[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 shall 
                include--
                            (i) planners and architects;
                            (ii) housing developers, including 
                        affordable and market-rate housing developers, 
                        manufactured housing developers, and other 
                        business interests;
                            (iii) community engagement experts and 
                        community members impacted by zoning decisions;
                            (iv) public housing authorities and transit 
                        authorities;
                            (v) members of local zoning and planning 
                        boards and local and regional transportation 
                        planning organizations;
                            (vi) State officials responsible for 
                        housing or land use, including members of State 
                        zoning boards of appeals;
                            (vii) academic researchers; and
                            (viii) home builders.
            (3) Contents.--The guidelines and best practices required 
        under paragraph (1) shall--
                    (A) with respect to State zoning frameworks, 
                outline potential models for updated State enabling 
                legislation or State agency and department procedures;
                    (B) include recommendations regarding--
                            (i) the reduction or elimination of parking 
                        minimums;
                            (ii) the increase in maximum floor area 
                        ratio requirements and maximum building heights 
                        and the reduction in minimum lot sizes and set-
                        back requirements;
                            (iii) the elimination of restrictions 
                        against accessory dwelling units;
                            (iv) increasing by-right uses, including 
                        duplex, triplex, or quadplex buildings, across 
                        cities or metropolitan areas;
                            (v) mechanisms, including proximity to 
                        transit, to determine the appropriate scope for 
                        rezoning and ensure development that does not 
                        disproportionately burden residents of 
                        economically distressed areas;
                            (vi) provisions regarding review of by-
                        right development proposals to streamline 
                        review and reduce uncertainty, including--
                                    (I) nondiscretionary, ministerial 
                                review; and
                                    (II) entitlement and design review 
                                processes;
                            (vii) the reduction of obstacles, 
                        regulatory or otherwise, to a range of housing 
                        types at all levels of affordability, including 
                        manufactured and modular housing;
                            (viii) State model zoning regulations for 
                        directing local reforms, including mechanisms 
                        to encourage adoption;
                            (ix) provisions to encourage transit-
                        oriented development, including increased 
                        permissible units per structure and reduced 
                        minimum lot sizes near existing or planned 
                        public transit stations;
                            (x) potential reforms to strengthen the 
                        public engagement process;
                            (xi) reforms to protest petition statutes;
                            (xii) the standardization, reduction, or 
                        elimination of impact fees;
                            (xiii) cost effective and appropriate 
                        building codes;
                            (xiv) models for community benefit 
                        agreements;
                            (xv) mechanisms to preserve affordability, 
                        limit disruption of low-income communities, and 
                        prevent displacement of existing residents;
                            (xvi) with respect to State zoning 
                        frameworks--
                                    (I) State model codes for directing 
                                local reforms, including mechanisms to 
                                encourage adoption;
                                    (II) a model for a State zoning 
                                appeals process, which would--
                                            (aa) create a process for 
                                        developers or builders 
                                        requesting a variance, 
                                        conditional use, special 
                                        permit, zoning district change, 
                                        similar discretionary permit, 
                                        or otherwise petitioning a 
                                        local zoning or planning board 
                                        for a project including a 
                                        State-defined amount of 
                                        affordable housing to appeal a 
                                        rejection to a State body or 
                                        regional body empowered by the 
                                        State; and
                                            (bb) establish 
                                        qualifications for communities 
                                        to be exempted from the appeals 
                                        process based on their 
                                        available stock of affordable 
                                        housing; and
                                    (III) streamlining of State 
                                environmental review policies;
                            (xvii) with respect to local zoning 
                        frameworks--
                                    (I) the simplification and 
                                standardization of existing zoning 
                                codes;
                                    (II) maximum review timelines;
                                    (III) best practices for the 
                                disposition of land owned by local 
                                governments for affordable housing 
                                development;
                                    (IV) differentiations between best 
                                practices for rural, suburban, and 
                                urban communities, and communities with 
                                different levels of density or 
                                population distribution; and
                                    (V) streamlining of local 
                                environmental review policies; and
                            (xviii) other land use measures that 
                        promote access to new housing opportunities 
                        identified by the Secretary; and
                    (C) consider--
                            (i) the effects of adopting any 
                        recommendation on eligibility for Federal 
                        discretionary grants and tax credits for the 
                        purpose of housing or community development;
                            (ii) coordination between infrastructure 
                        investments and housing planning;
                            (iii) local housing needs, including ways 
                        to set and measure housing goals and targets;
                            (iv) a range of affordability for rental 
                        units, with a prioritization of units 
                        attainable to extremely low-, low-, and 
                        moderate-income residents;
                            (v) a range of affordability for 
                        homeownership;
                            (vi) accountability measures;
                            (vii) the long-term cost to residents and 
                        businesses if more housing is not constructed;
                            (viii) barriers to individuals seeking to 
                        access affordable housing in growing 
                        communities and communities with economic 
                        opportunity;
                            (ix) with respect to State zoning 
                        frameworks--
                                    (I) distinctions between States 
                                providing constitutional or statutory 
                                home rule authority to municipalities 
                                and States operating under the Dillon 
                                Rule, as articulated in Hunter v. 
                                Pittsburgh, 207 U.S. 161 (1907); and
                                    (II) Statewide mechanisms to 
                                preserve existing affordability over 
                                the long term, including support for 
                                land banks and community land trusts;
                            (x) public comments elicited under 
                        paragraph (2)(A); and
                            (xi) other considerations, as identified by 
                        the Secretary.
    (d) Abolishment of the Regulatory Barriers Clearinghouse.--
            (1) In general.--The Regulatory Barriers Clearinghouse 
        established pursuant to section 1205 of the Housing and 
        Community Development Act of 1992 (42 U.S.C. 12705d) is 
        abolished.
            (2) Repeal.--Section 1205 of the Housing and Community 
        Development Act of 1992 (42 U.S.C. 12705d) is repealed.
    (e) Reporting.--
            (1) Initial report.--Not later than 5 years after the date 
        on which the Assistant Secretary publishes the guidelines and 
        best practices for State and local zoning frameworks, the 
        Assistant Secretary shall submit to Congress a report 
        describing--
                    (A) the States that have adopted recommendations 
                from the guidelines and best practices, pursuant to 
                subsection (c);
                    (B) a summary of the localities that have adopted 
                recommendations from the guidelines and best practices, 
                pursuant to subsection (c);
                    (C) a list of States that adopted a State zoning 
                framework;
                    (D) a summary of the modifications that each State 
                has made in their State zoning framework;
                    (E) a general summary of the types of updates 
                localities have made to their local zoning framework;
                    (F) of the States that have adopted a State zoning 
                framework or recommendations from the guidelines and 
                best practices, the effect of such adoptions; and
                    (G) a summary of recommendations that were 
                routinely not adopted by States or by localities.
            (2) Monitoring.--Two years after the date which the 
        Assistant Secretary submits to Congress the initial report 
        required under paragraph (1), and biennially thereafter, the 
        Secretary shall--
                    (A) publish a report that--
                            (i) provides the latest information 
                        regarding the information described in 
                        subparagraphs (A) through (G) of that 
                        paragraph;
                            (ii) identifies, to the greatest extent 
                        practicable, the adoption rates by States and 
                        localities of each guideline and best practice 
                        established under subsection (c);
                            (iii) requests and establishes a public 
                        comment period on the guidelines and best 
                        practices established under subsection (c) that 
                        are routinely not adopted or adopted at 
                        significantly lower rates by States and 
                        localities; and
                            (iv) includes other relevant information 
                        and criteria, as determined by the Secretary; 
                        and
                    (B) review and consider all public feedback to the 
                report required under subparagraph (A) for the purpose 
                of improving the guidelines or best practices under 
                subsection (c) to further achieve the zoning goals 
                stated in subsection (a).
    (f) GAO Report on Housing Supply.--Not later than 1 year after the 
date of enactment of this Act, the Comptroller General of the United 
States shall submit to the Committee on Banking, Housing, and Urban 
Affairs of the Senate and the Committee on Financial Services of the 
House of Representatives a report that investigates barriers to housing 
supply, which shall include an assessment of--
            (1) the current state of--
                    (A) the rental and homeowner housing supply 
                shortage;
                    (B) geographic patterns of that shortage;
                    (C) shortages in housing at various levels of 
                affordability; and
                    (D) shortages in housing appropriate for seniors, 
                families with children, and people with disabilities;
            (2) the key drivers of the shortages described in paragraph 
        (1);
            (3) regulatory, administrative, or procedural barriers that 
        exist in Federal housing programs that inhibit housing 
        development, and policy actions that can be taken to address 
        those barriers;
            (4) the extent to which jurisdictions have successfully 
        implemented zoning or other policy reforms to increase housing 
        production and supply; and
            (5) opportunities for increasing coordination between the 
        Department of Housing and Urban Development, the Federal 
        Housing Finance Agency, the Department of Agriculture, the 
        Department of the Treasury, and other agencies to address 
        housing supply.
    (g) Authorization of Appropriations.--There is authorized to be 
appropriated to the Secretary to carry out this section such sums as 
may be necessary for each of fiscal years 2026 through 2030.
    (h) Rule of Construction.--Nothing in this section may be construed 
to permit the Department of Housing and Urban Development to take an 
adverse action against or fail to provide otherwise offered actions or 
services for any State or locality if the State or locality declines to 
adopt a guideline or best practice under subsection (c).

SEC. 204. WHOLE-HOME REPAIRS ACT.

