund programs generally, including information
technology, financial reporting, research and evaluations, and
other cross-program costs in support of programs administered
by the Secretary in this title, and other costs.
(b) Terms And Conditions.--
(1) Formulas.--
(A) The Secretary shall allocate amounts made
available under subsection (a)(1) pursuant to section
217 of NAHA (42 U.S.C. 12747) to grantees that received
allocations pursuant to that same formula in fiscal
year 2023 and shall make such allocations within 60
days of the enactment of this Act.
(B) The Secretary shall allocate amounts made
available under subsection (a)(2) pursuant to the
formula specified in section 1338(c)(3) of the Federal
Housing Enterprises Financial Safety and Soundness Act
of 1992 (12 U.S.C. 4568(c)(3)) to grantees that
received Housing Trust Fund allocations pursuant to
that same formula in fiscal year 2023 and shall make
such allocations within 60 days of the date of the
enactment of this Act.
(2) Eligible activities.--Other than as provided in
paragraph (5) of this subsection, funds made available under
subsection (a)(2) may only be used for eligible activities
described in subparagraphs (A) through (B)(i) of section
1338(c)(7) of the Federal Housing Enterprises Financial Safety
and Soundness Act of 1992 (12 U.S.C. 4568(c)(7)), except that
not more than 10 percent of funds made available may be used
for activities under such subparagraph (B)(i).
(3) Funding restrictions.--The commitment requirements in
section 218(g) (42 U.S.C. 12748(g)) of NAHA, the matching
requirements in section 220 (42 U.S.C. 12750) of NAHA, and the
set-aside for housing developed, sponsored, or owned by
community housing development organizations required in section
231 of NAHA (42 U.S.C. 12771) shall not apply for amounts made
available under this section.
(4) Reallocation.--For funds provided under paragraphs (1)
and (2) of subsection (a), the Secretary may recapture certain
amounts remaining available to a grantee under this section or
amounts declined by a grantee, and reallocate such amounts to
other grantees under that paragraph to ensure fund expenditure,
geographic diversity, and availability of funding to
communities within the State from which the funds have been
recaptured.
(5) Administration.--Notwithstanding subsections (c) and
(d)(1) of section 212 of NAHA (42 U.S.C. 12742), grantees may
use not more than 15 percent of their allocations under this
section for administrative and planning costs.
(c) Waivers.--The Secretary may waive or specify alternative
requirements for any provision of the Cranston-Gonzalez National
Affordable Housing Act specified in subsection (a)(1) or (a)(2) or
regulation for the administration of the amounts made available under
this section other than requirements related to tenant rights and
protections, fair housing, nondiscrimination, labor standards, and the
environment, upon a finding that the waiver or alternative requirement
is necessary to facilitate the use of amounts made available under this
section.
(d) Implementation.--The Secretary shall have authority to issue
such regulations, notices, or other guidance, forms, instructions, and
publications to carry out the programs, projects, or activities
authorized under this section to ensure that such programs, projects,
or activities are completed in a timely and effective manner.
SEC. 105. UNLOCKING POSSIBILITIES PROGRAM.
(a) Appropriation.--In addition to amounts otherwise available,
there is appropriated to the Secretary of Housing and Urban Development
for fiscal year 2024, out of any money in the Treasury not otherwise
appropriated--
(1) $1,646,000,000 for awarding grants under sections 101,
102, 103, 104(a) through 104(i), 104(l), 104(m), 105(a) through
105(g), 106(a)(2), 106(a)(4), 106(b) through 106(f), 109, 110,
111, 113, 115, 116, 120, and 122 of the Housing and Community
Development Act of 1974 (42 U.S.C. 5301, 5302, 5303, 5304(a)-
(i), 5304(l), 5304(m), 5305(a)-(g), 5306(a)(2), 5306(a)(4),
5306(b)-(f), 5309, 5310, 5311, 5313, 5315, 5316, 5319, and
5321) awarded on a competitive basis to eligible recipients to
carry out grants under subsection (c) of this section;
(2) $8,000,000 for research and evaluation related to
housing planning and other associated costs;
(3) $3,000,000 to provide technical assistance to grantees
or applicants for grants made available by this section; and
(4) $66,000,000 for the costs to the Secretary of
administering and overseeing the implementation of this section
and community and economic development programs overseen by the
Secretary generally, including information technology,
financial reporting, research and evaluations, and other cross-
program costs in support of programs administered by the
Secretary in this title, and other costs.