    (a) Definitions.--In this section:
            (1) Affordable unit.--The term ``affordable unit'' means a 
        unit for which the monthly rental payment is not more than 30 
        percent of the gross income of an individual earning at or 
        below 80 percent of the area median income, as defined by the 
        Secretary.
            (2) Assisted unit.--The term ``assisted unit'' means a unit 
        that undergoes repair or rehabilitation work through a whole-
        home repairs program administered by an implementing 
        organization under this section.
            (3) Eligible homeowner.--The term ``eligible homeowner'' 
        means a homeowner--
                    (A) with a household income that--
                            (i) is not more than 80 percent of the area 
                        median income; or
                            (ii) meets the income eligibility 
                        requirements for receiving assistance or 
                        benefits under a specified program, as defined 
                        in paragraph (11); and
                    (B) who is--
                            (i) an owner of record as evidenced by a 
                        publicly recorded deed and occupies the home on 
                        which repairs are to be conducted as their 
                        principal residence;
                            (ii) an owner-occupant of the manufactured 
                        home on which repairs are to be conducted; or
                            (iii) an owner who can demonstrate an 
                        ownership interest in the property on which 
                        repairs are to be conducted, including a person 
                        who has inherited an interest in that property.
            (4) Eligible landlord.--The term ``eligible landlord'' 
        means an individual--
                    (A) who owns, as determined by the relevant 
                implementing organization, fewer than 10 eligible 
                rental properties, with a majority of affordable units 
                and not more than 50 total units, operated as primary 
                residences in which a majority ownership interest is 
                held by the individual, the spouse of the individual, 
                or the dependent children of the individual, or any 
                closely held legal entity controlled by the individual, 
                the spouse of the individual, or the dependent children 
                of the individual, either individually or collectively; 
                and
                    (B) who agrees to the provisions described in 
                subsection (b)(3).
            (5) Eligible rental property.--The term ``eligible rental 
        property'' means a residential property that--
                    (A) is leased, or offered exclusively for lease, as 
                a primary residence by an eligible landlord; and
                    (B) includes affordable units.
            (6) Forgivable loan.--The term ``forgivable loan'' means a 
        loan--
                    (A) made to an eligible landlord;
                    (B) that is secured by a lien recorded against a 
                residential property; and
                    (C) that may be forgiven by the implementing 
                organization not later than the date that is 3 years 
                after the completion of the repairs if the eligible 
                landlord has maintained compliance with the loan 
                agreement described in subsection (b)(3).
            (7) Implementing organization.--The term ``implementing 
        organization''--
                    (A) means a unit of general local government or a 
                State that--
                            (i) will administer a whole-home repairs 
                        program through an agency, department, or other 
                        entity; or
                            (ii) enter into agreements with 1 or more 
                        local governments, municipal authorities, other 
                        governmental authorities, including a tribally 
                        designated housing entity, or qualified 
                        nonprofit organizations, to administer a whole-
                        home repairs program as a subrecipient; and
                    (B) does not include a redundant entity in a 
                jurisdiction already served by a grantee under 
                subsection (b).
            (8) Indian tribe.--The term ``Indian tribe'' has the 
        meaning given the term in section 4 of the Native American 
        Housing Assistance and Self-Determination Act of 1996 (25 
        U.S.C. 4103).
            (9) Qualified nonprofit.--The term ``qualified nonprofit'' 
        means a nonprofit organization that--
                    (A) has received funding, as a recipient or 
                subrecipient, through--
                            (i) the Community Development Block Grant 
                        program under title I of the Housing and 
                        Community Development Act of 1974 (42 U.S.C. 
                        5301 et seq.);
                            (ii) the HOME Investment Partnerships 
                        program under subtitle A of title II of the 
                        Cranston-Gonzalez National Affordable Housing 
                        Act (42 U.S.C. 12741 et seq.);
                            (iii) the Lead-Based Paint Hazard Reduction 
                        grant program under section 1011 of the 
                        Residential Lead-Based Paint Hazard Reduction 
                        Act of 1992 (42 U.S.C. 4852) or a grant under 
                        the Healthy Homes Initiative administered by 
                        the Secretary pursuant to sections 501 and 502 
                        of the Housing and Urban Development Act of 
                        1970 (12 U.S.C. 1701z-1, 1701z-2);
                            (iv) the Self-Help and Assisted 
                        Homeownership Opportunity program authorized 
                        under section 11 of the Housing Opportunity 
                        Program Extension Act of 1996 (42 U.S.C. 12805 
                        note);
                            (v) a rural housing program under title V 
                        of the Housing Act of 1949 (42 U.S.C. 1471 et 
                        seq.); or
                            (vi) the Neighborhood Reinvestment 
                        Corporation established under the Neighborhood 
                        Reinvestment Corporation Act (42 U.S.C. 8101 et 
                        seq.);
                    (B) has coordinated, performed, or otherwise been 
                engaged in weatherization, lead remediation, or home-
                repair work for not less than 2 years;
                    (C) has been certified by the Environmental 
                Protection Agency, or by a State authorized by the 
                Environmental Protection Agency to administer a 
                certification program, as--
                            (i) eligible to carry out activities under 
                        the lead renovation, repair and painting 
                        program; or
                            (ii) a Home Certification Organization 
                        under the Energy Star program established by 
                        section 324A of the Energy Policy and 
                        Conservation Act (42 U.S.C. 6294a) or the 
                        WaterSense program under section 324B of that 
                        Act (42 U.S.C. 6294b), or recognized or 
                        otherwise approved by the Environmental 
                        Protection Agency as a Home Certification 
                        Organization under either of those programs; or
                    (D) is a community development financial 
                institution, as defined in section 103 of the Community 
                Development Banking and Financial Institutions Act of 
                1994 (12 U.S.C. 4702).
            (10) Secretary.--The term ``Secretary'' means the Secretary 
        of Housing and Urban Development.
            (11) Specified program.--For purposes of paragraph 
        (3)(A)(ii), the term ``specified program'' means any of the 
        following:
                    (A) The Medicaid program established under title 
                XIX of the Social Security Act (42 U.S.C. 1396 et 
                seq.).
                    (B) The State Children's Health Insurance Program 
                established under title XXI of the Social Security Act 
                (42 U.S.C. 1397aa et seq.).
                    (C) The supplemental security income benefits 
                program established under title XVI of the Social 
                Security Act (42 U.S.C. 1381 et seq.).
                    (D) The supplemental nutrition assistance program 
                established under the Food and Nutrition Act of 2008 (7 
                U.S.C. 2011 et seq.).
                    (E) The temporary assistance for needy families 
                program established under part A of title IV of the 
                Social Security Act (42 U.S.C. 601 et seq.).
            (12) State.--The term ``State'' means--
                    (A) each State of the United States;
                    (B) the District of Columbia;
                    (C) the Commonwealth of Puerto Rico;
                    (D) any territory or possession of the United 
                States; and
                    (E) an Indian tribe.
            (13) Tribally designated housing entity.--The term 
        ``tribally designated housing entity'' has the meaning given 
        the term in section 4 of the Native American Housing Assistance 
        and Self-Determination Act of 1996 (25 U.S.C. 4103).
            (14) Whole-home repairs.--The term ``whole-home repairs'' 
        means modifications, repairs, or updates to homeowner or 
        renter-occupied units to address--
                    (A) physical and sensory accessibility for 
                individuals with disabilities and older adults, such as 
                bathroom and kitchen modifications, installation of 
                grab bars and handrails, guards and guardrails, lifting 
                devices, ramp additions or repairs, sidewalk addition 
                or repair, or doorway or hallway widening;
                    (B) habitability and safety concerns, such as 
                repairs needed to ensure residential units are fit for 
                human habitation and free from defective conditions or 
                health and safety hazards; or
                    (C) energy and water efficiency, resilience, and 
                weatherization.
    (b) Pilot Program.--
            (1) Establishment.--Not later than 1 year after the date of 
        enactment of this Act, the Secretary shall establish a pilot 
        program to provide grants to implementing organizations to 
        administer a whole-home repairs program for eligible homeowners 
        and eligible landlords.
            (2) Use of funds.--An implementing organization that 
        receives a grant under this subsection--
                    (A) shall provide grants to eligible homeowners to 
                implement whole-home repairs not covered by other 
                Federal home repair programs and up to a maximum amount 
                per unit, which maximum amount should--
                            (i) reflect local construction costs and 
                        the level of repairs needed in each unit; and
                            (ii) be calculated and approved by the 
                        Secretary;
                    (B) shall provide loans, which may be forgivable, 
                to eligible landlords to implement whole-home repairs 
                not covered by other Federal home repair programs for 
                individual affordable units, public and common use 
                areas within the property, and common structural 
                elements up to a maximum amount per unit, area, or 
                element, as applicable, which maximum amount should--
                            (i) reflect local construction costs; and
                            (ii) be calculated and approved by the 
                        Secretary;
                    (C) shall evaluate, or provide assistance to 
                eligible homeowners and eligible landlords to evaluate, 
                whole-home repair program funds provided under this 
                subsection with Federal, State, and local home repair 
                programs to provide the greatest benefit to the 
                greatest number of eligible landlords and eligible 
                homeowners and avoid duplication of benefits and 
                redundancies;
                    (D) shall ensure that--
                            (i) all repairs funded or facilitated 
                        through an award under this subsection have 
                        been completed;
                            (ii) if repairs are not completed and the 
                        plan for whole-home repairs is not updated to 
                        reflect the new scope of work, that the loan or 
                        grant is repaid on a prorated basis based on 
                        completed work; and
                            (iii) any unused grant or loan balance is 
                        returned to the implementing organization, and 
                        is reused by the implementing organization for 
                        a new whole-home repair grant or loan under 
                        this subsection;
                    (E) may use not more than 5 percent of the awarded 
                funds to carry out related functions, including 
                workforce training for home repair professions, which 
                shall be related to efforts to increase the number of 
                home repairs performed and approved by the Secretary;
                    (F) may use not more than 10 percent of the awarded 
                funds for administrative expenses; and
                    (G) shall comply with Federal accessibility 
                requirements and standards under applicable Federal 
                fair housing and civil rights laws and regulations, 
                including section 504 of the Rehabilitation Act of 1973 
                (29 U.S.C. 794).
            (3) Loan agreement.--In a loan agreement with an eligible 
        landlord under this subsection, an implementing organization 
        shall include provisions establishing that the eligible 
        landlord shall, for each eligible rental property for which a 
        loan is used to fund repairs under this subsection--
                    (A) comply with Federal accessibility requirements 
                and standards under applicable Federal fair housing and 
                civil rights laws and regulations, including section 
                504 of the Rehabilitation Act of 1973 (29 U.S.C. 794); 
                and
                    (B)(i) if the landlord is renting the assisted 
                units available in the eligible rental property to 
                tenants receiving tenant-based rental assistance under 
                section 8(o) of the United States Housing Act of 1937 
                (42 U.S.C. 1437f(o)), under another tenant-based rental 
                assistance program administered by the Secretary or the 
                Secretary of Agriculture, or under a tenant-based 
                rental subsidy provided by a State or local government, 
                comply with the program requirements under the relevant 
                tenant-based rental assistance program; or
                    (ii) if the eligible landlord is not renting to 
                tenants receiving rental-based assistance as described 
                in clause (i)--
                            (I)(aa) offer to extend the lease of 
                        current tenants on current terms, other than 
                        the terms described in subclause (iv) for not 
                        less than 3 years beginning after the 
                        completion of the repairs, unless the lease is 
                        terminated due to failure to pay rent, 
                        performance of an illegal act within the rental 
                        unit, or a violation of an obligation of 
                        tenancy that the tenants failed to correct 
                        after notice; and
                            (bb) if the tenant of an assisted unit 
                        moves out of the assisted unit at any point in 
                        the 3-year period following the loan agreement, 
                        maintain the unit as an affordable unit for the 
                        remainder of the 3-year period;
                            (II) provide documentation verifying that 
                        the property, upon completion of approved 
                        renovations, has met all applicable State and 
                        local housing and building codes;
                            (III) attest that the landlord has no known 
                        serious violations of renter protections that 
                        have resulted in fines, penalties, or judgments 
                        during the preceding 10 years; and
                            (IV) cap annual rent increases for each 
                        assisted unit at 5 percent of base rent or 
                        inflation, whichever is lower, for not less 
                        than 3 years beginning after the completion of 
                        the repairs.
            (4) Application.--
                    (A) In general.--An implementing organization 
                desiring an award under this subsection shall submit to 
                the Secretary an application that includes--
                            (i) the geographic scope of the whole-home 
                        repairs program to be administered by the 
                        implementing organization, including the plan 
                        to address need in any rural, suburban, or 
                        urban area within a jurisdiction;
                            (ii) a plan for selecting subrecipients, if 
                        applicable;
                            (iii) how the implementing organization 
                        plans to execute the coordination of Federal, 
                        State, and local home repair programs, 
                        including programs administered by the 
                        Department of Energy or the Department of 
                        Agriculture, to increase efficiency and reduce 
                        redundancy;
                            (iv) available data on the need for 
                        affordable and quality housing within the 
                        geographic scope of the whole-home repairs 
                        program, and any plans to preserve 
                        affordability through the term of the award;
                            (v) how the implementing organization plans 
                        to process and verify applications for grants 
                        from eligible homeowners and applications for 
                        loans from eligible landlords; and
                            (vi) such other information as the 
                        Secretary requires to determine the ability of 
                        an applicant to carry out a program under this 
                        subsection.
                    (B) Considerations.--In making awards under this 
                subsection, the Secretary shall--
                            (i) with respect to applications submitted 
                        by States other than the District of Columbia 
                        and the territories of the United States, 
                        prioritize those applications with a 
                        demonstrated plan to--
                                    (I) make a good faith effort to 
                                implement the pilot program in every 
                                jurisdiction; and
                                    (II) provide non-metropolitan 
                                areas, or subrecipients serving non-
                                metropolitan areas if applicable, with 
                                a share of total funds commensurate to 
                                their population;
                            (ii) aim to select applicants so that the 
                        awardees collectively span diverse geographies, 
                        with an intent to understand the impact of the 
                        pilot program under this subsection in urban, 
                        suburban, rural, and Tribal settings; and
                            (iii) not disqualify implementing 
                        organizations that were awarded grants under 
                        the pilot program in prior application cycles.
            (5) Program information.--The Secretary shall make 
        available to grant recipients under this subsection information 
        regarding existing Federal programs for which grant recipients 
        may coordinate or provide assistance in coordinating 
        applications for those programs in accordance with paragraph 
        (2)(C).
            (6) Grant number.--In each year in which an award is made 
        under this subsection, the Secretary shall award assistance 
        to--
                    (A) not less than 2, and not more than 10, 
                implementing organizations, as application numbers and 
                funding permit; and
                    (B) not more than 1 implementing organization in 
                any State.
            (7) Loans that are not forgiven.--If a loan made by an 
        implementing organization under paragraph (2)(B) is not 
        forgiven, the loan repayment funds shall be reused by the 
        implementing organization for a new whole-home repair grant or 
        loan under this subsection.
            (8) Supplement, not supplant.--Amounts awarded under this 
        subsection to implementing organizations shall supplement, not 
        supplant, other Federal, State, and local funds made available 
        to those entities.
            (9) Streamlining program delivery and ensuring 
        efficiency.--To the extent possible, in carrying out the pilot 
        program under this subsection, the Secretary shall--
                    (A) endeavor to improve efficiency of service 
                delivery, as well as the experience of and impact on 
                the taxpayer, by encouraging programmatic collaboration 
                and information sharing across Federal, State, and 
                local programs for home repair or improvement, 
                including programs administered by the Department of 
                the Agriculture; and
                    (B) enhance collaboration and cross-agency 
                streamlining efforts that reduce the burdens of 
                multiple income verification processes and applications 
                on the eligible homeowner, the eligible landlord, the 
                implementing organization, and the Federal Government, 
                including by establishing assistance application 
                procedures for income eligibility under this subsection 
                that recognize income eligibility determinations for 
                assistance using any of the criteria under subsection 
                (a)(3)(A) that have been used for assistance 
                applications during the 1-year period preceding the 
                date on which an eligible homeowner or eligible 
                landlord applies for assistance under this subsection.
            (10) Reporting requirements.--
                    (A) Annual report.--An implementing organization 
                that receives a grant under this subsection shall 
                submit to the Secretary an annual report on initial 
                funding that includes--
                            (i) the number of units served, including 
                        reporting on both homeownership and rental 
                        units, as well as accessible units;
                            (ii) the average cost per unit for 
                        modifications or repairs and the nature of 
                        those modifications or repairs, including 
                        reporting on accessibility and both 
                        homeownership and rental units;
                            (iii) the number of applications received, 
                        served, denied, or not completed, disaggregated 
                        by geographic area;
                            (iv) the aggregated demographic data of 
                        grant recipients, which may include data on 
                        income range, urban, suburban, and rural 
                        residency, age, and racial and ethnic identity;
                            (v) the aggregated demographic data of loan 
                        recipients, which may include data on income 
                        range, urban, suburban, and rural residency, 
                        age, and racial and ethnic identity;
                            (vi) an affirmation that the implementation 
                        organization has complied with the applicable 
                        regulations, including compliance with Federal 
                        accessibility requirements;
                            (vii) in the first year of receiving a 
                        grant, and as certified in subsequent reports, 
                        a comprehensive plan to prevent waste, fraud, 
                        and abuse in the administration of the pilot 
                        program, which shall include, at a minimum--
                                    (I) a policy enacted and enforced 
                                by the implementing organization to 
                                monitor ongoing expenditures under this 
                                subsection and ensure compliance with 
                                applicable regulations;
                                    (II) a policy enacted and enforced 
                                by the implementing organization to 
                                detect and deter fraudulent activity, 
                                including fraud occurring in individual 
                                projects and patterns of fraud by 
                                parties involved in the expenditure of 
                                funds under this subsection;
                                    (III) a statement setting forth any 
                                violations detected by the implementing 
                                organization during the previous 
                                calendar year, including details about 
                                steps taken to achieve compliance and 
                                any remedial measures; and
                                    (IV) a certification by the chief 
                                executive or most senior compliance 
                                officer of the organization that the 
                                organization maintains sufficient staff 
                                and resources to effectively carry out 
                                the above-mentioned policies; and
                            (viii) such other information as the 
                        Secretary may require.
                    (B) Reporting requirement alignment.--To limit the 
                costs of implementing the pilot program under this 
                subsection, the Secretary shall endeavor, to the extent 
                possible, to structure reporting requirements such that 
                they align with the data reporting requirements in 
                place for funding streams that implementing 
                organizations are likely to use in partnership with 
                funding from this subsection, including the reporting 
                requirements under--
                            (i) the Community Development Block Grant 
                        program under title I of the Housing and 
                        Community Development Act of 1974 (42 U.S.C. 
                        5301 et seq.);
                            (ii) the HOME Investment Partnerships 
                        program under subtitle A of title II of the 
                        Cranston-Gonzalez National Affordable Housing 
                        Act (42 U.S.C. 12741 et seq.);
                            (iii) the Weatherization Assistance Program 
                        for low-income persons established under part A 
                        of title IV of the Energy Conservation and 
                        Production Act (42 U.S.C. 6861 et seq.); and
                            (iv) the Native American Housing Assistance 
                        and Self-Determination Act of 1996 (25 U.S.C. 
                        4101 et seq.).
                    (C) Pilot program period reports.--Not less 
                frequently than twice during the period in which the 
                pilot program established under this subsection 
                operates, the Office of Inspector General of the 
                Department of Housing and Urban Development shall 
                complete an assessment of the implementation of 
                measures to ensure the fair and legitimate use of the 
                pilot program.
                    (D) Summary to congress.--The Secretary shall 
                submit to the Committee on Banking, Housing, and Urban 
                Affairs of the Senate and the Committee on Financial 
                Services of the House of Representatives an annual 
                report providing a summary of the data provided under 
                subparagraphs (A) and (C) during the 1-year period 
                preceding the report and all data previously provided 
                under those subparagraphs.
            (11) Funding.--The Secretary--
                    (A) is authorized to use up to $30,000,000 of funds 
                made available as provided in appropriations Acts for 
                programs administered by the Office of Lead Hazard 
                Control and Healthy Homes to carry out the pilot 
                program under this subsection; and
                    (B) shall submit to the Committee on Appropriations 
                and the Committee on Banking, Housing, and Urban 
                Affairs of the Senate and the Committee on 
                Appropriations and the Committee on Financial Services 
                of the House of Representatives a report on the 
                appropriations accounts from which the Secretary will 
                derive the funding under subparagraph (A).
            (12) Environmental review.--A grant under this subsection 
        shall be--
                    (A) treated as assistance for a special project for 
                purposes of section 305(c) of the Multifamily Housing 
                Property Disposition Reform Act of 1994 (42 U.S.C. 
                3547); and
                    (B) subject to the regulations promulgated by the 
                Secretary to implement such section.
            (13) Termination.--The pilot program established under this 
        subsection shall terminate on October 1, 2031.

SEC. 205. COMMUNITY INVESTMENT AND PROSPERITY ACT.

    (a) Revised Statutes.--The paragraph designated as the ``Eleventh'' 
of section 5136 of the Revised Statutes of the United States (12 U.S.C. 
24) is amended, in the fifth sentence, by striking ``15'' each place 
the term appears and inserting ``20''.
    (b) Federal Reserve Act.--Section 9(23) of the Federal Reserve Act 
(12 U.S.C. 338a) is amended, in the fifth sentence, by striking ``15'' 
each place the term appears and inserting ``20''.

SEC. 206. BUILD NOW ACT.

    (a) Definitions.--In this section:
            (1) Covered recipient.--The term ``covered recipient'' 
        means a metropolitan city or urban county, as those terms are 
        defined in section 102 of the Housing and Community Development 
        Act of 1974 (42 U.S.C. 5302), that receives funds under section 
        106.
            (2) Current annual growth rate.--The term ``current annual 
        growth rate'', with respect to an eligible recipient and a 
        fiscal year, means the average annual percentage increase in 
        the number of housing units in the jurisdiction of the eligible 
        recipient, as calculated by the Secretary, during the period--
                    (A) beginning with the third quarter of the sixth 
                preceding fiscal year; and
                    (B) ending with the third quarter of the preceding 
                fiscal year.
            (3) Eligible recipient.--The term ``eligible recipient'' 
        means any covered recipient unless--
                    (A)(i) the median Small Area Fair Market Rent in 
                the jurisdiction of the covered recipient is at or 
                below the 60th percentile of median Small Area Fair 
                Market Rents in the jurisdictions of all covered 
                recipients; and
                    (ii) the median home value in the jurisdiction of 
                the covered recipient is below the median home value 
                for the United States;
                    (B) the annual natural rental vacancy rate in the 
                jurisdiction of the covered recipient is greater than 
                the national annual natural rental vacancy rate for the 
                most recent year available, as published by the Bureau 
                of the Census;
                    (C) during the 1-year period preceding the date on 
                which the Secretary allocates funds under section 106, 
                the jurisdiction of the covered recipient has been the 
                subject of a major disaster or emergency declaration 
                under section 401 or 501, respectively, of the Robert 
                T. Stafford Disaster Relief and Emergency Assistance 
                Act (42 U.S.C. 5170, 5191); or
                    (D) the covered recipient lacks the legal authority 
                to enact or update zoning and permitting ordinances.
            (4) Extremely high-growth recipient.--The term ``extremely 
        high-growth recipient'' means an eligible recipient for which 
        the current annual growth rate is at or above 4 percent.
            (5) Housing growth improvement rate.--The term ``housing 
        growth improvement rate'', with respect to an eligible 
        recipient and a fiscal year, means the quotient of--
                    (A) the current annual growth rate of the eligible 
                recipient; and
                    (B) the prior annual growth rate of the eligible 
                recipient.
            (6) Prior annual growth rate.--The term ``prior annual 
        growth rate'', with respect to an eligible recipient and a 
        fiscal year, means the average annual percentage increase in 
        the number of housing units in the jurisdiction of the eligible 
        recipient, as calculated by the Secretary, during the period--
                    (A) beginning with the third quarter of the 11th 
                preceding fiscal year; and
                    (B) ending with the third quarter of the sixth 
                preceding fiscal year.
            (7) Secretary.--The term ``Secretary'' means the Secretary 
        of Housing and Urban Development.
            (8) Section 106.--The term ``section 106'' means section 
        106 of the Housing and Community Development Act of 1974 (42 
        U.S.C. 5306).
    (b) Adjustments to Community Development Block Grant Allocations.--
            (1) In general.--In allocating amounts to an eligible 
        recipient under section 106 for a fiscal year, the Secretary 
        shall adjust the allocation based on the housing growth 
        improvement rate of the eligible recipient, in accordance with 
        paragraph (2) of this subsection.
            (2) Adjustments.--
                    (A) Housing growth improvement rate at or above 
                median; extremely high-growth recipients.--
                            (i) In general.--If, with respect to a 
                        fiscal year for which the allocation under 
                        section 106 is being determined, the housing 
                        growth improvement rate for an eligible 
                        recipient is at or above the median housing 
                        growth improvement rate for all eligible 
                        recipients other than extremely high-growth 
                        recipients, or if an eligible recipient is an 
                        extremely high-growth recipient, the Secretary 
                        shall allocate to the eligible recipient for 
                        that fiscal year, in addition to the amount 
                        that would otherwise be allocated to the 
                        eligible recipient under section 106, a bonus 
                        amount, as determined under clause (ii) of this 
                        subparagraph.
                            (ii) Bonus amount.--For purposes of clause 
                        (i), the bonus amount for an eligible recipient 
                        for a fiscal year shall be equal to the product 
                        of--
                                    (I) the aggregate amount by which 
                                allocations to eligible recipients are 
                                decreased under subparagraph (B) for 
                                that fiscal year; and
                                    (II) the quotient of--
                                            (aa) the number of housing 
                                        units, as of the third quarter 
                                        of the preceding fiscal year, 
                                        in the jurisdiction of the 
                                        eligible recipient, as 
                                        calculated by the Secretary; 
                                        and
                                            (bb) the number of housing 
                                        units, as of the third quarter 
                                        of the preceding fiscal year, 
                                        in the jurisdictions of all 
                                        eligible recipients that 
                                        receive a bonus amount under 
                                        this paragraph, as calculated 
                                        by the Secretary.
                    (B) Housing growth improvement rate below median.--
                If, with respect to a fiscal year for which the 
                allocation under section 106 is being determined, the 
                housing growth improvement rate for an eligible 
                recipient is below the median housing growth 
                improvement rate for all eligible recipients other than 
                high-growth outliers, the Secretary shall decrease the 
                amount that would otherwise be allocated to the 
                eligible recipient under section 106 for that fiscal 
                year by 10 percent.
    (c) Calculation of Housing Units.--
            (1) Housing and urban development requirements.--In 
        calculating the number of housing units in the jurisdiction of 
        an eligible recipient under any provision of this section, the 
        Secretary shall--
                    (A) use the Current Address Count Listing Files and 
                other data products, as needed, of the Bureau of the 
                Census tabulated from the Master Address File; and
                    (B) make calculations at the block level, using 
                boundaries that reflect the most current boundaries.
            (2) Census bureau and postal service requirements.--The 
        Bureau of the Census and the United States Postal Service shall 
        provide any relevant data to the Secretary upon request to 
        assist the Secretary in making a calculation described in 
        paragraph (1).
            (3) Adjustment of calculation periods.--The Secretary may 
        adjust the calculation periods under subparagraphs (A) and (B) 
        of subsection (a)(2), subparagraphs (A) and (B) of subsection 
        (a)(6), and items (aa) and (bb) of subsection (b)(2)(A)(ii)(II) 
        by not more than 2 months to achieve alignment with the data 
        provided by the Bureau of the Census.
    (d) Annual Report on Housing Growth Improvement Rate.--Before 
allocating funds under section 106 for a fiscal year, the Secretary 
shall publish a report that--
            (1) includes the housing growth improvement rate for each 
        eligible recipient; and
            (2) lists, for the most recent fiscal year for which 
        allocations were made under section 106--
                    (A) the eligible recipients that received a bonus 
                amount under subsection (b)(2)(A); and
                    (B) the eligible recipients for which the 
                allocation under section 106 was decreased under 
                subsection (b)(2)(B) of this section.
    (e) Notification; Implementation Dates.--
            (1) Notification.--
                    (A) In general.--Not later than 60 days after the 
                date of enactment of this Act, the Secretary shall 
                notify each eligible recipient of the recipient's 
                housing growth improvement rate and whether that 
                housing growth improvement rate is above, at, or below 
                the median housing growth improvement rate for all 
                eligible recipients other than extremely high-growth 
                recipients.
                    (B) Guidance.--As part of the notification under 
                subparagraph (A), the Secretary shall share guidance, 
                including resources developed by the Department of 
                Housing and Urban Development, on best practices and 
                recommendations on policies to reduce regulatory 
                barriers to housing and increase housing supply.
            (2) Implementation dates.--Subsection (b) shall take effect 
        beginning with the second full fiscal year after the date of 
        enactment of this Act and remain in effect through fiscal year 
        2042.

SEC. 207. BETTER USE OF INTERGOVERNMENTAL AND LOCAL DEVELOPMENT (BUILD) 
              HOUSING ACT.

    (a) Designation of Environmental Review Procedure.--The Department 
of Housing and Urban Development Act (42 U.S.C. 3531 et seq.) is 
amended by inserting after section 12 (42 U.S.C. 3537a) the following:

``SEC. 13. DESIGNATION OF ENVIRONMENTAL REVIEW PROCEDURE.

    ``(a) In General.--Except as provided in subsection (b), the 
Secretary may, for purposes of environmental review, decision making, 
and action pursuant to the National Environmental Policy Act of 1969 
(42 U.S.C. 4321 et seq.), and other provisions of law that further the 
purposes of such Act, designate the treatment of assistance 
administered by the Secretary as funds for a special project for 
purposes of section 305(c) of the Multifamily Housing Property 
Disposition Reform Act of 1994 (42 U.S.C. 3547).
    ``(b) Exception.--The designation described in subsection (a) shall 
not apply to assistance for which a procedure for carrying out the 
responsibilities of the Secretary under the National Environmental 
Policy Act of 1969 (42 U.S.C. 4321 et seq.), and other provisions of 
law that further the purposes of such Act, is otherwise specified in 
law.''.
    (b) Tribal Assumption of Environmental Review Obligations.--Section 
305(c) of the Multifamily Housing Property Disposition Reform Act of 
1994 (42 U.S.C. 3547) is amended--
            (1) by striking ``State or unit of general local 
        government'' each place it appears and inserting ``State, 
        Indian tribe, or unit of general local government'';
            (2) in paragraph (1)(C), in the heading, by striking 
        ``State or unit of general local government'' and inserting 
        ``State, indian tribe, or unit of general local government''; 
        and
            (3) by adding at the end the following:
            ``(5) Definition of indian tribe.--For purposes of this 
        subsection, the term `Indian tribe' means a federally 
        recognized tribe, as defined in section 4(13)(B) of the Native 
        American Housing Assistance and Self-Determination Act of 1996 
        (25 U.S.C. 4103(13)(B)).''.

SEC. 208. UNLOCKING HOUSING SUPPLY THROUGH STREAMLINED AND MODERNIZED 
              REVIEWS ACT.

    (a) Definitions.--In this section:
            (1) Infill project.--The term ``infill project'' means a 
        project that--
                    (A) occurs within the geographic limits of a 
                municipality;
                    (B) is adequately served by existing utilities and 
                public services as required under applicable law;
                    (C) is located on a site of previously disturbed 
                land of not more than 5 acres and substantially 
                surrounded by residential or commercial development;
                    (D) will repurpose a vacant or underutilized parcel 
                of land, or a dilapidated or abandoned structure; and
                    (E) will serve a residential or commercial purpose.
            (2) Secretary.--The term ``Secretary'' means the Secretary 
        of Housing and Urban Development.
    (b) NEPA Streamlining for HUD Housing-related Activities.--
            (1) In general.--The Secretary shall, in accordance with 
        section 553 of title 5, United States Code, and section 103 of 
        the National Environmental Policy Act of 1969 (42 U.S.C. 4333), 
        expand and reclassify housing-related activities under the 
        necessary administrative regulations as follows:
                    (A) The following housing-related activities shall 
                be subject to regulations equivalent or substantially 
                similar to the regulations entitled ``exempt 
                activities'' as set forth in section 58.34 of title 24, 
                Code of Federal Regulations, as in effect on January 1, 
                2025:
                            (i) Tenant-based rental assistance.
                            (ii) Supportive services, including health 
                        care, housing services, permanent housing 
                        placement, day care, nutritional services, 
                        short-term payments for rent, mortgage, or 
                        utility costs, and assistance in gaining access 
                        to Federal Government and State and local 
                        government benefits and services.
                            (iii) Operating costs, including 
                        maintenance, security, operation, utilities, 
                        furnishings, equipment, supplies, staff 
                        training, and recruitment and other incidental 
                        costs.
                            (iv) Economic development activities, 
                        including equipment purchases, inventory 
                        financing, interest subsidies, operating 
                        expenses, and similar costs not associated with 
                        construction or expansion of existing 
                        operations.
                            (v) Activities to assist homebuyers to 
                        purchase existing dwelling units or dwelling 
                        units under construction, including closing 
                        costs and down payment assistance, interest 
                        rate buydowns, and similar activities that 
                        result in the transfer of title.
                            (vi) Affordable housing pre-development 
                        costs related to obtaining site options, 
                        project financing, administrative costs and 
                        fees for loan commitment, zoning approvals, and 
                        other related activities that do not have a 
                        physical impact.
                            (vii) Approval of supplemental assistance, 
                        including insurance or guarantee, to a project 
                        previously approved by the Secretary.
                            (viii) Emergency homeowner or renter 
                        assistance for HVAC, hot water heaters, and 
                        other necessary uses of existing utilities 
                        required under applicable law.
                    (B) The following housing-related activities shall 
                be subject to regulations equivalent or substantially 
                similar to the regulations entitled, (i) ``categorical 
                exclusions not subject to section 58.5'' and (ii) 
                ``categorical exclusions not subject to the Federal 
                laws and authorities cited in sections 50.4'' in 
                section 58.35(b) and section 50.19, respectively of 
                title 24, Code of Federal Regulations, as in effect on 
                January 1, 2025, if such activities do not materially 
                alter environmental conditions and do not materially 
                exceed the original scope of the project:
                            (i) Acquisition, repair, improvement, 
                        reconstruction, or rehabilitation of public 
                        facilities and improvements (other than 
                        buildings) if the facilities and improvements 
                        are in place and will be retained in the same 
                        use without change in size or capacity of more 
                        than 20 percent, including replacement of water 
                        or sewer lines, reconstruction of curbs and 
                        sidewalks, and repaving of streets.
                            (ii) Rehabilitation of 1-to-4 unit 
                        residential buildings, and existing housing-
                        related infrastructure, such as repairs or 
                        rehabilitation of existing wells, septics, or 
                        utility lines that connect to that housing.
                            (iii) New construction, development, 
                        demolition, acquisition, or disposition on up 
                        to 4 scattered site existing dwelling units 
                        where there is a maximum of 4 units on any 1 
                        site.
                            (iv) Acquisitions (including leasing) or 
                        disposition of, or equity loans on an existing 
                        structure, or acquisition (including leasing) 
                        of vacant land if the structure or land 
                        acquired, financed, or disposed of will be 
                        retained for the same use.
                    (C) The following housing-related activities shall 
                be subject to regulations equivalent or substantially 
                similar to the regulations entitled, (i) ``categorical 
                exclusions subject to section 58.5'' and (ii) 
                ``categorical exclusions subject to the Federal laws 
                and authorities cited in sections 50.4'' in section 
                58.35(a) and section 50.20, respectively, of title 24, 
                Code of Federal Regulations, as in effect on January 1, 
                2025, if such activities do not materially alter 
                environmental conditions and do not materially exceed 
                the original scope of the project:
                            (i) Acquisitions of open space or 
                        residential property, where such property will 
                        be retained for the same use or will be 
                        converted to open space to help residents 
                        relocate out of an area designated as a high-
                        risk area by the Secretary.
                            (ii) Conversion of existing office 
                        buildings into residential development, subject 
                        to--
                                    (I) a maximum number of units to be 
                                determined by the Secretary; and
                                    (II) a limitation on the change in 
                                building size of not more than 20 
                                percent.
                            (iii) New construction, development, 
                        demolition, acquisition, or disposition on 5 to 
                        15 dwelling units where there is a maximum of 
                        fifteen units on any 1 site. The units can be 
                        15 1-unit buildings or 1 15-unit building, or 
                        any combination in between.
                            (iv) New construction, development, 
                        demolition, acquisition, or disposition on 15 
                        or more housing units developed on scattered 
                        sites when there are not more than 15 housing 
                        units on any 1 site, and the sites are more 
                        than a set number of feet apart as determined 
                        by the Secretary.
                            (v) Rehabilitation of buildings and 
                        improvements in the case of a building for 
                        residential use with 5 to 15 units, if the 
                        density is not increased beyond 15 units and 
                        the land use is not changed.
                            (vi) Infill projects consisting of new 
                        construction, rehabilitation, or development of 
                        residential housing units.
                            (vii) The voluntary acquisition of 
                        properties--
                                    (I) located in a--
                                            (aa) floodway;
                                            (bb) floodplain; or
                                            (cc) other area, clearly 
                                        delineated by the grantee; and
                                    (II) that have been impacted by a 
                                predictable environmental threat to the 
                                safety and well-being of program 
                                beneficiaries caused or exacerbated by 
                                a federally declared disaster.
    (c) Report.--The Secretary shall submit to the Committee on 
Banking, Housing, and Urban Affairs of the Senate and the Committee on 
Financial Services of the House of Representatives an annual report 
during the 5-year period beginning on the date that is 2 years after 
the date of enactment of this Act that provides a summary of findings 
of reductions in review times and administrative cost reduction, with a 
particular focus on the affordable housing sector, as a result of the 
actions set forth in this section, and any recommendations of the 
Secretary for future congressional action with respect to revising 
categorical exclusions or exemptions under title 24, Code of Federal 
Regulations.

SEC. 209. INNOVATION FUND.

    (a) Definitions.--In this section:
            (1) Attainable housing.--The term ``attainable housing'' 
        means housing that--
                    (A) serves--
                            (i) a majority of households with income 
                        not greater than 80 percent of area median 
                        income; and
                            (ii) households with income not greater 
                        than 100 percent of area median income; or
                    (B) serves--
                            (i) a majority of households with income 
                        not greater than 60 percent of area median 
                        income; and
                            (ii) households with income not greater 
                        than 120 percent of area median income.
            (2) Eligible entity.--The term ``eligible entity'' means--
                    (A) a metropolitan city or urban county, as those 
                terms are defined in section 102 of the Housing and 
                Community Development Act of 1974 (42 U.S.C. 5302), 
                that has demonstrated an objective improvement in 
                housing supply growth, as determined by the Secretary, 
                whose methodology for determining such growth is 
                published in the Federal Register to allow for public 
                comment not less than 90 days before date on which the 
                notice of funding opportunity is made available; or
                    (B) a unit of general local government or Indian 
                tribe, as those terms are defined in section 102 of the 
                Housing and Community Development Act of 1974 (42 
                U.S.C. 5302), that has demonstrated an objective 
                improvement in housing supply growth, as determined by 
                the Secretary, whose methodology for determining such 
                improvement is published in the Federal Register to 
                allow for public comment not less than 90 days before 
                the date on which the notice of funding opportunity is 
                made available.
            (3) Secretary.--The term ``Secretary'' means the Secretary 
        of Housing and Urban Development.
    (b) Establishment of a Grant Program.--
            (1) Establishment.--Not later than 1 year after the date of 
        enactment of this Act, the Secretary shall establish a program 
        to award grants on a competitive basis to eligible entities 
        that have increased their local housing supply.
            (2) List of eligible entities.--The Secretary shall make a 
        list of eligible entities publicly available on the website of 
        the Department of Housing and Urban Development.
            (3) Eligible purposes.--An eligible entity receiving a 
        grant under this section may use funds to--
                    (A) carry out any of the activities described in 
                section 105 of the Housing and Community Development 
                Act of 1974 (42 U.S.C. 5305);
                    (B) carry out any of the activities permitted under 
                the Local and Regional Project Assistance Program 
                established under section 6702 of title 49, United 
                States Code;
                    (C) serve as matching funds under a State revolving 
                fund program related to a clean water or drinking water 
                program administered by the Environmental Protection 
                Agency in which the eligible entity is the grantee 
                under that program, unless otherwise determined by the 
                Secretary; and
                    (D) carry out initiatives of the eligible entity 
                that facilitate the expansion of the supply of 
                attainable housing and that supplement initiatives the 
                eligible entity has carried out, or is in the process 
                of carrying out, as specified in the application 
                submitted under paragraph (4).
            (4) Application.--
                    (A) In general.--An eligible entity seeking a grant 
                under this section shall submit to the Secretary an 
                application that provides--
                            (i) a description of each purpose for which 
                        the eligible entity will use the grant, and an 
                        attestation that the grant will be used only 
                        for 1 or more eligible purposes described in 
                        paragraph (3);
                            (ii) data on characteristics of increased 
                        housing supply during the 3-year period ending 
                        on the date on which the application is 
                        submitted, which may include whether such 
                        housing--
                                    (I) serves households at a range of 
                                income levels; and
                                    (II) has improved the quality and 
                                affordability of housing in the 
                                jurisdiction of the eligible entity;
                            (iii) a description of how each eligible 
                        purpose described in clause (i) may address a 
                        community need or advance an objective, or an 
                        aspect of an objective, included in the 
                        comprehensive housing affordability strategy 
                        and community development plan of the eligible 
                        entity under part 91 of title 24, Code of 
                        Federal Regulations, or any successor 
                        regulation (commonly referred to as a 
                        ``consolidated plan''); and
                            (iv) a description of how the eligible 
                        entity has carried out, or is in the process of 
                        carrying out, initiatives that facilitate the 
                        expansion of the supply of housing.
                    (B) Initiatives.--Initiatives that meet the 
                criteria described in paragraph (3)(D) include--
                            (i) increasing by-right uses, including 
                        duplex, triplex, quadplex, and multifamily 
                        buildings, in areas of opportunity;
                            (ii) revising or eliminating off-street 
                        parking requirements to reduce the cost of 
                        housing production;
                            (iii) revising minimum lot size 
                        requirements, floor area ratio requirements, 
                        set-back requirements, building heights, and 
                        bans or limits on construction to allow for 
                        denser and more affordable development;
                            (iv) instituting incentives to promote 
                        dense development;
                            (v) passing zoning overlays or other 
                        ordinances that enable the development of 
                        mixed-income housing;
                            (vi) streamlining regulatory requirements 
                        and shortening processes, increasing code 
                        enforcement and permitting capacity, reforming 
                        zoning codes, or other initiatives that reduce 
                        barriers to increasing housing supply and 
                        affordability;
                            (vii) eliminating restrictions against 
                        accessory dwelling units and expanding their 
                        by-right use;
                            (viii) using local tax incentives or public 
                        financing to promote development of attainable 
                        housing;
                            (ix) streamlining environmental 
                        regulations;
                            (x) eliminating unnecessary manufactured-
                        housing regulations and restrictions;
                            (xi) minimizing the impact of 
                        overburdensome energy and water efficiency 
                        standards on housing costs; and
                            (xii) other activities that reduce cost of 
                        construction, as determined by the Secretary.
            (5) Grants.--
                    (A) In general.--The Secretary shall make not fewer 
                than 25 grants on an annual basis (unless amounts 
                appropriated to provide grant amounts consistent with 
                subsection (b) are insufficient, in which case fewer 
                grants may be awarded), with strong consideration of 
                different geographical areas and a relatively even 
                spread of rural, suburban, and urban communities.
                    (B) Limitations on awards.--No grant awarded under 
                this paragraph may be--
                            (i) more than $10,000,000; or
                            (ii) less than $250,000.
                    (C) Priority.--When awarding grants under this 
                paragraph, the Secretary shall give priority to an 
                eligible entity that has--
                            (i) demonstrated the use of innovative 
                        policies, interventions, or programs for 
                        increasing housing supply, including adoption 
                        of any of the frameworks developed under 
                        section 203; and
                            (ii) demonstrated a marked improvement in 
                        housing supply growth.
    (c) Rules of Construction.--Nothing in this section shall be 
construed--
            (1) to authorize the Secretary to mandate, supersede, or 
        preempt any local zoning or land use policy; or
            (2) to affect the requirements of section 105(c)(1) of the 
        Cranston-Gonzalez National Affordable Housing Act (42 U.S.C. 
        12705(c)(1)).
    (d) Authorization of Appropriations.--
            (1) In general.--There is authorized to be appropriated to 
        carry out this section $200,000,000 for each of fiscal years 
        2027 through 2031.
            (2) Adjustment.--The amount authorized to be appropriated 
        under paragraph (1) shall be adjusted for inflation based on 
        the Consumer Price Index.

SEC. 210. ACCELERATING HOME BUILDING ACT.