Amounts appropriated by this section shall remain available until
September 30, 2033.
(b) Program Establishment.--The Secretary of Housing and Urban
Development, acting through the Director of the Office of Community
Land Use and Zoning Reform established under section 4(i) of the
Department of Housing and Urban Development Act (as added by the
amendment made by section 108(a) of this Act), shall establish a
competitive grant program for--
(1) planning grants to develop and evaluate housing plans
and substantially improve housing strategies;
(2) streamlining regulatory requirements and shorten
processes, reform zoning codes, increasing capacity to conduct
housing inspections, or other initiatives that reduce barriers
to housing supply elasticity and affordability;
(3) developing and evaluating local or regional plans for
community development to substantially improve community
development strategies related to sustainability, fair housing,
and location efficiency;
(4) implementation and livable community investment grants;
and
(5) research and evaluation.
(c) Grants.--
(1) Planning grants.--The Secretary shall, under selection
criteria determined by the Secretary, award grants under this
paragraph on a competitive basis to eligible entities to assist
planning activities, including administration of such
activities, engagement with community stakeholders and housing
practitioners, to--
(A) develop housing plans;
(B) substantially improve State or local housing
strategies;
(C) develop new regulatory requirements and
processes, reform zoning codes, increasing capacity to
conduct housing inspections, or undertake other
initiatives to reduce barriers to housing supply
elasticity and affordability;
(D) develop local or regional plans for community
development; and
(E) substantially improve community development
strategies, including strategies to increase
availability and access to affordable housing, to
further access to public transportation or to advance
other sustainable or location-efficient community
development goals.
(2) Implementation and livable community investment
grants.--The Secretary shall award implementation grants under
this paragraph on a competitive basis to eligible entities for
the purpose of implementing and administering--
(A) completed housing strategies and housing plans
and any planning to affirmatively further fair housing
within the meaning of subsections (d) and (e) of
section 808 of the Fair Housing Act (42 U.S.C. 608) and
applicable regulations and for community investments
that support the goals identified in such housing
strategies or housing plans;
(B) new regulatory requirements and processes,
reformed zoning codes, increased capacity to conduct
housing inspections, or other initiatives to reduce
barriers to housing supply elasticity and affordability
that are consistent with a plan under subparagraph (A);
and
(C) completed local or regional plans for community
development and any planning to increase availability
and access to affordable housing, access to public
transportation and other sustainable or location-
efficient community development goals.
(d) Coordination With FTA Administrator.--To the extent
practicable, the Secretary shall coordinate with the Federal Transit
Administrator in carrying out this section.
(e) Definitions.--For purposes of this section, the following
definitions apply:
(1) Eligible entity.--The term ``eligible entity'' means--
(A) a State, insular area, metropolitan city, or
urban county, as such terms are defined in section 102
of the Housing and Community Development Act of 1974
(42 U.S.C. 5302); or
(B) for purposes of grants under subsection (b)(1),
a regional planning agency or consortia.
(2) Housing plan; housing strategy.--
(A) Housing plan.--The term ``housing plan'' means
a plan of an eligible entity to, with respect to the
area within the jurisdiction of the eligible entity--
(i) match the creation of housing supply to
existing demand and projected demand growth in
the area, with attention to preventing
displacement of residents, reducing the
concentration of poverty, and meaningfully
reducing and not perpetuating housing
segregation on the basis of race, color,
religion, natural origin, sex, disability, or
familial status;
(ii) increase the affordability of housing
in the area, increase the accessibility of
housing in the area for people with
disabilities, including location-efficient
housing, and preserve or improve the quality of
housing in the area;
(iii) reduce barriers to housing
development in the area, with consideration for
location efficiency, affordability, and
accessibility; and
(iv) coordinate with the metropolitan
transportation plan of the area under the
jurisdiction of the eligible entity, or other
regional plan.
(B) Housing strategy.--The term ``housing
strategy'' means the housing strategy required under
section 105 of the Cranston-Gonzalez National
Affordable Housing Act (42 U.S.C. 12705).
(f) Costs to Grantees.--Up to 15 percent of a recipient's grant may
be used for administrative costs.
(g) Rules of Construction.--
(1) In general.--Except as otherwise provided by this
section, amounts appropriated or otherwise made available under
this section shall be subject to the community development
block grant program requirements under subsection (a)(1).
(2) Exceptions.--
(A) Housing construction.--Expenditures on new
construction of housing shall be an eligible expense
under this section.