    (a) Definitions.--In this section:
            (1) Affordable housing.--The term ``affordable housing'' 
        means housing for which the total monthly housing cost payment 
        is not more than 30 percent of the monthly household income for 
        a household earning not more than 80 percent of the area median 
        income.
            (2) Covered structure.--The term ``covered structure'' 
        means--
                    (A) a low-rise or mid-rise structure with not more 
                than 25 dwelling units; and
                    (B) includes--
                            (i) an accessory dwelling unit;
                            (ii) infill development;
                            (iii) a duplex;
                            (iv) a triplex;
                            (v) a fourplex;
                            (vi) a cottage court;
                            (vii) a courtyard building;
                            (viii) a townhouse;
                            (ix) a multiplex; and
                            (x) any other structure with not less than 
                        2 dwelling units that the Secretary considers 
                        appropriate.
            (3) Eligible entity.--The term ``eligible entity'' means--
                    (A) a unit of general local government, as defined 
                in section 102(a) of the Housing and Community 
                Development Act of 1974 (42 U.S.C. 5302(a));
                    (B) a municipal membership organization; and
                    (C) an Indian tribe, as defined in section 102(a) 
                of the Housing and Community Development Act of 1974 
                (42 U.S.C. 5302(a)).
            (4) High opportunity area.--The term ``high opportunity 
        area'' has the meaning given the term in section 1282.1 of 
        title 12, Code of Federal Regulations, or any successor 
        regulation.
            (5) Infill development.--The term ``infill development'' 
        means residential development on small parcels in previously 
        established areas for replacement by new or refurbished housing 
        that utilizes existing utilities and infrastructure.
            (6) Mixed-income housing.--The term ``mixed-income 
        housing'' means a housing development that is comprised of 
        housing units that promote differing levels of affordability in 
        the community.
            (7) Pre-reviewed designs.--The term ``pre-reviewed 
        designs'', also known as pattern books, means sets of 
        construction plans that are assessed and approved by localities 
        for compliance with local building and permitting standards to 
        streamline and expedite approval pathways for housing 
        construction.
            (8) Rural area.--The term ``rural area'' means any area 
        other than a city or town that has a population of less than 
        50,000 inhabitants.
            (9) Secretary.--The term ``Secretary'' means the Secretary 
        of Housing and Urban Development.
    (b) Authority.--The Secretary may award grants to eligible entities 
to select pre-reviewed designs of covered structures of mixed-income 
housing for use in the jurisdiction of the eligible entity.
    (c) Considerations.--In reviewing applications submitted by 
eligible entities for a grant under this section, the Secretary shall 
consider--
            (1) the need for affordable housing by the eligible entity;
            (2) the presence of high opportunity areas in the 
        jurisdiction of the eligible entity;
            (3) coordination between the eligible entity and a State 
        agency; and
            (4) coordination between the eligible entity and State, 
        local, and regional transportation planning authorities.
    (d) Set-aside for Rural Areas.--Of the amount made available in 
each fiscal year for grants under this section, the Secretary shall 
ensure that not less than 10 percent shall be used for grants to 
eligible entities that are located in rural areas.
    (e) Reports.--The Secretary shall require eligible entities 
receiving grants under this section to report on--
            (1) the impacts of the activities carried out using the 
        grant amounts in improving the production and supply of 
        affordable housing;
            (2) the pre-reviewed designs selected using the grant 
        amounts in their communities;
            (3) the number of permits issued for housing development 
        utilizing pre-reviewed designs; and
            (4) the number of housing units produced in developments 
        utilizing the pre-reviewed designs.
    (f) Availability of Information.--The Secretary shall--
            (1) to the extent possible, encourage localities to make 
        publicly available through a website information on the pre-
        reviewed designs selected and submitted to the Secretary by 
        eligible entities receiving grants under this section, 
        including information on the benefits of use of those designs; 
        and
            (2) collect, identify, and disseminate best practices 
        regarding such designs and make such information publicly 
        available on the website of the Department of Housing and Urban 
        Development.
    (g) Design Adoption and Repayment.--The Secretary may require an 
eligible entity to return to the Secretary any grant funds received 
under this section if the selected pre-reviewed designs submitted under 
this section have not been adopted during the 5-year period following 
receipt of the grant, unless that period is extended by the Secretary.
    (h) Authorization of Appropriations.--
            (1) In general.--There is authorized to be appropriated to 
        the Secretary such sums as are necessary to carry out this 
        section.
            (2) Technical assistance.--The Secretary may set aside not 
        more than 5 percent of amounts appropriated under paragraph (1) 
        in a fiscal year to provide technical assistance to grant 
        recipients under this section and pre-grant technical 
        assistance for prospective applicants.

SEC. 211. BUILD MORE HOUSING NEAR TRANSIT ACT.

    Section 5309 of title 49, United States Code, is amended--
            (1) in subsection (a)--
                    (A) by redesignating paragraph (6) as paragraph 
                (7); and
                    (B) by inserting after paragraph (5) the following:
            ``(6) Pro-housing policy.--The term `pro-housing policy'--
                    ``(A) means any adopted State or local policy that 
                will remove regulatory barriers to the construction or 
                preservation of housing units, including affordable 
                housing units; and
                    ``(B) shall include any adopted State or local 
                policy that--
                            ``(i) reduces or eliminates parking 
                        minimums;
                            ``(ii) establishes a by-right approval 
                        process for housing under which land use 
                        development approval is limited to determining 
                        that the development meets objective zoning and 
                        design standards that--
                                    ``(I) involve no subjective 
                                judgment by a public official;
                                    ``(II) are uniformly verifiable by 
                                reference to an external and uniform 
                                benchmark or criterion available to 
                                both the land use developer and the 
                                public official prior to submission; 
                                and
                                    ``(III) include only such standards 
                                as are published and adopted by 
                                ordinance or resolution by a 
                                jurisdiction before submission of a 
                                development application;
                            ``(iii) reduces or eliminates minimum lot 
                        sizes;
                            ``(iv) eliminates or raises residential 
                        property height limits or increases the number 
                        of dwelling units permitted to be constructed 
                        under a by-right approval process; or
                            ``(v) carries out other policies as 
                        determined by the Secretary, in consultation 
                        with the Secretary of Housing and Urban 
                        Development.'';
            (2) in subsection (g)(2), by adding at the end the 
        following:
                    ``(D) Eligibility for adjustment of rating for 
                project justification criteria for pro-housing 
                policies; considerations.--In evaluating and rating a 
                project as a whole for project justification under 
                subparagraph (A), the Secretary--
                            ``(i) may increase 1 point on the 5-point 
                        scale (high, medium-high, medium, medium-low, 
                        or low) the rating of a project if the 
                        applicant submits documented evidence of pro-
                        housing policies for areas accessible to 
                        transit facilities along the project route; and
                            ``(ii) should consider whether the pro-
                        housing policies documented by the applicant 
                        will result, through new production and 
                        preservation, in an amount of housing units, 
                        including housing units affordable below the 
                        area median income, that is appropriate to 
                        expected housing demand in the project area.
                    ``(E) Consultation.--In developing the evaluation 
                process that could lead to the increased rating 
                described in subparagraph (D)(i), the Secretary shall 
                consult with the Secretary of Housing and Urban 
                Development.'';
            (3) in subsection (h)(6), by adding at the end the 
        following:
                    ``(C) Eligibility for adjustment of rating for 
                project justification criteria for pro-housing 
                policies; considerations.--In evaluating and rating the 
                benefits of a project under subparagraph (A), the 
                Secretary--
                            ``(i) may increase the rating of a project 
                        if the applicant submits documented evidence of 
                        pro-housing policies for areas accessible to 
                        transit facilities along the project route; and
                            ``(ii) should consider whether the pro-
                        housing policies documented by the applicant 
                        will result, through new production and 
                        preservation, in an amount of housing units, 
                        including housing units affordable below the 
                        area median income, that is appropriate to 
                        expected housing demand in the project area.
                    ``(D) Consultation.--In developing the evaluation 
                process that could lead to the increased rating 
                described in subparagraph (C)(i), the Secretary shall 
                consult with the Secretary of Housing and Urban 
                Development.''; and
            (4) in subsection (o)--
                    (A) in paragraph (1)--
                            (i) in subparagraph (B), by striking 
                        ``and'' at the end;
                            (ii) in subparagraph (C), by striking the 
                        period at the end and inserting ``; and''; and
                            (iii) by adding at the end the following:
                    ``(D) information concerning projects for which the 
                applicant submitted pro-housing policies under 
                subsection (g)(2)(D) or subsection (h)(6) and received 
                an adjustment of rating for project justification.''.

SEC. 212. REVITALIZING EMPTY STRUCTURES INTO DESIRABLE ENVIRONMENTS 
              (RESIDE) ACT.

    (a) Definitions.--In this section:
            (1) Attainable housing.--The term ``attainable housing'' 
        means housing that--
                    (A) serves households earning not more than 100 
                percent of the area median income, if a majority of the 
                housing units are affordable to households earning not 
                more than 80 percent of the area median income; or
                    (B) serves households earning not more than 120 
                percent of the area median income, if the majority of 
                the housing units are affordable to households earning 
                not more than 60 percent of the area median income.
            (2) Converted housing unit.--The term ``converted housing 
        unit'' means a housing unit that is created using a covered 
        grant.
            (3) Covered grant.--The term ``covered grant'' means a 
        grant awarded under the Pilot Program.
            (4) Eligible entity.--The term ``eligible entity'' means a 
        participating jurisdiction, as defined in section 104 of the 
        Cranston-Gonzalez National Affordable Housing Act (42 U.S.C. 
        12704).
            (5) HOME investment partnerships program.--The term ``HOME 
        Investment Partnerships Program'' means the program under 
        subtitle A of title II of the Cranston-Gonzalez National 
        Affordable Housing Act (42 U.S.C. 12741 et seq.).
            (6) Pilot program.--The term ``Pilot Program'' means the 
        Blighted Building to Housing Conversion Program carried out 
        under subsection (b).
            (7) Secretary.--The term ``Secretary'' means the Secretary 
        of Housing and Urban Development.
            (8) Vacant and abandoned building.--The term ``vacant and 
        abandoned building'' means a property--
                    (A) that was constructed for use as a warehouse, 
                factory, mall, strip mall, or hotel, or for another 
                industrial or commercial use; and
                    (B)(i) with respect to which--
                            (I) a code enforcement inspection has 
                        determined that the property is not safe; and
                            (II) not less than 90 days have elapsed 
                        since the owner was notified of the 
                        deficiencies in the property and the owner has 
                        taken no corrective action; or
                    (ii) that is subject to a court-ordered 
                receivership or nuisance abatement related to 
                abandonment pursuant to State or local law or otherwise 
                meets the definition of an abandoned property under 
                State law.
    (b) Grant Program.--For each of fiscal years 2027 through 2031, if 
the amounts made available to carry out the HOME Investment 
Partnerships Program exceed $1,350,000,000, the Secretary may use not 
more than $100,000,000 of the excess amounts to carry out a pilot 
program, to be known as the ``Blighted Building to Housing Conversion 
Program'', under which the Secretary awards grants on a competitive 
basis to eligible entities to convert vacant and abandoned buildings 
into attainable housing.
    (c) Amount of Grant.--
            (1) In general.--For any fiscal year for which $100,000,000 
        is available to carry out the Pilot Program pursuant to 
        subsection (b), the amount of a covered grant shall be not less 
        than $1,000,000 and not more than $10,000,000.
            (2) Fiscal years with lower funding.--For any fiscal year 
        for which less than $100,000,000 is available to carry out the 
        Pilot Program pursuant to subsection (b), the Secretary shall 
        seek to maximize the number of covered grants awarded.
    (d) Relation to HOME Investment Partnerships Program Formula 
Allocation.--A covered grant awarded to an eligible entity shall be in 
addition to, and shall not affect, the formula allocation for the 
eligible entity under the HOME Investment Partnerships Program.
    (e) Priority.--In awarding covered grants, the Secretary shall give 
priority to an eligible entity that--
            (1) will use the covered grant in a community that is 
        experiencing economic distress;
            (2) will use the covered grant in a qualified opportunity 
        zone (as defined in section 1400Z-1(a) of the Internal Revenue 
        Code of 1986);
            (3) will use the covered grant to construct housing that 
        will serve a need identified in the comprehensive housing 
        affordability strategy and community development plan of the 
        eligible entity under part 91 of title 24, Code of Federal 
        Regulations, or any successor regulation (commonly referred to 
        as a ``consolidated plan''); or
            (4) has enacted ordinances to reduce regulatory barriers to 
        conversion of vacant and abandoned buildings to housing, which 
        shall not include any alteration of an ordinance that governs 
        safety and habitability.
    (f) Use of Funds.--An eligible entity may use a covered grant for--
            (1) property acquisition;
            (2) demolition;
            (3) health hazard remediation;
            (4) site preparation;
            (5) construction, renovation, or rehabilitation; or
            (6) the establishment, maintenance, or expansion of 
        community land trusts.
    (g) Applicability of HOME Requirements.--The requirements for 
rental, sale, and resale of housing under the HOME Investment 
Partnerships Program shall apply to rental, sale, and resale of 
converted housing units under the Pilot Program.
    (h) Waiver Authority.--In administering covered grants, the 
Secretary may waive, or specify alternative requirements for, any 
statute or regulation that the Secretary administers in connection with 
the obligation by the Secretary or the use by eligible entities of 
covered grant funds (except for requirements related to fair housing, 
nondiscrimination, labor standards, or the environment) if the 
Secretary makes a public finding that good cause exists for the waiver 
or alternative requirement.
    (i) Study; Report.--Not later than 180 days after the termination 
of the Pilot Program, the Secretary shall study and submit a report to 
Congress on the impact of the Pilot Program on--
            (1) improving the tax base of local communities;
            (2) increasing access to affordable housing, especially for 
        elderly individuals, disabled individuals, and veterans;
            (3) increasing homeownership; and
            (4) removing blight.

SEC. 213. HOUSING AFFORDABILITY ACT.

    (a) Multifamily Loan Limit Study.--The Commissioner of the Federal 
Housing Administration, in consultation with the Secretary of the 
Department of Housing and Urban Development, shall conduct a study to 
assess--
            (1) whether current multifamily loan limits for each 
        multifamily mortgage insurance program are set at appropriate 
        amounts, including to cover the cost of land and construction;
            (2) whether the Commissioner has sufficient authority to 
        set loan limits for each multifamily mortgage insurance program 
        at appropriate amounts, including to cover the cost of land and 
        construction;
            (3) the potential impacts of altering the calculation of 
        annual adjustments under section 206A of the National Housing 
        Act (12 U.S.C. 1712a) using the percentage change in the 
        Consumer Price Index for All Urban Consumers to instead use the 
        percentage change in the Price Deflator Index of Multifamily 
        Residential Units Under Construction released by the Bureau of 
        the Census from March of the previous year to March of the year 
        in which the adjustment is made, or a combination thereof, 
        including--
                    (A) the impact on the General Insurance and Special 
                Risk Insurance Fund;
                    (B) the availability of multifamily purchase and 
                construction lending;
                    (C) the impact on prices, including rental prices, 
                within the multifamily housing market; and
                    (D) the impact on housing supply.
    (b) Report.--The Commissioner of the Federal Housing Administration 
shall submit a report to Congress within 180 days of enactment of this 
Act summarizing its findings under the study in subsection (a).
    (c) Rulemaking.--The Secretary of Housing and Urban Development 
may, in consultation with the Commissioner of the Federal Housing 
Administration, conduct notice and comment rulemaking to increase 
multifamily loan limits in a manner that would not exceed the 
following:
            (1) With respect to insurance under section 207 of the 
        National Housing Act (12 U.S.C. 1713)--
                    (A) for projects that do not consist of elevator-
                type structures--
                            (i) $83,655 per family unit without a 
                        bedroom;
                            (ii) $92,664 per family unit with one 
                        bedroom;
                            (iii) $110,682 per family unit with two 
                        bedrooms;
                            (iv) $136,422 per family unit with three 
                        bedrooms; and
                            (v) $154,440 per family unit with four or 
                        more bedrooms; and
                    (B) for projects that consist of elevator-type 
                structures--
                            (i) $96,525 per family unit without a 
                        bedroom;
                            (ii) $108,108 per family unit with one 
                        bedroom;
                            (iii) $132,561 per family unit with two 
                        bedrooms;
                            (iv) $166,023 per family unit with three 
                        bedrooms; and
                            (v) $187,721.50 per family unit with four 
                        or more bedrooms.
            (2) With respect to insurance under section 213 of the 
        National Housing Act (12 U.S.C. 1715e)--
                    (A) for projects that do not consist of elevator-
                type structures--
                            (i) $90,665.50 per family unit without a 
                        bedroom;
                            (ii) $104,524 per family unit with one 
                        bedroom;
                            (iii) $126,060 per family unit with two 
                        bedrooms;
                            (iv) $161,354.50 per family unit with three 
                        bedrooms; and
                            (v) $179,757.50 per family unit with four 
                        or more bedrooms; and
                    (B) for projects that consist of elevator-type 
                structures--
                            (i) $96,525 per family unit without a 
                        bedroom;
                            (ii) $109,362 per family unit with one 
                        bedroom;
                            (iii) $132,981 per family unit with two 
                        bedrooms;
                            (iv) $172,033.50 per family unit with three 
                        bedrooms; and
                            (v) $188,839 per family unit with four or 
                        more bedrooms.
            (3) With respect to insurance under section 220 of the 
        National Housing Act (12 U.S.C. 1715k)--
                    (A) for projects that do not consist of elevator-
                type structures--
                            (i) $83,655 per family unit without a 
                        bedroom;
                            (ii) $92,664 per family unit with one 
                        bedroom;
                            (iii) $110,682 per family unit with two 
                        bedrooms;
                            (iv) $136,422 per family unit with three 
                        bedrooms; and
                            (v) $154,440 per family unit with four or 
                        more bedrooms; and
                    (B) for projects that consist of elevator-type 
                structures--
                            (i) $96,525 per family unit without a 
                        bedroom;
                            (ii) $108,108 per family unit with one 
                        bedroom;
                            (iii) $132,561 per family unit with two 
                        bedrooms;
                            (iv) $161,023 per family unit with three 
                        bedrooms; and
                            (v) $187,721.50 per family unit with four 
                        or more bedrooms.
            (4) With respect to insurance under section 221 of the 
        National Housing Act (12 U.S.C. 1715l)--
                    (A) for projects that do not consist of elevator-
                type structures--
                            (i) $83,254.50 per family unit without a 
                        bedroom;
                            (ii) $94,498.50 per family unit with one 
                        bedroom;
                            (iii) $114,224 per family unit with two 
                        bedrooms;
                            (iv) $143,372 per family unit with three 
                        bedrooms; and
                            (v) $162,461 per family unit with four or 
                        more bedrooms; and
                    (B) for projects that consist of elevator-type 
                structures--
                            (i) $89,927 per family unit without a 
                        bedroom;
                            (ii) $103,090 per family unit with one 
                        bedroom;
                            (iii) $125,354 per family unit with two 
                        bedrooms;
                            (iv) $162,162 per family unit with three 
                        bedrooms; and
                            (v) $178,008.50 per family unit with four 
                        or more bedrooms.
            (5) With respect to insurance under section 231 of the 
        National Housing Act (12 U.S.C. 1715v)--
                    (A) for projects that do not consist of elevator-
                type structures--
                            (i) $83,254.50 per family unit without a 
                        bedroom;
                            (ii) $94,498.50 per family unit with one 
                        bedroom;
                            (iii) $114,224 per family unit with two 
                        bedrooms;
                            (iv) $143,372 per family unit with three 
                        bedrooms; and
                            (v) $162,461 per family unit with four or 
                        more bedrooms; and
                    (B) for projects that consist of elevator-type 
                structures--
                            (i) $89,927 per family unit without a 
                        bedroom;
                            (ii) $103,090 per family unit with one 
                        bedroom;
                            (iii) $125,354 per family unit with two 
                        bedrooms;
                            (iv) $162,162 per family unit with three 
                        bedrooms; and
                            (v) $178,008.50 per family unit with four 
                        or more bedrooms.
            (6) With respect to insurance under section 234 of the 
        National Housing Act (12 U.S.C. 1715y)--
                    (A) for projects that do not consist of elevator-
                type structures--
                            (i) $92,505.50 per family unit without a 
                        bedroom;
                            (ii) $106,658 per family unit with one 
                        bedroom;
                            (iii) $128,631.50 per family unit with two 
                        bedrooms;
                            (iv) $164,648 per family unit with three 
                        bedrooms; and
                            (v) $183,425 per family unit with four or 
                        more bedrooms; and
                    (B) for projects that consist of elevator-type 
                structures--
                            (i) $97,350 per family unit without a 
                        bedroom;
                            (ii) $111,593 per family unit with one 
                        bedroom;
                            (iii) $135,696 per family unit with two 
                        bedrooms;
                            (iv) $175,544.50 per family unit with three 
                        bedrooms; and
                            (v) $192,693.50 per family unit with four 
                        or more bedrooms.
    (d) Rule of Construction.--Nothing in this section or the amendment 
made by this section shall be construed to limit the authority of the 
Secretary of Housing and Urban Development to revise the statutory 
exceptions for high-cost percentage and high-cost areas annual 
indexing.

              TITLE III--MANUFACTURED HOUSING FOR AMERICA

SEC. 301. HOUSING SUPPLY EXPANSION ACT.

    (a) In General.--Section 603(6) of the National Manufactured 
Housing Construction and Safety Standards Act of 1974 (42 U.S.C. 
5402(6)) is amended by striking ``on a permanent chassis'' and 
inserting ``with or without a permanent chassis''.
    (b) Manufactured Home Certifications.--Section 604 of the National 
Manufactured Housing Construction and Safety Standards Act of 1974 (42 
U.S.C. 5403) is amended by adding at the end the following:
    ``(i) Manufactured Home Certifications.--
            ``(1) In general.--
                    ``(A) Initial certification.--Subject to 
                subparagraph (B), not later than 1 year after the date 
                of enactment of the Renewing Opportunity in the 
                American Dream to Housing Act of 2025, a State shall 
                submit to the Secretary an initial certification that 
                the laws and regulations of the State--
                            ``(i) treat any manufactured home in parity 
                        with a manufactured home (as defined and 
                        regulated by the State); and
                            ``(ii) subject a manufactured home without 
                        a permanent chassis to the same laws and 
                        regulations of the State as a manufactured home 
                        built on a permanent chassis, including with 
                        respect to financing, title, insurance, 
                        manufacture, sale, taxes, transportation, 
                        installation, and other areas as the Secretary 
                        determines, after consultation with and 
                        approval by the consensus committee, are 
                        necessary to give effect to the purpose of this 
                        section.
                    ``(B) State plan submission.--Any State plan 
                submitted under subparagraph (C) shall contain the 
                required State certification under subparagraph (A) 
                and, if contained therein, no additional or State 
                certification under subparagraph (A) or paragraph (3).
                    ``(C) Extended deadline.--With respect to a State 
                with a legislature that meets biennially, the deadline 
                for the submission of the initial certification 
                required under subparagraph (A) shall be 2 years after 
                the date of enactment of the Renewing Opportunity in 
                the American Dream to Housing Act of 2025.
                    ``(D) Late certification.--
                            ``(i)  No waiver.--The Secretary may not 
                        waive the prohibition described in paragraph 
                        (5)(B) with respect to a certification 
                        submitted after the deadline under subparagraph 
                        (A) or paragraph (3) unless the Secretary 
                        approves the late certification.
                            ``(ii) Rule of construction.--Nothing in 
                        this subsection shall be construed to prevent a 
                        State from submitting the initial certification 
                        required under subparagraph (A) after the 
                        required deadline under that subparagraph.
            ``(2) Form of state certification not presented in a state 
        plan.--The initial certification required under paragraph 
        (1)(A), if not submitted with a State plan under paragraph 
        (1)(B), shall contain, in a form prescribed by the Secretary, 
        an attestation by an official that the State has taken the 
        steps necessary to ensure the veracity of the certification 
        required under paragraph (1)(A), including, as necessary, by--
                    ``(A) amending the definition of `manufactured 
                home' in the laws and regulations of the State; and
                    ``(B) directing State agencies to amend the 
                definition of `manufactured home' in regulations.
            ``(3) Annual recertification.--Not later than a date to be 
        determined by the Secretary each year, a State shall submit to 
        the Secretary an additional certification that--
                    ``(A) confirms the accuracy of the initial 
                certification submitted under subparagraph (A) or (B) 
                of paragraph (1); and
                    ``(B) certifies that any new laws or regulations 
                enacted or adopted by the State since the date of the 
                previous certification does not change the veracity of 
                the initial certification submitted under paragraph 
                (1)(A).
            ``(4) List.--The Secretary shall publish and maintain in 
        the Federal Register and on the website of the Department of 
        Housing and Urban Development a list of States that are up-to-
        date with the submission of initial and subsequent 
        certifications required under this subsection.
            ``(5) Prohibition.--
                    ``(A) Definition.--In this paragraph, the term 
                `covered manufactured home' means a home that is--
                            ``(i) not considered a manufactured home 
                        under the laws and regulations of a State 
                        because the home is constructed without a 
                        permanent chassis;
                            ``(ii) considered a manufactured home under 
                        the definition of the term in section 603; and
                            ``(iii) constructed after the date of 
                        enactment of the Renewing Opportunity in the 
                        American Dream to Housing Act of 2025.
                    ``(B) Building, installation, and sale.--If a State 
                does not submit a certification under paragraph (1)(A) 
                or (3) by the date on which those certifications are 
                required to be submitted--
                            ``(i) with respect to a State in which the 
                        State administers the installation of 
                        manufactured homes, the State shall prohibit 
                        the manufacture, installation, or sale of a 
                        covered manufactured home within the State; and
                            ``(ii) with respect to a State in which the 
                        Secretary administers the installation of 
                        manufactured homes, the State and the Secretary 
                        shall prohibit the manufacture, installation, 
                        or sale of a covered manufactured home within 
                        the State.''.
    (c) Other Federal Laws Regulating Manufactured Homes.--The 
Secretary of Housing and Urban Development may coordinate with the 
heads of other Federal agencies to ensure that Federal agencies treat a 
manufactured home (as defined in Federal laws and regulations other 
than section 603 of the National Manufactured Housing Construction and 
Safety Standards Act of 1974 (42 U.S.C. 5402)) in the same manner as a 
manufactured home (as defined in section 603 of the National 
Manufactured Housing Construction and Safety Standards Act of 1974 (42 
U.S.C. 5402), as amended by this Act).
    (d) Assistance to States.--Section 609 of the National Manufactured 
Housing Construction and Safety Standards Act of 1974 (42 U.S.C. 5408) 
is amended--
            (1) in paragraph (1), by striking ``and'' at the end;
            (2) in paragraph (2), by striking the period at the end and 
        inserting ``; and''; and
            (3) by adding at the end the following:
            ``(3) model guidance to support the submission of the 
        certification required under section 604(i).''.
    (e) Preemption.--Nothing in this section or the amendments made by 
this section shall be construed as limiting the scope of Federal 
preemption under section 604(d) of the National Manufactured Housing 
Construction and Safety Standards Act of 1974 (42 U.S.C. 5403(d)).

SEC. 302. MODULAR HOUSING PRODUCTION ACT.

    (a) Definitions.--In this section:
            (1) Manufactured home.--The term ``manufactured home'' has 
        the meaning given the term in section 603 of the National 
        Manufactured Housing Construction and Safety Standards Act of 
        1974 (42 U.S.C. 5402).
            (2) Modular home.--The term ``modular home'' means a home 
        that is constructed in a factory in 1 or more modules, each of 
        which meet applicable State and local building codes of the 
        area in which the home will be located, and that are 
        transported to the home building site, installed on 
        foundations, and completed.
            (3) Secretary.--The term ``Secretary'' means the Secretary 
        of Housing and Urban Development.
    (b) FHA Construction Financing Programs.--
            (1) In general.--The Secretary shall conduct a review of 
        Federal Housing Administration construction financing programs 
        to identify barriers to the use of modular home methods.
            (2) Requirements.--In conducting the review under paragraph 
        (1), the Secretary shall--
                    (A) identify and evaluate regulatory and 
                programmatic features that restrict participation in 
                construction financing programs by modular home 
                developers, including construction draw schedules; and
                    (B) identify administrative measures authorized 
                under section 525 of the National Housing Act (12 
                U.S.C. 1735f-3) to facilitate program utilization by 
                modular home developers.
            (3) Report.--Not later than 1 year after the date of 
        enactment of this Act, the Secretary shall publish a report 
        that describes the results of the review conducted under 
        paragraph (1), which shall include a description of 
        programmatic and policy changes that the Secretary recommends 
        to reduce or eliminate identified barriers to the use of 
        modular home methods in Federal Housing Administration 
        construction financing programs.
            (4) Rulemaking.--
                    (A) In general.--Not later than 120 days after the 
                date on which the Secretary publishes the report under 
                paragraph (3), the Secretary shall initiate a 
                rulemaking to examine an alternative draw schedule for 
                construction financing loans provided to modular and 
                manufactured home developers, which shall include the 
                ability for interested stakeholders to provide robust 
                public comment.
                    (B) Determination.--Following the period for public 
                comment under subparagraph (A), the Secretary shall--
                            (i) issue a final rule regarding an 
                        alternative draw schedule described in 
                        subparagraph (A); or
                            (ii) provide an explanation as to why the 
                        rule shall not become final.
    (c) Standardized Uniform Commercial Code for Modular Homes.--
            (1) Award.--The Secretary may award a grant to study the 
        design and feasibility of a standardized uniform commercial 
        code for modular homes, which shall evaluate--
                    (A) the utility of a standardized coding system for 
                serializing and securing modules, streamlining design 
                and construction, and improving modular home 
                innovation; and
                    (B) a means to coordinate a standardized code with 
                financing incentives.
            (2) Authorization of appropriations.--There is authorized 
        to be appropriated such funds as may be necessary to carry out 
        paragraph (1).

SEC. 303. PROPERTY IMPROVEMENT AND MANUFACTURED HOUSING LOAN 
              MODERNIZATION ACT.

    (a) National Housing Act Amendments.--
            (1) In general.--Section 2 of the National Housing Act (12 
        U.S.C. 1703) is amended--
                    (A) in subsection (a), by inserting ``construction 
                of additional or accessory dwelling units, as defined 
                by the Secretary,'' after ``energy conserving 
                improvements,''; and
                    (B) in subsection (b)--
                            (i) in paragraph (1)--
                                    (I) by striking subparagraph (A) 
                                and inserting the following:
            ``(A) $75,000 if made for the purpose of financing 
        alterations, repairs and improvements upon or in connection 
        with an existing single-family structure, including a 
        manufactured home;'';
                                    (II) in subparagraph (B)--
                                            (aa) by striking 
                                        ``$60,000'' and inserting 
                                        ``$150,000'';
                                            (bb) by striking 
                                        ``$12,000'' and inserting 
                                        ``$37,500''; and
                                            (cc) by striking ``an 
                                        apartment house or'';
                                    (III) by striking subparagraphs (C) 
                                and (D) and inserting the following:
            ``(C)(i) $106,405 if made for the purpose of financing the 
        purchase of a single-section manufactured home; and
            ``(ii) $195,322 if made for the purpose of financing the 
        purchase of a multi-section manufactured home;
            ``(D)(i) $149,782 if made for the purpose of financing the 
        purchase of a single-section manufactured home and a suitably 
        developed lot on which to place the home; and
            ``(ii) $238,699 if made for the purpose of financing the 
        purchase of a multi-section manufactured home and a suitably 
        developed lot on which to place the home;'';
                                    (IV) in subparagraph (E)--
                                            (aa) by striking 
                                        ``$23,226'' and inserting 
                                        ``$43,377''; and
                                            (bb) by striking the period 
                                        at the end and inserting a 
                                        semicolon;
                                    (V) in subparagraph (F), by 
                                striking ``and'' at the end;
                                    (VI) in subparagraph (G), by 
                                striking the period at the end and 
                                inserting ``; and''; and
                                    (VII) by inserting after 
                                subparagraph (G) the following:
            ``(H) such principal amount as the Secretary may prescribe 
        if made for the purpose of financing the construction of an 
        accessory dwelling unit.'';
                            (ii) in the matter immediately preceding 
                        paragraph (2)--
                                    (I) by striking ``regulation'' and 
                                inserting ``notice'';
                                    (II) by striking ``increase'' and 
                                inserting ``set'';
                                    (III) by striking ``(A)(ii), (C), 
                                (D), and (E)'' and inserting ``(A) 
                                through (H)'';
                                    (IV) by inserting ``, or as 
                                necessary to achieve the goals of the 
                                Federal Housing Administration, 
                                periodically reset the dollar amount 
                                limitations in subparagraphs (A) 
                                through (H) based on justification and 
                                methodology set forth in advance by 
                                regulation'' before the period at the 
                                end; and
                                    (V) by adjusting the margins 
                                appropriately;
                            (iii) in paragraph (3), by striking 
                        ``exceeds--'' and all that follows through the 
                        period at the end and inserting ``exceeds such 
                        period of time as determined by the Secretary, 
                        not to exceed 30 years.'';
                            (iv) by striking paragraph (9) and 
                        inserting the following:
            ``(9) Annual indexing of certain dollar amount 
        limitations.--The Secretary shall develop or choose 1 or more 
        methods of indexing in order to annually set the loan limits 
        established in paragraph (1), based on data the Secretary 
        determines is appropriate for purposes of this section.''; and
                            (v) in paragraph (11), by striking 
                        ``lease--'' and all that follows through the 
                        period at the end and inserting ``lease meets 
                        the terms and conditions established by the 
                        Secretary''.
            (2) Deadline for development or choice of new index; 
        interim index.--
                    (A) Deadline for development or choice of new 
                index.--Not later than 1 year after the date of 
                enactment of this Act, the Secretary of Housing and 
                Urban Development shall develop or choose 1 or more 
                methods of indexing as required under section 2(b)(9) 
                of the National Housing Act (12 U.S.C. 1703(b)(9)), as 
                amended by paragraph (1) of this subsection.
                    (B) Interim index.--During the period beginning on 
                the date of enactment of this Act and ending on the 
                date on which the Secretary of Housing and Urban 
                Development develops or chooses 1 or more methods of 
                indexing as required under section 2(b)(9) of the 
                National Housing Act (12 U.S.C. 1703(b)(9)), as amended 
                by paragraph (1) of this subsection, the method of 
                indexing established by the Secretary under that 
                subsection before the date of enactment of this Act 
                shall apply.
    (b) HUD Study of Off-site Construction.--
            (1) Definitions.--In this subsection:
                    (A) Off-site construction housing.--The term ``off-
                site construction housing'' includes manufactured homes 
                and modular homes.
                    (B) Manufactured home.--The term ``manufactured 
                home'' means any home constructed in accordance with 
                the construction and safety standards established under 
                the National Manufactured Housing Construction and 
                Safety Standards Act of 1974 (42 U.S.C. 5401 et seq.).
                    (C) Modular home.--The term ``modular home'' means 
                a home that is constructed in a factory in 1 or more 
                modules, each of which meet applicable State and local 
                building codes of the area in which the home will be 
                located, and that are transported to the home building 
                site, installed on foundations, and completed.
            (2) Study.--The Secretary of Housing and Urban Development 
        shall conduct a study and submit to Congress a report on the 
        cost effectiveness of off-site construction housing, that 
        includes--
                    (A) an analysis of the advantages of the impact of 
                centralization in a factory and transportation to a 
                construction site on cost, precision, and materials 
                waste;
                    (B) the extent to which off-site construction 
                housing meets housing quality standards under the 
                National Standards for the Physical Inspection of Real 
                Estate, or other standards as the Secretary may 
                prescribe, compared to the extent for site-built homes, 
                for such standards;
                    (C) the expected replacement and maintenance costs 
                over the first 40 years of life of off-site 
                construction homes compared to those costs for site-
                built homes; and
                    (D) opportunities for use beyond single-family 
                housing, such as applications in accessory dwelling 
                units, two- to four-unit housing, and large multifamily 
                housing.

SEC. 304. PRICE ACT.

    Title I of the Housing and Community Development Act of 1974 (42 
U.S.C. 5301 et seq.) is amended--
            (1) in section 105(a) (42 U.S.C. 5305(a)), in the matter 
        preceding paragraph (1), by striking ``Activities'' and 
        inserting ``Unless otherwise authorized under section 123, 
        activities''; and
            (2) by adding at the end the following:

``SEC. 123. PRESERVATION AND REINVESTMENT FOR COMMUNITY ENHANCEMENT.