(B) Buildings for general conduct of government.--
Expenditures on building for the general conduct of
government, other than the Federal Government, shall be
eligible under this section when necessary and
appropriate as a part of a natural hazard mitigation
project.
(h) Waivers.--The Secretary may waive or specify alternative
requirements for any provision of subsection (a)(1) or regulation for
the administration of the amounts made available under this section
other than requirements related to fair housing, nondiscrimination,
labor standards, and the environment, upon a finding that the waiver or
alternative requirement is not inconsistent with the overall purposes
of such Act and that the waiver or alternative requirement is necessary
to facilitate the use of amounts made available under this section.
(i) Implementation.--The Secretary shall have the authority to
issue such regulations notices, or other guidance, forms, instructions,
and publications to carry out the programs, projects, or activities
authorized under this section to ensure that such programs, projects,
or activities are completed in a timely and effective manner.
SEC. 106. SHARED EQUITY HOUSING FUND.
(a) Appropriation.--In addition to amounts otherwise available,
there is appropriated to the Community Restoration and Revitalization
Fund established under subsection (b) for fiscal year 2022, out of any
money in the Treasury not otherwise appropriated, to remain available
until September 30, 2031, $500,000,000 for planning and implementation
grants under sections 101, 102, 103, 104(a) through 104(i), 104(l),
104(m), 105(a) through 105(g), 106(a)(2), 106(a)(4), 106(b) through
106(f), 109, 110, 111, 113, 115, 116, 120, and 122 of the Housing and
Community Development Act of 1974 (42 U.S.C. 5301, 5302, 5303, 5304(a)-
(i), 5304(l), 5304(m), 5305(a)-(g), 5306(a)(2) 5306(a)(4), 5306(b)-(f),
5309, 5310, 5311, 5313, 5315, 5316, 5319, and 5321), awarded on a
competitive basis to eligible recipients, as defined under subsection
(d) of this section, to create, expand, and maintain community land
trusts and shared equity homeownership, including through the
acquisition, rehabilitation, and new construction of affordable,
accessible housing.
(b) Establishment of Fund.--The Secretary of Housing and Urban
Development (in this section referred to as the ``Secretary'') shall
establish a Shared Equity Fund (in this section referred to as the
``Fund'') to award planning and implementation grants on a competitive
basis to eligible recipients for activities authorized under
subsections (a) through (g) of section 105 of the Housing and Community
Development Act of 1974 (42 U.S.C. 5305) and under this section for
community-led affordable housing and community development and economic
development projects.
(c) Use of Funds.--An eligible recipient of a community land trust
grant awarded under subsection (a) shall use such grant for
establishing and operating a community land trust or shared equity
homeownership program; creation, subsidization, construction,
acquisition, rehabilitation, and preservation of housing in a community
land trust or shared equity homeownership program, and expanding the
capacity of the recipient to carry out the grant, provided that any
housing units created or maintained--
(1) in the case of rental units, including units in mixed-
use properties, are affordable and accessible to a household
whose income does not exceed 80 percent of the median income
for the area, as determined by the Secretary, for a period of
not less than 30 years; and
(2) in the case of homeownership units, are affordable and
accessible to households whose incomes do not exceed 120
percent of the median income for the area, as determined by the
Secretary.
(d) Eligible Recipient.--An eligible recipient of a planning or
implementation grant under subsection (a) shall be a local partnership
with the ability to administer the grant.
(e) Waivers.--The Secretary may waive or specify alternative
requirements for sections 104(a) through (e), 104(h), 104(l), 104(m),
105(a) through (g), 106(a)(2), 106(a)(4), and 106(b) through (f) of the
Housing and Community Development Act of 1974 (42 U.S.C. 5304(a)
through (e), 5304(h), 5304(l), 5304(m), 5305(a) through (g),
5306(a)(2), 5306(a)(4), and 5306(b) through (f)), or associated
regulations for the administration of the amounts made available under
this section other than requirements related to fair housing,
nondiscrimination, labor standards, and the environment, upon a finding
that the waiver or alternative requirement is not inconsistent with the
overall purposes of such Act and that the waiver or alternative
requirement is necessary to expedite or facilitate the use of amounts
made available under this section.