    ``(a) Definitions.--In this section:
            ``(1) Community development financial institution.--The 
        term `community development financial institution' means an 
        institution that has been certified as a community development 
        financial institution (as defined in section 103 of the Riegle 
        Community Development and Regulatory Improvement Act of 1994 
        (12 U.S.C. 4702)) by the Secretary of the Treasury.
            ``(2) Eligible manufactured housing community.--The term 
        `eligible manufactured housing community' means a manufactured 
        housing community that--
                    ``(A) is affordable to low- and moderate-income 
                persons, as determined by the Secretary, but not more 
                than 120 percent of the area median income; and
                    ``(B)(i) is owned by the residents of the 
                manufactured housing community through a resident-
                controlled entity such as a resident-owned cooperative; 
                or
                    ``(ii) will be maintained as such a community, and 
                remain affordable for low- and moderate-income persons, 
                to the maximum extent practicable and for the longest 
                period feasible.
            ``(3) Eligible recipient.--The term `eligible recipient' 
        means--
                    ``(A) an eligible manufactured housing community;
                    ``(B) a unit of general local government;
                    ``(C) a housing authority;
                    ``(D) a resident-owned community;
                    ``(E) a resident-owned cooperative;
                    ``(F) a nonprofit entity with housing expertise or 
                a consortia of such entities;
                    ``(G) a community development financial 
                institution;
                    ``(H) an Indian tribe;
                    ``(I) a tribally designated housing entity;
                    ``(J) a State; or
                    ``(K) any other entity that is--
                            ``(i) an owner-operator of an eligible 
                        manufactured housing community; and
                            ``(ii) working with an eligible 
                        manufactured housing community.
            ``(4) Indian tribe.--The term `Indian tribe' has the 
        meaning given the term `Indian tribe' in section 4 of the 
        Native American Housing Assistance and Self-Determination Act 
        of 1996 (25 U.S.C. 4103).
            ``(5) Manufactured housing community.--The term 
        `manufactured housing community' means--
                    ``(A) any community, court, park, or other land 
                under unified ownership developed and accommodating or 
                equipped to accommodate the placement of manufactured 
                homes, where--
                            ``(i) spaces within such community are or 
                        will be primarily used for residential 
                        occupancy;
                            ``(ii) all homes within the community are 
                        used for permanent occupancy; and
                            ``(iii) a majority of such occupied spaces 
                        within the community are occupied by 
                        manufactured homes, which may include homes 
                        constructed prior to enactment of the 
                        Manufactured Home Construction and Safety 
                        Standards; or
                    ``(B) any community that meets the definition of 
                manufactured housing community used for programs 
                similar to the program under this section.
            ``(6) Resident health, safety, and accessibility 
        activities.--The term `resident health, safety, and 
        accessibility activities' means the reconstruction, repair, or 
        replacement of manufactured housing and manufactured housing 
        communities to--
                    ``(A) protect the health and safety of residents;
                    ``(B) address weatherization and reduce utility 
                costs; or
                    ``(C) address accessibility needs for residents 
                with disabilities.
            ``(7) Tribally designated housing entity.--The term 
        `tribally designated housing entity' has the meaning given the 
        term in section 4 of the Native American Housing Assistance and 
        Self-Determination Act of 1996 (25 U.S.C. 4103).
    ``(b) Establishment.--The Secretary shall, by notice, carry out a 
competitive grant program to award funds to eligible recipients to 
carry out eligible projects for development of or improvements in 
eligible manufactured housing communities.
    ``(c) Eligible Projects.--
            ``(1) In general.--Amounts from grants under this section 
        may be used for--
                    ``(A) community infrastructure, facilities, 
                utilities, and other land improvements in or serving an 
                eligible manufactured housing community;
                    ``(B) reconstruction or repair existing housing 
                within an eligible manufactured housing community;
                    ``(C) replacement of homes within an eligible 
                manufactured housing community;
                    ``(D) planning;
                    ``(E) resident health, safety, and accessibility 
                activities in homes in an eligible manufactured housing 
                community;
                    ``(F) land and site acquisition and infrastructure 
                for expansion or construction of an eligible 
                manufactured housing community;
                    ``(G) resident and community services, including 
                relocation assistance, eviction prevention, and down 
                payment assistance; and
                    ``(H) any other activity that--
                            ``(i) is approved by the Secretary 
                        consistent with the requirements under this 
                        section;
                            ``(ii) improves the overall living 
                        conditions of an eligible manufactured housing 
                        community, which may include the addition or 
                        enhancement of shared spaces such as community 
                        centers, recreational areas, or other 
                        facilities that support resident well-being and 
                        community engagement; and
                            ``(iii) is necessary to protect the health 
                        and safety of the residents of the eligible 
                        manufactured housing community and the long-
                        term affordability and sustainability of the 
                        community.
            ``(2) Replacement.--For purposes of subparagraphs (B) and 
        (C) of paragraph (1), grants under this section--
                    ``(A) may not be used for rehabilitation or 
                modernization of units that were built before June 15, 
                1976; and
                    ``(B) may only be used for disposition and 
                replacement of units described in subparagraph (A), 
                provided that any replacement housing complies with the 
                Manufactured Home Construction and Safety Standards or 
                is another allowed home, as determined by the 
                Secretary.
    ``(d) Priority.--In awarding grants under this section, the 
Secretary shall prioritize applicants that will carry out activities 
that primarily benefit low- and moderate-income residents and preserve 
long-term housing affordability for residents of eligible manufactured 
housing communities.
    ``(e) Waivers.--The Secretary may waive or specify alternative 
requirements for any provision of law or regulation that the Secretary 
administers in connection with use of 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 this section and that the waiver or alternative 
requirement is necessary to facilitate the use of amounts made 
available under this section.
    ``(f) Implementation.--
            ``(1) In general.--Any grant made under this section shall 
        be made pursuant to criteria for selection of recipients of 
        such grants that the Secretary shall by regulation establish 
        and publish together with any notification of availability of 
        amounts under this section.
            ``(2) Set aside of grant amounts.--The Secretary may set 
        aside amounts provided under this section for grants to Indian 
        tribes and tribally designated housing entities.
    ``(g) Authorization of Appropriations.--There is authorized to be 
appropriated to the Secretary such sums as may be necessary to carry 
out this section.''.

                 TITLE IV--ACCESSING THE AMERICAN DREAM

SEC. 401. CREATING INCENTIVES FOR SMALL DOLLAR LOAN ORIGINATORS.

    (a) Definitions.--In this section:
            (1) Director.--The term ``Director'' means the Director of 
        the Bureau of Consumer Financial Protection.
            (2) Small dollar mortgage.--The term ``small dollar 
        mortgage'' means a mortgage loan having an original principal 
        obligation of not more than $100,000 that is--
                    (A) secured by real property designed for the 
                occupancy of between 1 and 4 families; and
                    (B)(i) insured by the Federal Housing 
                Administration under title II of the National Housing 
                Act (12 U.S.C. 1707 et seq.);
                    (ii) made, guaranteed, or insured by the Department 
                of Veterans Affairs;
                    (iii) made, guaranteed, or insured by the 
                Department of Agriculture; or
                    (iv) eligible to be purchased or securitized by the 
                Federal Home Loan Mortgage Corporation or the Federal 
                National Mortgage Association.
    (b) Requirement Regarding Loan Originator Compensation Practices.--
Not later than 270 days after the date of enactment of this Act, the 
Director shall submit to the Committee on Banking, Housing, and Urban 
Affairs of the Senate and the Committee on Financial Services of the 
House of Representatives a report on loan originator compensation 
practices throughout the residential mortgage market, including the 
relative frequency of loan originators being compensated--
            (1) with a salary;
            (2) with a commission reflecting a fixed percentage of the 
        amount of credit extended;
            (3) with a commission based on a factor other than a fixed 
        percentage of the amount of credit extended;
            (4) with a combination of salary and commission;
            (5) on a loan volume basis;
            (6) with a commission reflecting a percentage of the amount 
        of credit extended, for which a minimum or maximum compensation 
        amount is set; and
            (7) by any other mechanism that the Director may find to be 
        a practice for compensating mortgage loan originators, 
        including any mechanism that provides a loan originator with 
        compensation in such a way that the loan originator does not 
        necessarily receive a lower level of compensation for 
        originating a small dollar mortgage than the loan originator 
        would receive for originating a mortgage loan that is not a 
        small dollar mortgage.
    (c) Contents.--The report required under subsection (b) shall 
include--
            (1) data and other analysis regarding the effect of the 
        approaches to loan originator compensation described in 
        subsection (b) on the availability of small dollar mortgage 
        loans; and
            (2) analysis and discussion regarding other potential 
        barriers to small dollar mortgage lending.
    (d) Rulemaking.--Following the issuance of the report required 
under subsection (b), the Director may issue regulations to clarify the 
forms of compensation a lender may use to compensate a loan originator 
that--
            (1) are permissible pursuant to section 129B(c) of the 
        Truth in Lending Act (15 U.S.C. 1639b(c)); and
            (2) would result in the loan originator receiving 
        compensation for originating a small dollar mortgage that is 
        not less than the compensation the loan originator would 
        receive for originating a mortgage loan that is not a small 
        dollar mortgage.

SEC. 402. SMALL DOLLAR MORTGAGE POINTS AND FEES.

    (a) Small Dollar Mortgage Defined.--In this section, the term 
``small dollar mortgage'' means a mortgage with an original principal 
obligation of less than $100,000.
    (b) Amendments.--
            (1) In general.--Not later than 270 days after the date of 
        enactment of this Act, the Director of the Bureau of Consumer 
        Financial Protection, in consultation with the Secretary of 
        Housing and Urban Development and the Director of the Federal 
        Housing Finance Agency, shall evaluate the impact of the 
        existing thresholds under section 1026.43 of title 12, Code of 
        Federal Regulations, on small dollar mortgage originations.
            (2) Rulemaking.--Following the evaluation required under 
        paragraph (1), the Director of the Bureau of Consumer Financial 
        Protection may initiate rulemaking to amend the limitations 
        with respect to points and fees under section 1026.43 of title 
        12, Code of Federal Regulations, or any successor regulation, 
        to encourage additional lending for small dollar mortgages.

SEC. 403. APPRAISAL INDUSTRY IMPROVEMENT ACT.

    (a) Appraisal Standards.--
            (1) Certification or licensing.--
                    (A) In general.--Section 202(g)(5) of the National 
                Housing Act (12 U.S.C. 1708(g)(5)) is amended--
                            (i) by moving the paragraph two ems to the 
                        left; and
                            (ii) by striking subparagraphs (A) and (B) 
                        and inserting the following:
            ``(A) be certified or licensed by the State in which the 
        property to be appraised is located, except that a Federal 
        employee who has as their primary duty conducting appraisal-
        related activities and who chooses to become a State-licensed 
        or certified real estate appraiser need only to be licensed or 
        certified in 1 State or territory to perform appraisals on 
        mortgages insured by the Federal Housing Administration in all 
        States and territories;
            ``(B) meet the requirements under the competency rule set 
        forth in the Uniform Standards of Professional Appraisal 
        Practice before accepting an assignment; and
            ``(C) have demonstrated verifiable education in the 
        appraisal requirements established by the Federal Housing 
        Administration under this subsection, which shall include the 
        completion of a course or seminar that educates appraisers on 
        those appraisal requirements, which shall be provided by--
                    ``(i) the Federal Housing Administration; or
                    ``(ii) a third party, so long as the course is 
                approved by the Secretary or a State appraiser 
                certifying or licensing agency.''.
                    (B) Application.--Subparagraph (C) of section 
                202(g)(5) of the National Housing Act (12 U.S.C. 
                1708(g)(5)), as added by subparagraph (A), shall not 
                apply with respect to any certified appraiser approved 
                by the Federal Housing Administration to conduct 
                appraisals on property securing a mortgage to be 
                insured by the Federal Housing Administration on or 
                before the effective date under paragraph (3)(C).
            (2) Compliance with verifiable education and competency 
        requirements.--On and after the effective date under paragraph 
        (3)(C), no appraiser may conduct an appraisal on a property 
        securing a mortgage to be insured by the Federal Housing 
        Administration unless--
                    (A) the appraiser is in compliance with the 
                requirements under subparagraphs (A) and (B) of section 
                202(g)(5) of such Act (12 U.S.C. 1708(g)(5)), as 
                amended by paragraph (1); and
                    (B) if the appraiser was not approved by the 
                Federal Housing Administration to conduct appraisals on 
                mortgages insured by the Federal Housing Administration 
                before the date on which the mortgagee letter or 
                guidance take effect under paragraph (3)(C), the 
                appraiser is in compliance with subparagraph (C) of 
                such section 202(g)(5).
            (3) Implementation.--Not later than the 240 days after the 
        date of enactment of this Act, the Secretary of Housing and 
        Urban Development shall issue a mortgagee letter or guidance 
        that shall--
                    (A) implement the amendments made by paragraph (1);
                    (B) clearly set forth all of the specific 
                requirements under section 202(g)(5) of the National 
                Housing Act (12 U.S.C. 1708(g)(5)), as amended by 
                paragraph (1), for approval to conduct appraisals on 
                property secured by a mortgage to be insured by the 
                Federal Housing Administration, which shall include--
                            (i) providing that, before the effective 
                        date of the mortgagee letter or guidance, 
                        compliance with the requirements under 
                        subparagraphs (A), (B), and (C) of such section 
                        202(g)(5), as amended by paragraph (1), shall 
                        be considered to fulfill the requirements under 
                        such subparagraphs; and
                            (ii) providing a method for appraisers to 
                        demonstrate such prior compliance; and
                    (C) take effect not later than the date that is 180 
                days after the date on which the Secretary issues the 
                mortgagee letter or guidance.
    (b) Annual Registry Fees for Appraisal Management Companies.--
Section 1109(a) of the Financial Institutions Reform, Recovery, and 
Enforcement Act of 1989 (12 U.S.C. 3338(a)) is amended, in the matter 
following clause (ii) of paragraph (4)(B), by adding at the end the 
following: ``Subject to the approval of the Council, the Appraisal 
Subcommittee may adjust fees established under clause (i) or (ii) to 
carry out its functions under this Act.''.
    (c) State Credentialed Trainees.--
            (1) Maintenance on national registry.--Section 1103(a) of 
        the Financial Institutions Reform, Recovery, and Enforcement 
        Act of 1989 (12 U.S.C. 3332(a)) is amended--
                    (A) in paragraph (3)--
                            (i) by inserting ``and State credentialed 
                        trainee appraisers'' after ``licensed 
                        appraisers''; and
                            (ii) by striking ``and'' at the end;
                    (B) by striking paragraph (4);
                    (C) by redesignating paragraphs (5) and (6) as 
                paragraphs (4) and (5), respectively; and
                    (D) in paragraph (4), as so redesignated--
                            (i) by striking ``year. The report shall 
                        also detail'' and inserting ``year, details'';
                            (ii) by striking ``provide'' and inserting 
                        ``provides''; and
                            (iii) by striking the period at the end and 
                        inserting ``; and''.
            (2) Annual registry fees.--
                    (A) In general.--Section 1109 of the Financial 
                Institutions Reform, Recovery, and Enforcement Act of 
                1989 (12 U.S.C. 3338) is amended--
                            (i) in the section heading, by striking 
                        ``or licensed'' and inserting ``, licensed, and 
                        credentialed trainee''; and
                            (ii) in subsection (a)--
                                    (I) in paragraph (1), by inserting 
                                ``, and in the case of a State with a 
                                supervisory or trainee program, a 
                                roster listing individuals who have 
                                received a State trainee credential'' 
                                after ``this title''; and
                                    (II) by striking paragraph (2) and 
                                inserting the following:
            ``(2) transmit reports on the issuance and renewal of 
        licenses, certifications, credentials, sanctions, and 
        disciplinary actions, including license, credential, and 
        certification revocations, on a timely basis to the national 
        registry of the Appraisal Subcommittee;''.
                    (B) Rule of construction.--Nothing in the 
                amendments made by subparagraph (A) shall require a 
                State to establish or operate a program for State 
                credentialed trainee appraisers, as defined in 
                paragraph (12) of section 1121 of the Financial 
                Institutions Reform, Recovery, and Enforcement Act of 
                1989, as added by paragraph (4) of this subsection.
            (3) Transactions requiring the services of a state 
        certified appraiser.--Section 1113 of the Financial 
        Institutions Reform, Recovery, and Enforcement Act of 1989 (12 
        U.S.C. 3342) is amended--
                    (A) by striking ``In determining'' and inserting 
                ``(a) In General.--In determining''; and
                    (B) by adding at the end the following:
    ``(b) Use of State Credentialed Trainee Appraisers.--In performing 
an appraisal under this section, a State certified appraiser may use 
the assistance of a State credentialed trainee appraiser or an 
unlicensed trainee appraiser, except that a State certified appraiser 
assisted by a trainee shall be liable for final work.''.
            (4) Definition.--Section 1121 of the Financial Institutions 
        Reform, Recovery, and Enforcement Act of 1989 (12 U.S.C. 3350) 
        is amended by adding at the end the following:
            ``(12) State credentialed trainee appraiser.--The term 
        `State credentialed trainee appraiser' means an individual 
        who--
                    ``(A) meets the minimum criteria established by the 
                Appraiser Qualification Board for a trainee appraiser 
                credential; and
                    ``(B) is credentialed by a State appraiser 
                certifying and licensing agency.''.
    (d) Grants for Workforce and Training.--Section 1109(b) of the 
Financial Institutions Reform, Recovery, and Enforcement Act of 1989 
(12 U.S.C. 3338(b)) is amended--
            (1) in paragraph (5)(B), by striking ``and'' at the end;
            (2) in paragraph (6), by striking the period at the end and 
        inserting ``; and''; and
            (3) by adding at the end the following:
            ``(7) to make grants to State appraiser certifying and 
        licensing agencies, nonprofit organizations, and institutions 
        of higher education to support the carrying out of education 
        and training activities or other activities related to 
        addressing appraiser industry workforce needs, including 
        recruiting and retaining workforce talent, such as through 
        scholarship assistance and career pipeline development.''.
    (e) Appraisal Subcommittee.--Section 1011 of the Federal Financial 
Institutions Examination Council Act of 1978 (12 U.S.C. 3310) is 
amended, in the first sentence, by inserting ``the Department of 
Veterans Affairs, the Rural Housing Service of the Department of 
Agriculture, the Department of Housing and Urban Development,'' after 
``Financial Protection,''.

SEC. 404. HELPING MORE FAMILIES SAVE ACT.

    Section 23 of the United States Housing Act of 1937 (42 U.S.C. 
1437u) is amended by adding at the end the following:
    ``(p) Escrow Expansion Pilot Program.--
            ``(1) Definitions.--In this subsection:
                    ``(A) Covered family.--The term `covered family' 
                means a family that receives assistance under section 8 
                or 9 of this Act and is enrolled in the pilot program.
                    ``(B) Eligible entity.--The term `eligible entity' 
                means an entity described in subsection (c)(2).
                    ``(C) Pilot program.--The term `pilot program' 
                means the pilot program established under paragraph 
                (2).
                    ``(D) Welfare assistance.--The term `welfare 
                assistance' has the meaning given the term in section 
                984.103 of title 24, Code of Federal Regulations, or 
                any successor regulation.
            ``(2) Establishment.--The Secretary shall establish a pilot 
        program under which the Secretary shall select not more than 25 
        eligible entities to establish and manage escrow accounts for 
        not more than 5,000 covered families, in accordance with this 
        subsection.
            ``(3) Escrow accounts.--
                    ``(A) In general.--An eligible entity selected to 
                participate in the pilot program--
                            ``(i) shall establish an interest-bearing 
                        escrow account and place into the account an 
                        amount equal to any increase in the amount of 
                        rent paid by each covered family in accordance 
                        with the provisions of section 3, 8(o), or 
                        8(y), as applicable, that is attributable to 
                        increases in earned income by the covered 
                        families during the participation of each 
                        covered family in the pilot program; and
                            ``(ii) notwithstanding any other provision 
                        of law, may use funds it controls under section 
                        8 or 9 for purposes of making the escrow 
                        deposit for covered families assisted under, or 
                        residing in units assisted under, section 8 or 
                        9, respectively, provided such funds are offset 
                        by the increase in the amount of rent paid by 
                        the covered family.
                    ``(B) Income limitation.--An eligible entity may 
                not escrow any amounts for any covered family whose 
                adjusted income exceeds 80 percent of the area median 
                income at the time of enrollment.
                    ``(C) Withdrawals.--A covered family shall be able 
                to withdraw funds, including interest earned, from an 
                escrow account established by an eligible entity under 
                the pilot program--
                            ``(i) after the covered family ceases to 
                        receive welfare assistance; and
                            ``(ii)(I) not earlier than the date that is 
                        5 years after the date on which the eligible 
                        entity establishes the escrow account under 
                        this subsection;
                            ``(II) not later than the date that is 7 
                        years after the date on which the eligible 
                        entity establishes the escrow account under 
                        this subsection, if the covered family chooses 
                        to continue to participate in the pilot program 
                        after the date that is 5 years after the date 
                        on which the eligible entity establishes the 
                        escrow account;
                            ``(III) on the date the covered family 
                        ceases to receive housing assistance under 
                        section 8 or 9, if such date is earlier than 5 
                        years after the date on which the eligible 
                        entity establishes the escrow account;
                            ``(IV) earlier than 5 years after the date 
                        on which the eligible entity establishes the 
                        escrow account, if the covered family is using 
                        the funds to advance a self-sufficiency goal as 
                        approved by the eligible entity; or
                            ``(V) under other circumstances in which 
                        the Secretary determines an exemption for good 
                        cause is warranted.
                    ``(D) Interim recertification.--For purposes of the 
                pilot program, a covered family may recertify the 
                income of the covered family multiple times per year, 
                as determined by the Secretary, and not fewer than once 
                per year.
                    ``(E) Contract or plan.--A covered family is not 
                required to complete a standard contract of 
                participation or an individual training and services 
                plan in order to participate in the pilot program.
            ``(4) Effect of increases in family income.--Any increase 
        in the earned income of a covered family during the enrollment 
        of the family in the pilot program may not be considered as 
        income or a resource for purposes of eligibility of the family 
        for other benefits, or amount of benefits payable to the 
        family, under any program administered by the Secretary.
            ``(5) Application.--
                    ``(A) In general.--An eligible entity seeking to 
                participate in the pilot program shall submit to the 
                Secretary an application--
                            ``(i) at such time, in such manner, and 
                        containing such information as the Secretary 
                        may require by notice; and
                            ``(ii) that includes the number of proposed 
                        covered families to be served by the eligible 
                        entity under this subsection.
                    ``(B) Geographic and entity variety.--The Secretary 
                shall ensure that eligible entities selected to 
                participate in the pilot program--
                            ``(i) are located across various States and 
                        in both urban and rural areas; and
                            ``(ii) vary by size and type, including 
                        both public housing agencies and private owners 
                        of projects receiving project-based rental 
                        assistance under section 8.
            ``(6) Notification and opt-out.--An eligible entity 
        participating in the pilot program shall--
                    ``(A) notify covered families of their enrollment 
                in the pilot program;
                    ``(B) provide covered families with a detailed 
                description of the pilot program, including how the 
                pilot program will impact their rent and finances;
                    ``(C) inform covered families that the families 
                cannot simultaneously participate in the pilot program 
                and the Family Self-Sufficiency program under this 
                section; and
                    ``(D) provide covered families with the ability to 
                elect not to participate in the pilot program--
                            ``(i) not less than 2 weeks before the date 
                        on which the escrow account is established 
                        under paragraph (3); and
                            ``(ii) at any point during the duration of 
                        the pilot program.
            ``(7) Maximum rents.--During the term of participation by a 
        covered family in the pilot program, the amount of rent paid by 
        the covered family shall be calculated under the rental 
        provisions of section 3 or 8(o), as applicable.
            ``(8) Pilot program timeline.--
                    ``(A) Awards.--Not later than 18 months after the 
                date of enactment of this subsection, the Secretary 
                shall select the eligible entities to participate in 
                the pilot program.
                    ``(B) Establishment and term of accounts.--An 
                eligible entity selected to participate in the pilot 
                program shall--
                            ``(i) not later than 6 months after 
                        selection, establish escrow accounts under 
                        paragraph (3) for covered families; and
                            ``(ii) maintain those escrow accounts for 
                        not less than 5 years, or until the date the 
                        family ceases to receive assistance under 
                        section 8 or 9, and, at the discretion of the 
                        covered family, not more than 7 years after the 
                        date on which the escrow account is 
                        established.
            ``(9) Nonparticipation and housing assistance.--
                    ``(A) In general.--Assistance under section 8 or 9 
                for a family that elects not to participate in the 
                pilot program shall not be delayed or denied by reason 
                of such election.
                    ``(B) No termination.--Housing assistance may not 
                be terminated as a consequence of participating, or not 
                participating, in the pilot program under this 
                subsection for any period of time.
            ``(10) Study.--Not later than 8 years after the date the 
        Secretary selects eligible entities to participate in the pilot 
        program under this subsection, the Secretary shall conduct a 
        study and submit to the Committee on Banking, Housing, and 
        Urban Affairs of the Senate and the Committee on Financial 
        Services of the House of Representatives a report on outcomes 
        for covered families under the pilot program, which shall 
        evaluate the effectiveness of the pilot program in assisting 
        families to achieve economic independence and self-sufficiency, 
        and the impact coaching and supportive services, or the lack 
        thereof, had on individual incomes.
            ``(11) Waivers.--To allow selected eligible entities to 
        effectively administer the pilot program and make the required 
        escrow account deposits under this subsection, the Secretary 
        may waive requirements under this section.
            ``(12) Termination.--The pilot program under this 
        subsection shall terminate on the date that is 10 years after 
        the date of enactment of this subsection.
            ``(13) Authorization of appropriations.--
                    ``(A) In general.--There is authorized to be 
                appropriated to the Secretary for fiscal year 2026 such 
                sums as may be necessary--
                            ``(i) for technical assistance related to 
                        implementation of the pilot program; and
                            ``(ii) to carry out an evaluation of the 
                        pilot program under paragraph (10).
                    ``(B) Availability.--Any amounts appropriated under 
                this subsection shall remain available until 
                expended.''.

SEC. 405. CHOICE IN AFFORDABLE HOUSING ACT.

    (a) Satisfaction of Inspection Requirements Through Participation 
in Other Housing Programs.--Section 8(o)(8) of the United States 
Housing Act of 1937 (42 U.S.C. 1437f(o)(8)), as amended by section 
101(a) of the Housing Opportunity Through Modernization Act of 2016 
(Public Law 114-201; 130 Stat. 783), is amended by adding at the end 
the following:
                    ``(I) Satisfaction of inspection requirements 
                through participation in other housing programs.--
                            ``(i) Low-income housing tax credit-
                        financed buildings.--A dwelling unit shall be 
                        deemed to meet the inspection requirements 
                        under this paragraph if--
                                    ``(I) the dwelling unit is in a 
                                building, the acquisition, 
                                rehabilitation, or construction of 
                                which was financed by a person who 
                                received a low-income housing tax 
                                credit under section 42 of the Internal 
                                Revenue Code of 1986 in exchange for 
                                that financing;
                                    ``(II) the dwelling unit was 
                                physically inspected and passed 
                                inspection as part of the low-income 
                                housing tax credit program described in 
                                subclause (I) during the preceding 12-
                                month period; and
                                    ``(III) the applicable public 
                                housing agency is able to obtain the 
                                results of the inspection described in 
                                subclause (II).
                            ``(ii) Home investment partnerships 
                        program.--A dwelling shall be deemed to meet 
                        the inspection requirements under this 
                        paragraph if--
                                    ``(I) the dwelling unit is assisted 
                                under the HOME Investment Partnerships 
                                Program under title II of the Cranston-
                                Gonzalez National Affordable Housing 
                                Act (42 U.S.C. 12721 et seq.);
                                    ``(II) the dwelling unit was 
                                physically inspected and passed 
                                inspection as part of the program 
                                described in subclause (I) during the 
                                preceding 12-month period; and
                                    ``(III) the applicable public 
                                housing agency is able to obtain the 
                                results of the inspection described in 
                                subclause (II).
                            ``(iii) Rural housing service.--A dwelling 
                        unit shall be deemed to meet the inspection 
                        requirements under this paragraph if--
                                    ``(I) the dwelling unit is assisted 
                                by the Rural Housing Service of the 
                                Department of Agriculture;
                                    ``(II) the dwelling unit was 
                                physically inspected and passed 
                                inspection in connection with the 
                                assistance described in subclause (I) 
                                during the preceding 12-month period; 
                                and
                                    ``(III) the applicable public 
                                housing agency is able to obtain the 
                                results of the inspection described in 
                                subclause (II).
                            ``(iv) Remote or video inspections.--When 
                        complying with inspection requirements for a 
                        housing unit located in a rural or small area 
                        using assistance under this subtitle, the 
                        Secretary may allow a grantee to conduct a 
                        remote or video inspection of a unit.
                            ``(v) Rule of construction.--Nothing in 
                        clause (i), (ii), (iii), or (iv) shall be 
                        construed to affect the operation of a housing 
                        program described in, or authorized under a 
                        provision of law described in, that clause.''.
    (b) Pre-approval of Units.--Section 8(o)(8)(A) of the United States 
Housing Act of 1937 (42 U.S.C. 1437f(o)(8)(A)) is amended by adding at 
the end the following:
                            ``(iv) Initial inspection prior to lease 
                        agreement.--
                                    ``(I) Definition.--In this clause, 
                                the term `new landlord' means an owner 
                                of a dwelling unit who has not 
                                previously entered into a housing 
                                assistance payment contract with a 
                                public housing agency under this 
                                subsection for any dwelling unit.
                                    ``(II) Early inspection.--Upon the 
                                request of a new landlord, a public 
                                housing agency may inspect the dwelling 
                                unit owned by the new landlord to 
                                determine whether the unit meets the 
                                housing quality standards under 
                                subparagraph (B) before the unit is 
                                selected by a tenant assisted under 
                                this subsection.
                                    ``(III) Effect.--An inspection 
                                conducted under subclause (II) that 
                                determines that the dwelling unit meets 
                                the housing quality standards under 
                                subparagraph (B) shall satisfy this 
                                subparagraph and subparagraph (C) if 
                                the new landlord enters into a lease 
                                agreement with a tenant assisted under 
                                this subsection not later than 60 days 
                                after the date of the inspection.
                                    ``(IV) Information when family is 
                                selected.--When a public housing agency 
                                selects a family to participate in the 
                                tenant-based assistance program under 
                                this subsection, the public housing 
                                agency shall include in the information 
                                provided to the family a list of 
                                dwelling units that have been inspected 
                                under subclause (II) and determined to 
                                meet the housing quality standards 
                                under subparagraph (B).''.

                        TITLE V--PROGRAM REFORM

SEC. 501. REFORMING DISASTER RECOVERY ACT.

    (a) Definitions.--In this section:
            (1) Department.--The term ``Department'' means the 
        Department of Housing and Urban Development.
            (2) Fund.--The term ``Fund'' means the Long-Term Disaster 
        Recovery Fund established under subsection (c).
            (3) Secretary.--The term ``Secretary'' means the Secretary 
        of Housing and Urban Development.
    (b) Duties of the Department of Housing and Urban Development.--
            (1) In general.--The offices and officers of the Department 
        shall be responsible for--
                    (A) leading and coordinating the disaster-related 
                responsibilities of the Department under the National 
                Response Framework, the National Disaster Recovery 
                Framework, and the National Mitigation Framework;
                    (B) coordinating and administering programs, 
                policies, and activities of the Department related to 
                disaster relief, long-term recovery, resiliency, and 
                mitigation, including disaster recovery assistance 
                under title I of the Housing and Community Development 
                Act of 1974 (42 U.S.C. 5301 et seq.);
                    (C) supporting disaster-impacted communities as 
                those communities specifically assess, plan for, and 
                address the housing stock and housing needs in the 
                transition from emergency shelters and interim housing 
                to permanent housing of those displaced, especially 
                among vulnerable populations and extremely low-, low-, 
                and moderate-income households;
                    (D) collaborating with the Federal Emergency 
                Management Agency and the Small Business Administration 
                and across the Department to align disaster-related 
                regulations and policies, including incorporation of 
                consensus-based codes and standards and insurance 
                purchase requirements, and ensuring coordination and 
                reducing duplication among other Federal disaster 
                recovery programs;
                    (E) promoting best practices in mitigation and 
                resilient land use planning;
                    (F) coordinating technical assistance, including 
                mitigation, resiliency, and recovery training and 
                information on all relevant legal and regulatory 
                requirements, to entities that receive disaster 
                recovery assistance under title I of the Housing and 
                Community Development Act of 1974 (42 U.S.C. 5301 et 
                seq.) that demonstrate capacity constraints; and
                    (G) supporting State, Tribal, and local governments 
                in developing, coordinating, and maintaining their 
                capacity for disaster resilience and recovery and 
                developing pre-disaster recovery and hazard mitigation 
                plans, in coordination with the Federal Emergency 
                Management Agency and other Federal agencies.
            (2) Establishment of the office of disaster management and 
        resiliency.--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:
    ``(i) Office of Disaster Management and Resiliency.--
            ``(1) Establishment.--There is established, in the Office 
        of the Secretary, the Office of Disaster Management and 
        Resiliency.
            ``(2) Duties.--The Office of Disaster Management and 
        Resiliency shall--
                    ``(A) be responsible for oversight and coordination 
                of all departmental disaster preparedness and response 
                responsibilities; and
                    ``(B) coordinate with the Federal Emergency 
                Management Agency, the Small Business Administration, 
                and the Office of Community Planning and Development 
                and other offices of the Department in supporting 
                recovery and resilience activities to provide a 
                comprehensive approach in working with communities.''.
    (c) Long-Term Disaster Recovery Fund.--
            (1) Establishment.--There is established in the Treasury of 
        the United States an account to be known as the Long-Term 
        Disaster Recovery Fund.
            (2) Deposits, transfers, and credit.--
                    (A) In general.--The Fund shall consist of amounts 
                appropriated, transferred, and credited to the Fund.
                    (B) Transfers.--The following may be transferred to 
                the Fund:
                            (i) Amounts made available through section 
                        106(c)(4) of the Housing and Community 
                        Development Act of 1974 (42 U.S.C. 5306(c)(4)) 
                        as a result of actions taken under section 
                        104(e), 111, or 124(j) of such Act.
                            (ii) Any unobligated balances available 
                        until expended remaining or subsequently 
                        recaptured from amounts appropriated for any 
                        disaster and related purposes under the heading 
                        ``Community Development Fund'' in any Act prior 
                        to the establishment of the Fund.
                    (C) Use of transferred amounts.--Amounts 
                transferred to the Fund shall be used for the eligible 
                uses described in paragraph (3).
            (3) Eligible uses of fund.--
                    (A) In general.--Amounts in the Fund shall be 
                available--
                            (i) to provide assistance in the form of 
                        grants under section 124 of the Housing and 
                        Community Development Act of 1974, as added by 
                        subsection (d); and
                            (ii) for activities of the Department that 
                        support the provision of such assistance, 
                        including necessary salaries and expenses, 
                        information technology, and capacity building, 
                        technical assistance, and pre-disaster 
                        readiness.
                    (B) Set aside.--Of each amount appropriated for or 
                transferred to the Fund, 3 percent shall be made 
                available for activities described in subparagraph 
                (A)(ii), which shall be in addition to other amounts 
                made available for those activities.
                    (C) Transfer of funds.--With respect to amounts 
                made available for use in accordance with subparagraph 
                (B)--
                            (i) amounts may be transferred to the 
                        account under the heading for ``Program 
                        Offices--Salaries and Expenses--Community 
                        Planning and Development'', or any successor 
                        account, for the Department to carry out 
                        activities described in paragraph (1)(B); and
                            (ii) amounts may be used for the activities 
                        described in subparagraph (A)(ii) and for the 
                        administrative costs of administering any funds 
                        appropriated to the Department under the 
                        heading ``Community Planning and Development--
                        Community Development Fund'' for any major 
                        disaster declared under section 401 of the 
                        Robert T. Stafford Disaster Relief and 
                        Emergency Assistance Act (42 U.S.C. 5170) in 
                        any Act before the establishment of the Fund.
                    (D) Inspector general.--
                            (i) In general.--Not less than one-tenth of 
                        1 percent of each series of awards the 
                        Secretary makes from the Fund shall be 
                        transferred to the account under the heading 
                        ``Office of Inspector General'' for the 
                        Department of Housing and Urban Development to 
                        support audit activities and to investigate 
                        grantee noncompliance with program requirements 
                        and waste, fraud, and abuse as a result of 
                        appropriations made available through the Fund.
                            (ii) Availability.--Funding under clause 
                        (i) shall not be made available to the Office 
                        of Inspector General until 90 days after the 
                        date on which the grantee plan or supplemental 
                        plan for the grantee is approved by the 
                        Secretary under subsection (c) or (f)(3)(C) of 
                        section 124 of the Housing and Community 
                        Development Act of 1974, as added by subsection 
                        (d), is approved by the Secretary.
            (4) Interchangeability of prior administrative amounts.--
        Any amounts appropriated in any Act prior to the establishment 
        of the Fund and transferred to the account under the heading 
        ``Program Offices--Salaries and Expenses--Community Planning 
        and Development'', or any predecessor account, for the 
        Department for the costs of administering funds appropriated to 
        the Department under the heading ``Community Planning and 
        Development--Community Development Fund'' for any major 
        disaster declared under section 401 of the Robert T. Stafford 
        Disaster Relief and Emergency Assistance Act (42 U.S.C. 5170) 
        shall be available for the costs of administering any such 
        funds provided by any prior or future Act, notwithstanding the 
        purposes for which those amounts were appropriated and in 
        addition to any amount provided for the same purposes in other 
        appropriations Acts.
            (5) Availability of amounts.--Amounts appropriated, 
        transferred, and credited to the Fund shall remain available 
        until expended.
            (6) Formula allocation.--Use of amounts in the Fund for 
        grants shall be made by formula allocation in accordance with 
        the requirements of section 124(a) of the Housing and Community 
        Development Act of 1974, as added by subsection (d).
            (7) Authorization of appropriations.--There are authorized 
        to be appropriated to the Fund such sums as may be necessary to 
        respond to current or future major disasters declared under 
        section 401 of the Robert T. Stafford Disaster Relief and 
        Emergency Assistance Act (42 U.S.C. 5179) for grants under 
        section 124 of the Housing and Community Development Act of 
        1974, as added by subsection (d).
    (d) Establishment of CDBG Disaster Recovery Program.--Title I of 
the Housing and Community Development Act of 1974 (42 U.S.C. 5301 et 
seq.), as amended by this Act, is amended--
            (1) in section 102(a) (42 U.S.C. 5302(a))--
                    (A) in paragraph (20)--
                            (i) by redesignating subparagraph (B) as 
                        subparagraph (C);
                            (ii) in subparagraph (C), as so 
                        redesignated, by inserting ``or (B)'' after 
                        ``subparagraph (A)''; and
                            (iii) by inserting after subparagraph (A) 
                        the following:
            ``(B) The term `persons of extremely low income' means 
        families and individuals whose income levels do not exceed 
        household income levels determined by the Secretary under 
        section 3(b)(2) of the United States Housing Act of 1937 (42 
        U.S.C. 1437a(b)(2)(C)), except that the Secretary may provide 
        alternative definitions for the Commonwealth of Puerto Rico, 
        Guam, the Commonwealth of the Northern Mariana Islands, the 
        United States Virgin Islands, and American Samoa.''; and
                    (B) by adding at the end the following:
            ``(25) The term `major disaster' has the meaning given the 
        term in section 102 of the Robert T. Stafford Disaster Relief 
        and Emergency Assistance Act (42 U.S.C. 5122).'';
            (2) in section 106(c)(4) (42 U.S.C. 5306(c)(4))--
                    (A) in subparagraph (A)--
                            (i) by striking ``declared by the President 
                        under the Robert T. Stafford Disaster Relief 
                        and Emergency Assistance Act'';
                            (ii) inserting ``States for use in 
                        nonentitlement areas and to'' before 
                        ``metropolitan cities''; and
                            (iii) inserting ``major'' after ``affected 
                        by the'';
                    (B) in subparagraph (C)--
                            (i) by striking ``metropolitan city or'' 
                        and inserting ``State, metropolitan city, or'';
                            (ii) by striking ``city or county'' and 
                        inserting ``State, city, or county''; and
                            (iii) by inserting ``major'' before 
                        ``disaster'';
                    (C) in subparagraph (D), by striking ``metropolitan 
                cities and'' and inserting ``States, metropolitan 
                cities, and'';
                    (D) in subparagraph (F)--
                            (i) by striking ``metropolitan city or'' 
                        and inserting ``State, metropolitan city, or''; 
                        and
                            (ii) by inserting ``major'' before 
                        ``disaster''; and
                    (E) in subparagraph (G), by striking ``metropolitan 
                city or'' and inserting ``State, metropolitan city, 
                or'';
            (3) in section 122 (42 U.S.C. 5321), by striking ``disaster 
        under title IV of the Robert T. Stafford Disaster Relief and 
        Emergency Assistance Act'' and inserting ``major disaster''; 
        and
            (4) by adding at the end the following:

``SEC. 124. COMMUNITY DEVELOPMENT BLOCK GRANT DISASTER RECOVERY 
              PROGRAM.