(f) Definitions.--For purposes of this section, the following
definitions shall apply:
(1) Community land trust.--The term ``community land
trust'' means a nonprofit organization or State or local
governments or instrumentalities that--
(A) use a ground lease or deed covenant with an
affordability period of at least 30 years or more to--
(i) make rental and homeownership units
affordable to households; and
(ii) stipulate a preemptive option to
purchase the affordable rentals or
homeownership units so that the affordability
of the units is preserved for successive
income-eligible households; and
(B) monitor properties to ensure affordability is
preserved.
(2) Land bank.--The term ``land bank'' means a government
entity, agency, or program, or a special purpose nonprofit
entity formed by one or more units of government in accordance
with State or local land bank enabling law, that has been
designated by one or more State or local governments to
acquire, steward, and dispose of vacant, abandoned, or other
problem properties in accordance with locally-determined
priorities and goals.
(3) Shared equity homeownership program.--The term ``shared
equity homeownership program'' means a program to facilitate
affordable homeownership preservation through a resale
restriction program administered by a community land trust,
other nonprofit organization, or State or local government or
instrumentalities and that utilizes a ground lease, deed
restriction, subordinate loan, or similar mechanism that
includes provisions ensuring that the program shall--
(A) maintain the home as affordable for subsequent
very low-, low-, or moderate-income families for an
affordability term of at least 30 years after
recordation;
(B) apply a resale formula that limits the
homeowner's proceeds upon resale; and
(C) provide the program administrator or such
administrator's assignee a preemptive option to
purchase the homeownership unit from the homeowner at
resale.
(g) Implementation.--The Secretary shall have the authority to
establish by notice any requirements that the Secretary determines are
necessary for timely and effective implementation of the program and
expenditure of funds appropriated, which requirements shall take effect
upon issuance.
SEC. 107. REPEAL OF FAIRCLOTH AMENDMENT.
Section 9(g) of the United States Housing Act of 1937 (42 U.S.C.
1437g(g)) is amended by striking paragraph (3) (relating to limitation
on new construction).
SEC. 108. ESTABLISHMENT OF HUD OFFICE OF COMMUNITY LAND USE AND ZONING.
(a) In General.--Section 4 of the Department of Housing and Urban
Development Act (42 U.S.C. 3533) is amended by adding at the end the
following new subsection:
``(i) Office of Community Land Use and Zoning.--
``(1) Establishment.--There is established in the
Department, in the Office of the Secretary, the Office of
Community Land Use and Zoning.
``(2) Director.--There is established the position of
Director of the Office of Community Land Use and Zoning. The
Director shall be the head of the Office of Community Land Use
and Zoning and shall be appointed by, and shall report to, the
Secretary. Such position shall be a career-reserved position in
the Senior Executive Service.
``(3) Mission.--The mission of the Office of Community Land
Use and Zoning shall be to encourage communities to pursue land
use policies that increase the availability and affordability
of housing.
``(4) Functions.--The Director shall have primary
responsibility within the Department for all activities and
matters relating to land use and zoning reform, including the
following:
``(A) To collect, process, assemble, coordinate
research, and disseminate information on State and
local regulations and policies affecting the creation
and maintenance of affordable housing.
``(B) To provide technical assistance to State and
local communities regarding State and local regulations
and policies affecting the creation and maintenance of
affordable housing.
``(C) To maintain a Regulatory Barriers
Clearinghouse and a database of land use policies
across the United States.
``(D) To administer the Unlocking Possibilities
Program under section 105 of the Community Housing Act
of 2024.
``(E) To administer the Shared Equity Housing
Resource Center established under section 203(b) of the
Community Housing Act of 2024.
``(F) To issue, not later than 2 years after the
date of the enactment of this Act, guidance and best
practices regarding State and local land use and zoning
regulations and policies affecting the creation and
maintenance of affordable housing, and to maintain and
update such guidance and best practices regularly.''.
(b) Transfer; Redesignation.--The Secretary of Housing and Urban
Development shall provide for--
(1) the transfer of the administration of the Regulatory
Barriers Clearinghouse of the Department, which as of the date
of the enactment of this Act is the responsibility of the
Office of Policy Development and Research, to the Director of
the Office of Community Land Use and Zoning established under
section 4(i) of the Department of Housing and Urban Development
Act, as added by the amendment made by subsection (a) of this
section; and
(2) the redesignation of the Regulatory Barriers
Clearinghouse as the Community Land Use and Zoning Research
Center.
(c) Authorization of Appropriations.--There is authorized to be
appropriated $2,000,000 for each of fiscal years 2024 through 2028 for
costs of personnel for and activities of the Office of Community Land
Use and Zoning.
SEC. 109. CONTINUATION OF FHA-FFB AFFORDABLE RENTAL HOUSING FINANCING
PARTNERSHIP.
The Secretary of Housing and Urban Development shall continue to
carry out the FHA affordable rental housing financing partnership with
the Federal Financing Bank, under which such Bank provides financing
for loans insured under the FHA Multifamily Risk-Sharing Program under
section 542 of the Housing and Community Development Act of 1992 (12
U.S.C. 1707), and may enter into such new commitments under such
program during fiscal year 2024 and fiscal years thereafter, subject to
the overall limitations provided in this Act on new commitments to
guarantee loans insured under the General and Special Risk Insurance
Funds, as authorized by sections 238 and 519 of the National Housing
Act (12 U.S.C. 1715z-3 and 1735c).
SEC. 110. INCREASE OF MINIMUM STATE ALLOCATIONS UNDER HOUSING PROGRAMS.
(a) Housing Trust Fund.--Subparagraph (C) of section 1338(c)(4) of
the Federal Housing Enterprises Financial Safety and Soundness Act of
1992 (12 U.S.C. 4568(c)(4)(C)) is amended by striking ``$3,000,000''
each place such term appears and inserting ``$6,000,000''.
(b) HOME Investment Partnerships Program.--Subparagraph (A) of
section 217(b)(2) of the Cranston-Gonzalez National Affordable Housing
Act (42 U.S.C. 12747(b)(2)(A)) is amended by striking ``$3,000,000''
each place such term appears and inserting ``$6,000,000''.
TITLE II--RENTAL SUPPORT AND PERPETUAL AFFORDABILITY
SEC. 201. PERMANENT EMERGENCY RENTAL ASSISTANCE PROGRAM.
Section 3201 of the American Rescue Plan Act of 2021 (15 U.S.C.
9058c) is amended--
(1) in subsection (a), by adding at the end the following
new paragraphs:
``(3) Appropriation.--In addition to amounts otherwise
available, there is appropriated to the Secretary of the
Treasury for each of fiscal years 2024 through 2029, out of any
money in the Treasury not otherwise appropriated,
$3,000,000,000, for making payments to eligible grantees under
this section.
``(4) Reservation of funds.--Of the amount appropriated
under paragraph (1), the Secretary shall reserve--
``(A) $42,300,000 for making payments under this
section to the Commonwealth of Puerto Rico, the United
States Virgin Islands, Guam, the Commonwealth of the
Northern Mariana Islands, and American Samoa;
``(B) $4,170,000 for costs of the Secretary for the
administration of emergency rental assistance programs
and technical assistance to recipients of any grants
made by the Secretary to provide financial and other
assistance to renters;
``(C) $417,000 for administrative expenses of the
Inspector General relating to oversight of funds
provided in this section; and
``(D) $360,000,000 or payments to high-need
grantees as provided in this section.'';
(2) in subsection (b)--
(A) in paragraph (1)(A)--
(i) in the matter preceding clause (i)--
(I) by inserting ``or (3)'' after
``paragraph (1)''; and
(II) by inserting ``or (4),
respectively,'' after ``paragraph
(2)''; and
(ii) in clause (iii), by inserting ``or,
with respect to amounts appropriated under
subsection (a)(3), by substituting
`$22,000,000' for `$200,000,000' each place
such term appears'' before the semicolon at the
end; and
(B) in paragraph (2)--
(i) in the matter preceding subparagraph
(A)--
(I) by striking ``The amount'' and
inserting ``The amounts''; and
(II) by inserting ``and under
subsection (a)(4)(A)'' after
``subsection (a)(2)(A)'';
(ii) in subparagraph (A), by inserting ``or
(a)(4)(A)'' before ``of section 3201''; and
(iii) in subparagraph (B), by inserting
``or (a)(3)'' after ``subsection (a)(1)'';
(3) in subsection (d)--
(A) in paragraph (1)(D), by inserting ``or October
1, 2025, in the case of funds made available by
subsection (a)(3),''; and
(B) in paragraph (2), ``or (a)(3)'' after
``subsection (a)(1)'';
(4) in subsection (e)(1)--
(A) by striking ``March 1, 2022'' and inserting
``the first day of the first month commencing more than
12 months after the enactment of an Act making amounts
available for payments to eligible grantees under this
section''; and
(B) by inserting ``made available under such Act
and'' after ``reallocate funds''; and
(5) in subsection (g), by striking ``September 30, 2025''
and inserting ``the fifth September 30 occurring after the date
of the enactment of the Act making such funds available for
payments to such eligible grantee''.
SEC. 202. HUD EVICTION PROTECTION GRANT PROGRAM.
In addition to amounts otherwise made available, there is
appropriated to the Secretary of Housing and Urban Development for each
of fiscal years 2024 through 2033, out of any money in the Treasury not
otherwise appropriated, $10,000,000 for grants under the Eviction
Protection Grant Program of the Office of Policy Development and
Research.
SEC. 203. SHARED EQUITY HOUSING RESOURCES.
(a) Funding.--In addition to amounts otherwise made available,
there is appropriated for fiscal year 2024 for payment to the
Neighborhood Reinvestment Corporation for use in neighborhood
reinvestment activities, as authorized by the Neighborhood Reinvestment
Corporation Act (42 U.S.C. 8101-8107), $12,000,000, to remain available
until September 30, 2027: Provided, That such amount shall be for the
promotion and development of shared equity housing models, including
for capital grants for NeighborWorks affiliates to acquire homes for
their shared equity portfolios.
(b) Resource Center.--The Secretary of Housing and Urban
Development shall establish and maintain, under the Office of Community
Land Use and Zoning, a Shared Equity Housing Resource Center to provide
technical and legal assistance and resources to communities and the
general public regarding forming shared equity housing governance
structures, including affordable housing community land trusts. There
is authorized to be appropriated for each fiscal year such sums as may
be necessary to operate such Resource Center.
SEC. 204. HOMEOWNERSHIP ASSISTANCE.
(a) Rural Homeownerhip.--
(1) Appropriation.--In addition to amounts otherwise
available, there is appropriated to the Secretary of
Agriculture for each of fiscal years 2024 through 2033, out of
any money in the Treasury not otherwise appropriated--
(A) $4,000,000,000, for gross obligations for the
principal amount of direct loans as authorized by
section 502 of the Housing Act of 1949 (42 U.S.C.
1472); and
(B) $148,400,000 for the cost of direct loans
authorized by such section 502, including the cost of
modifying loans, as defined in section 502 of the
Congressional Budget Act of 1974 (2 U.S.C. 661a).
(2) Interest rate.--Notwithstanding any other provision of
law, the annual interest rate payable on a direct loan
authorized by section 502 of the Housing Act of 1949 (42 U.S.C.
1472), as modified by payment assistance, may not be lower than
1.0 percent.
(b) Housing Choice Voucher Downpayment Program.--In addition to
amounts otherwise available, there is appropriated to the Secretary of
Housing and Urban Development for each of fiscal years 2024 through
2033, out of any money in the Treasury not otherwise appropriated,
$1,000,000,000, for providing downpayment assistance under section
8(y)(7) of the United States Housing Act of 1937 (42 U.S.C.
1437f(y)(7)).
SEC. 205. REPORT ON TAX ON SECONDARY HOMES.
The Secretary of the Treasury shall, not later than 180 days after
the date of the enactment of this Act, submit to Congress a report on
the feasibility, economic consequences, and revenue effects of
establishing a tax on vacation homes and short-term rental homes.
SEC. 206. NATIONAL HOUSING INFORMATION DATABASE.
(a) Establishment.--The Secretary of Housing and Urban Development
and the Director of the Federal Housing Finance Agency shall jointly
establish and maintain a national database of landlords of residential
rental dwelling units in multifamily housing.
(b) Information.--The Secretary and the Director shall require each
landlord of a residential rental dwelling unit in multifamily housing
to submit to the database the following information regarding a
residential rental dwelling unit:
(1) The identity of the landlord and owner of the dwelling
unit and contact information for such landlord and owner.
(2) The total number of residential rental dwelling units
in the property in which such dwelling unit is located.
(3) The total number of residential rental dwelling units
owned by or under the control of such landlord.
(4) The total number of properties containing residential
dwelling units managed by such landlord and owned by such
owner, the number of residential rental dwelling units in each
such property.
(5) Whether the landlord uses real estate and property
management software in making residential rental dwelling units
available for rental and, if so, the identity of such software.
(c) Availability.--Information maintained in the database shall be
made publicly available on a website of the registry.
(d) Definitions.--For purposes of this section, the following
definitions shall apply:
(1) Landlord.--The term ``landlord'' means, with respect to
a residential rental dwelling unit, the person or entity having
legal authority to lease such dwelling unit.
(2) Multifamily housing.--The term ``multifamily housing''
means a residence consisting of 5 or more dwelling units.
(e) Annual Report.--The Secretary and the Director shall submit a
report to the Congress, the Federal Trade Commission, the Attorney
General of the United States, and the Attorney General for each State
annually assessing the extent of concentration in ownership of
residential rental dwelling units and the issues and dangers posed by
such concentration.
TITLE III--RURAL HOUSING
SEC. 301. PERMANENT ESTABLISHMENT OF HOUSING PRESERVATION AND
REVITALIZATION PROGRAM; DECOUPLING RENTAL ASSISTANCE.
Title V of the Housing Act of 1949 (42 U.S.C. 1471 et seq.) is
amended by adding at the end the following new section:
``SEC. 545. HOUSING PRESERVATION AND REVITALIZATION PROGRAM.
``(a) Establishment.--The Secretary shall carry out a program under
this section for the preservation and revitalization of multifamily
rental housing projects financed under section 515 or both sections 514
and 516.
``(b) Notice of Maturing Loans.--
``(1) To owners.--On an annual basis, the Secretary shall
provide written notice to each owner of a property financed
under section 515 or both sections 514 and 516 that will mature
within the 4-year period beginning upon the provision of the
notice, setting forth the options and financial incentives that
are available to facilitate the extension of the loan term or
the option to decouple a rental assistance contract pursuant to
subsection (f).
``(2) To tenants.--
``(A) In general.--For each property financed under
section 515 or both sections 514 and 516, not later
than the date that is 2 years before the date that the
loan will mature, the Secretary shall provide written
notice to each household residing in the property that
informs them of the date of the loan maturity, the
possible actions that may happen with respect to the
property upon that maturity, and how to protect their
right to reside in federally assisted housing after
that maturity.
``(B) Language.--Notice under this paragraph shall
be provided in plain English and shall be translated to
other languages in the case of any property located in
an area in which a significant number of residents
speak such other languages.
``(c) Loan Restructuring.--Under the program under this section, in
any circumstance in which the Secretary proposes a restructuring to an
owner or an owner proposes a restructuring to the Secretary, the
Secretary may restructure such existing housing loans, as the Secretary
considers appropriate, for the purpose of ensuring that those projects
have sufficient resources to preserve the projects to provide safe and
affordable housing for low-income residents and farm laborers, by--
``(1) reducing or eliminating interest;
``(2) deferring loan payments;
``(3) subordinating, reducing, or reamortizing loan debt;
and
``(4) providing other financial assistance, including
advances, payments, and incentives (including the ability of
owners to obtain reasonable returns on investment) required by
the Secretary.
``(d) Renewal of Rental Assistance.--
``(1) In general.--When the Secretary proposes to
restructure a loan or agrees to the proposal of an owner to
restructure a loan pursuant to subsection (c), the Secretary
shall offer to renew the rental assistance contract under
section 521(a)(2) for a 20-year term that is subject to annual
appropriations, provided that the owner agrees to bring the
property up to or maintain the property at such standards that
will ensure maintenance of the property as decent, safe, and
sanitary housing for the full term of the rental assistance
contract.
``(2) Additional rental assistance.--
``(A) In general.--With respect to a project
described in paragraph (1), if rental assistance is not
available for all households in the project for which
the loan is being restructured pursuant to subsection
(c), the Secretary may extend such additional rental
assistance to unassisted households at that project as
is necessary to make the project safe and affordable to
low-income households.
``(B) Unavailable property.--In the event that a
property is not available to provide additional rental
assistance to households under subparagraph (A), the
Secretary may offer a rural housing voucher to those
households.
``(e) Restrictive Use Agreements.--
``(1) Requirement.--As part of the preservation and
revitalization agreement for a project, the Secretary shall
obtain a restrictive use agreement that obligates the owner to
operate the project in accordance with this title.
``(2) Term.--
``(A) No extension of rental assistance contract.--
Except when the Secretary enters into a 20-year
extension of the rental assistance contract for a
project, the term of the restrictive use agreement for
the project shall be consistent with the term of the
restructured loan for the project.
``(B) Extension of rental assistance contract.--If
the Secretary enters into a 20-year extension of the
rental assistance contract for a project, the term of
the restrictive use agreement for the project shall be
for 20 years.
``(C) Termination.--The Secretary may terminate the
20-year use restrictive use agreement for a project
before the end of the term of the agreement if the 20-
year rental assistance contract for the project with
the owner is terminated at any time for reasons outside
the control of the owner.
``(f) Decoupling of Rental Assistance.--
``(1) Renewal of rental assistance contract.--If the
Secretary determines that a maturing loan for a project cannot
reasonably be restructured in accordance with subsection (c)
because it is not financially feasible or the owner does not
agree with the proposed restructuring, and the project was
operating with rental assistance under section 521, the
Secretary may renew the rental assistance contract,
notwithstanding any provision of section 521, for a term,
subject to annual appropriations, of 20 years, provided that
the owner enters into a restrictive use agreement.
``(2) Additional rental assistance.--With respect to a
project described in paragraph (1), if rental assistance is not
available for all households in the project, the Secretary may
extend such additional rental assistance to unassisted
households at that project as is necessary to make the project
safe and affordable to low-income households.
``(3) Rents.--Any agreement to extend the term of the
rental assistance contract under section 521 for a project
shall obligate the owner to continue to maintain the project as
decent, safe, and sanitary housing and to operate the
development in accordance with this title, except that rents
shall be based on the lesser of--
``(A) the budget-based needs of the project; or
``(B) the operating cost adjustment factor as a
payment standard as provided under section 524 of the
Multifamily Assisted Housing Reform and Affordability
Act of 1997 (42 U.S.C. 1437 note).
``(4) Conditions for approval.--
``(A) Plan.--Before the approval of a rental
assistance contract authorized under this section, the
Secretary shall require the owner to submit to the
Secretary a plan that identifies financing sources and
a timetable for renovations and improvements determined
to be necessary by the Secretary to maintain and
preserve the project.
``(B) Automatic approval.--If a plan submitted
under subparagraph (A) is not acted upon by the
Secretary within 30 days of the submission, the rental
assistance contract is automatically approved for not
more than a 1-year period.
``(g) Multifamily Housing Transfer Technical Assistance.--Under the
program under this section, the Secretary may provide grants to
qualified nonprofit organizations and public housing agencies to
provide technical assistance, including financial and legal services,
to borrowers under loans under this title for multifamily housing to
facilitate the acquisition of such multifamily housing properties in
areas where the Secretary determines there is a risk of loss of
affordable housing.
``(h) Transfer of Rental Assistance.--After the loan or loans for a
rental project originally financed under section 515 or both sections
514 and 516 have matured or have been prepaid and the owner has chosen
not to restructure the loan pursuant to subsection (c)--
``(1) a tenant residing in the project shall have 18 months
before loan maturation or prepayment to transfer the rental
assistance assigned to the unit of the tenant to another rental
project originally financed under section 515 or both sections
514 and 516, and such tenants will have priority for admission
over other applicants; and
``(2) the owner of the initial project may rent the
previous unit of the tenant to a new tenant without income
restrictions.
``(i) Administrative Expenses.--Of any amounts made available for
the program under this section for any fiscal year, the Secretary may
use not more than $1,000,000 for administrative expenses for carrying
out such program.
``(j) Authorization of Appropriations.--There is authorized to be
appropriated for the program under this section $200,000,000 for each
of fiscal years 2024 through 2028.
``(k) Rulemaking.--
``(1) In general.--Not later than 180 days after the date
of enactment of this section, the Secretary shall--
``(A) publish an advance notice of proposed
rulemaking; and
``(B) consult with appropriate stakeholders.
``(2) Interim final rule.--Not later than 1 year after the
date of enactment of this section, the Secretary shall publish
an interim final rule to carry out this section.''.
SEC. 302. INTERAGENCY TASK FORCE TO COORDINATE DELIVERY OF SUBSTANCE
USE DISORDER TREATMENT AND AFFORDABLE HOUSING
AVAILABILITY.
(a) Establishment.--The Secretary of Housing and Urban Development
and the Secretary of Health and Human Services shall jointly establish
an interagency task force to develop and make recommendations the
Congress to better coordinate delivery of treatment for substance use
disorder in an affordable housing setting.
(b) Members.--The Secretary of Housing and Urban Development and
the Secretary of Health and Human Services shall each appoint 5 members
to the task force.
(c) Report.--Not later than the expiration of the 2-year period
beginning on the date of the enactment of this Act, the task force
shall submit a report to the Congress making recommendations on how to
better coordinate delivery of treatment for substance use disorder in
an affordable housing setting.
(d) Termination.--The task force shall terminate 90 days after
submission of the report required under subsection (c).
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