    ``(a) Authorization, Formula, and Allocation.--
            ``(1) Authorization.--The Secretary is authorized to make 
        community development block grant disaster recovery grants from 
        the Long-Term Disaster Recovery Fund established under section 
        501(c) of the Renewing Opportunity in the American Dream to 
        Housing Act of 2025 (hereinafter referred to as the `Fund') for 
        necessary expenses for activities authorized under subsection 
        (f)(1) related to disaster relief, long-term recovery, 
        restoration of housing and infrastructure, economic 
        revitalization, and mitigation in the most impacted and 
        distressed areas resulting from a catastrophic major disaster.
            ``(2) Grant awards.--Grants shall be awarded under this 
        section to States, units of general local government, and 
        Indian tribes based on capacity and the concentration of 
        damage, as determined by the Secretary, to support the 
        efficient and effective administration of funds.
            ``(3) Section 106 allocations.--Grants under this section 
        shall not be considered relevant to the formula allocations 
        made pursuant to section 106.
            ``(4) Federal register notice.--
                    ``(A) In general.--Not later than 30 days after the 
                date of enactment of this section, the Secretary shall 
                issue a notice in the Federal Register containing the 
                latest formula allocation methodologies used to 
                determine the total estimate of unmet needs related to 
                housing, economic revitalization, and infrastructure in 
                the most impacted and distressed areas resulting from a 
                catastrophic major disaster.
                    ``(B) Public comment.--If the Secretary has not 
                already requested public comment on the formula 
                described in the notice required by subparagraph (A), 
                the Secretary shall solicit public comments on--
                            ``(i) the methodologies described in 
                        subparagraph (A) and seek alternative methods 
                        for formula allocation within a similar total 
                        amount of funding;
                            ``(ii) the impact of formula methodologies 
                        on rural areas and Tribal areas;
                            ``(iii) adjustments to improve targeting to 
                        the most serious needs;
                            ``(iv) objective criteria for grantee 
                        capacity and concentration of damage to inform 
                        grantee determinations and minimum allocation 
                        thresholds; and
                            ``(v) research and data to inform an 
                        additional amount to be provided for mitigation 
                        depending on type of disaster, which shall be 
                        up to 18 percent of the total estimate of unmet 
                        needs.
            ``(5) Regulations.--
                    ``(A) In general.--The Secretary shall, by 
                regulation, establish a formula to allocate assistance 
                from the Fund to the most impacted and distressed areas 
                resulting from a catastrophic major disaster.
                    ``(B) Formula requirements.--The formula 
                established under subparagraph (A) shall--
                            ``(i) set forth criteria to determine that 
                        a major disaster is catastrophic, which 
                        criteria shall consider the presence of a high 
                        concentration of damaged housing or businesses 
                        that individual, State, Tribal, and local 
                        resources could not reasonably be expected to 
                        address without additional Federal assistance 
                        or other nationally encompassing data that the 
                        Secretary determines are adequate to assess 
                        relative impact and distress across geographic 
                        areas;
                            ``(ii) include a methodology for 
                        identifying most impacted and distressed areas, 
                        which shall consider unmet serious needs 
                        related to housing, economic revitalization, 
                        and infrastructure;
                            ``(iii) include an allocation calculation 
                        that considers the unmet serious needs 
                        resulting from the catastrophic major disaster 
                        and an additional amount up to 18 percent for 
                        activities to reduce risks of loss resulting 
                        from other natural disasters in the most 
                        impacted and distressed area, primarily for the 
                        benefit of low- and moderate-income persons, 
                        with particular focus on activities that reduce 
                        repetitive loss of property and critical 
                        infrastructure; and
                            ``(iv) establish objective criteria for 
                        periodic review and updates to the formula to 
                        reflect changes in available data.
                    ``(C) Minimum allocation threshold.--The Secretary 
                shall, by regulation, establish a minimum allocation 
                threshold.
                    ``(D) Interim allocation.--Until such time that the 
                Secretary issues final regulations under this 
                paragraph, the Secretary shall--
                            ``(i) allocate assistance from the Fund 
                        using the formula allocation methodology 
                        published in accordance with paragraph (4); and
                            ``(ii) include an additional amount for 
                        mitigation of up to 18 percent of the total 
                        estimate of unmet need.
            ``(6) Allocation of funds.--
                    ``(A) In general.--The Secretary shall--
                            ``(i) except as provided in clause (ii), 
                        not later than 90 days after the President 
                        declares a major disaster, use best available 
                        data to determine whether the major disaster is 
                        catastrophic and qualifies for assistance under 
                        the formula described in paragraph (4) or (5), 
                        unless data is insufficient to make this 
                        determination; and
                            ``(ii) if the best available data is 
                        insufficient to make the determination required 
                        under clause (i) within the 90-day period 
                        described in that clause, the Secretary shall 
                        determine whether the major disaster qualifies 
                        when sufficient data becomes available, but in 
                        no case shall the Secretary make the 
                        determination later than 120 days after the 
                        declaration of the major disaster.
                    ``(B) Announcement of allocation.--If amounts are 
                available in the Fund at the time the Secretary 
                determines that the major disaster is catastrophic and 
                qualifies for assistance under the formula described in 
                paragraph (4) or (5), the Secretary shall immediately 
                announce an allocation for a grant under this section.
                    ``(C) Additional amounts.--If additional amounts 
                are appropriated to the Fund after amounts are 
                allocated under subparagraph (B), the Secretary shall 
                announce an allocation or additional allocation (if a 
                prior allocation under subparagraph (B) was less than 
                the formula calculation) within 15 days of any such 
                appropriation.
            ``(7) Preliminary funding.--
                    ``(A) In general.--To speed recovery, the Secretary 
                is authorized to allocate and award preliminary grants 
                from the Fund before making a determination under 
                paragraph (6)(A) if the Secretary projects, based on a 
                preliminary assessment of impact and distress, that a 
                major disaster is catastrophic and would likely qualify 
                for funding under the formula described in paragraph 
                (4) or (5).
                    ``(B) Amount.--
                            ``(i) Maximum.--The Secretary may award 
                        preliminary funding under subparagraph (A) in 
                        an amount that is not more than $5,000,000.
                            ``(ii) Sliding scale.--The Secretary shall, 
                        by regulation, establish a sliding scale for 
                        preliminary funding awarded under subparagraph 
                        (A) based on the size of the preliminary 
                        assessment of impact and distress.
                    ``(C) Use of funds.--The uses of preliminary 
                funding awarded under subparagraph (A) shall be limited 
                to eligible activities that--
                            ``(i) in the determination of the 
                        Secretary, will support faster recovery, 
                        improve the ability of the grantee to assess 
                        unmet recovery needs, plan for the prevention 
                        of improper payments, and reduce fraud, waste, 
                        and abuse; and
                            ``(ii) may include evaluating the interim 
                        housing, permanent housing, and supportive 
                        service needs of the disaster impacted 
                        community, with special attention to vulnerable 
                        populations, such as homeless and low- to 
                        moderate-income households, to inform the 
                        grantee action plan required under subsection 
                        (c).
                    ``(D) Consideration of funding.--Preliminary 
                funding awarded under subparagraph (A)--
                            ``(i) is not subject to the certification 
                        requirements of subsection (h)(1); and
                            ``(ii) shall not be considered when 
                        calculating the amount of the grant used for 
                        administrative costs, technical assistance, and 
                        planning activities that are subject to the 
                        requirements under subsection (f)(2).
                    ``(E) Waiver.--To expedite the use of preliminary 
                funding for activities described in this paragraph, the 
                Secretary may waive or specify alternative requirements 
                to the requirements of this section in accordance with 
                subsection (i).
                    ``(F) Amended award.--
                            ``(i) In general.--An award for preliminary 
                        funding under subparagraph (A) may be amended 
                        to add any subsequent amount awarded because of 
                        a determination by the Secretary that a major 
                        disaster is catastrophic and qualifies for 
                        assistance under the formula.
                            ``(ii) Applicability.--Notwithstanding 
                        subparagraph (D), amounts provided by an 
                        amendment under clause (i) are subject to the 
                        requirements under subsections (f)(1) and 
                        (h)(1) and other requirements on grant funds 
                        under this section.
                    ``(G) Technical assistance.--Concurrent with the 
                allocation of any preliminary funding awarded under 
                this paragraph, the Secretary shall assign or provide 
                technical assistance to the recipient of the grant.
    ``(b) Interchangeability.--
            ``(1) In general.--The Secretary is authorized to approve 
        the use of grants under this section to be used interchangeably 
        and without limitation for the same activities in the most 
        impacted and distressed areas resulting from a declaration of 
        another catastrophic major disaster that qualifies for 
        assistance under the formula established under paragraph (4) or 
        (5) of subsection (a) or a major disaster for which the 
        Secretary allocated funds made available under the heading 
        `Community Development Fund' in any Act prior to the 
        establishment of the Fund.
            ``(2) Requirements.--The Secretary shall establish 
        requirements to expedite the use of grants under this section 
        for the purpose described in paragraph (1).
            ``(3) Emergency designation.--Amounts repurposed pursuant 
        to this subsection that were previously designated by Congress 
        as an emergency requirement pursuant to the Balanced Budget and 
        Emergency Deficit Control Act of 1985 or a concurrent 
        resolution on the budget are designated by the Congress as 
        being for an emergency requirement pursuant to section 
        4001(a)(1) of S. Con. Res. 14 (117th Congress), the concurrent 
        resolution on the budget for fiscal year 2022, and to 
        legislation establishing fiscal year 2026 budget enforcement in 
        the House of Representatives.
    ``(c) Grantee Plans.--
            ``(1) Requirement.--Not later than 90 days after the date 
        on which the Secretary announces a grant allocation under this 
        section, unless an extension is granted by the Secretary, the 
        grantee shall submit to the Secretary a plan for approval 
        describing--
                    ``(A) the activities the grantee will carry out 
                with the grant under this section;
                    ``(B) the criteria of the grantee for awarding 
                assistance and selecting activities;
                    ``(C) how the use of the grant under this section 
                will address disaster relief, long-term recovery, 
                restoration of housing and infrastructure, economic 
                revitalization, and mitigation in the most impacted and 
                distressed areas;
                    ``(D) how the use of the grant funds for mitigation 
                is consistent with hazard mitigation plans submitted to 
                the Federal Emergency Management Agency under section 
                322 of the Robert T. Stafford Disaster Relief and 
                Emergency Assistance Act (42 U.S.C. 5165);
                    ``(E) the estimated amount proposed to be used for 
                activities that will benefit persons of low and 
                moderate income;
                    ``(F) how the use of grant funds will repair and 
                replace existing housing stock for vulnerable 
                populations, including low- to moderate-income 
                households;
                    ``(G) how the grantee will address the priorities 
                described in paragraph (5);
                    ``(H) how uses of funds are proportional to unmet 
                needs, as required under paragraph (6);
                    ``(I) for State grantees that plan to distribute 
                grant amounts to units of general local government, a 
                description of the method of distribution; and
                    ``(J) such other information as may be determined 
                by the Secretary in regulation.
            ``(2) Public consultation.--To permit public examination 
        and appraisal of the plan described in paragraph (1), to 
        enhance the public accountability of grantee, and to facilitate 
        coordination of activities with different levels of government, 
        when developing the plan or substantial amendments proposed to 
        the plan required under paragraph (1), a grantee shall--
                    ``(A) publish the plan before adoption;
                    ``(B) provide citizens, affected units of general 
                local government, and other interested parties with 
                reasonable notice of, and opportunity to comment on, 
                the plan, with a public comment period of not less than 
                14 days;
                    ``(C) consider comments received before submission 
                to the Secretary;
                    ``(D) follow a citizen participation plan for 
                disaster assistance adopted by the grantee that, at a 
                minimum, provides for participation of residents of the 
                most impacted and distressed area affected by the major 
                disaster that resulted in the grant under this section 
                and other considerations established by the Secretary; 
                and
                    ``(E) undertake any consultation with interested 
                parties as may be determined by the Secretary in 
                regulation.
            ``(3) Approval.--The Secretary shall--
                    ``(A) by regulation, specify criteria for the 
                approval, partial approval, or disapproval of a plan 
                submitted under paragraph (1), including approval of 
                substantial amendments to the plan;
                    ``(B) review a plan submitted under paragraph (1) 
                upon receipt of the plan;
                    ``(C) allow a grantee to revise and resubmit a plan 
                or substantial amendment to a plan under paragraph (1) 
                that the Secretary disapproves;
                    ``(D) by regulation, specify criteria for when the 
                grantee shall be required to provide the required 
                revisions to a disapproved plan or substantial 
                amendment under paragraph (1) for public comment prior 
                to resubmission of the plan or substantial amendment to 
                the Secretary; and
                    ``(E) approve, partially approve, or disapprove a 
                plan or substantial amendment under paragraph (1) not 
                later than 60 days after the date on which the plan or 
                substantial amendment is received by the Secretary.
            ``(4) Low- and moderate-income overall benefit.--
                    ``(A) Use of funds.--Not less than 70 percent of a 
                grant made under this section shall be used for 
                activities that benefit persons of low and moderate 
                income unless the Secretary--
                            ``(i) specifically finds that--
                                    ``(I) there is compelling need to 
                                reduce the percentage for the grant; 
                                and
                                    ``(II) the housing needs of low- 
                                and moderate-income persons have been 
                                addressed; and
                            ``(ii) issues a waiver and alternative 
                        requirement specific to the grant pursuant to 
                        subsection (i) to lower the percentage.
                    ``(B) Regulations.--The Secretary shall, by 
                regulation, establish protocols that reflect the 
                required use of funds under subparagraph (A), including 
                persons with extremely and very low incomes.
            ``(5) Prioritization.--The grantee shall prioritize 
        activities that--
                    ``(A) assist persons with extremely low-, low-, and 
                moderate-incomes and other vulnerable populations to 
                better recover from and withstand future disasters;
                    ``(B) address housing needs arising from a 
                disaster, or those needs present prior to a disaster, 
                including the needs of both renters and homeowners;
                    ``(C) prolong the life of housing and 
                infrastructure;
                    ``(D) use cost-effective means of preventing harm 
                to people and property and incorporate protective 
                features and redundancies; and
                    ``(E) other measures that will assure the 
                continuation of critical services during future 
                disasters.
            ``(6) Proportional allocation.--For each specific disaster, 
        a grantee under this section shall allocate grant funds 
        proportional to unmet needs between housing activities for 
        renters and homeowners, economic revitalization, and 
        infrastructure unless the Secretary specifically finds that--
                    ``(A) there is a compelling need for a 
                disproportional allocation among those unmet needs; and
                    ``(B) the disproportional allocation described in 
                subparagraph (A) is not inconsistent with the 
                requirements under paragraph (4).
            ``(7) Disaster risk mitigation.--
                    ``(A) Definition.--In this paragraph, the term 
                `hazard-prone areas'--
                            ``(i) means areas identified by the 
                        Secretary, in consultation with the 
                        Administrator of the Federal Emergency 
                        Management Agency, at risk from natural hazards 
                        that threaten property damage or health, 
                        safety, and welfare, such as floods, wildfires 
                        (including Wildland-Urban Interface areas), 
                        earthquakes, lava inundation, tornados, and 
                        high winds; and
                            ``(ii) includes areas having special flood 
                        hazards as identified under the Flood Disaster 
                        Protection Act of 1973 (42 U.S.C. 4002 et seq.) 
                        or the National Flood Insurance Act of 1968 (42 
                        U.S.C. 4001 et seq.).
                    ``(B) Hazard-prone areas.--The Secretary, in 
                consultation with the Administrator of the Federal 
                Emergency Management Agency, shall establish minimum 
                construction standards, insurance purchase 
                requirements, and other requirements for the use of 
                grant funds in hazard-prone areas.
                    ``(C) Special flood hazards.--
                            ``(i) In general.--For the areas described 
                        in subparagraph (A)(ii), the insurance purchase 
                        requirements established under subparagraph (B) 
                        shall meet or exceed the requirements under 
                        section 102(a) of the Flood Disaster Protection 
                        Act of 1973 (42 U.S.C. 4012a(a)).
                            ``(ii) Treatment as financial assistance.--
                        All grants under this section shall be treated 
                        as financial assistance for purposes of section 
                        3(a)(3) of the Flood Disaster Protection Act of 
                        1973 (42 U.S.C. 4003(a)(3)).
                    ``(D) Consideration of future risks.--The Secretary 
                may consider future risks to protecting property and 
                health, safety, and general welfare, and the likelihood 
                of those risks, when making the determination of or 
                modification to hazard-prone areas under this 
                paragraph.
            ``(8) Relocation.--
                    ``(A) In general.--The Uniform Relocation 
                Assistance and Real Property Acquisition Policies Act 
                of 1970 (42 U.S.C. 4601 et seq.) shall apply to 
                activities assisted under this section to the extent 
                determined by the Secretary in regulation, or as 
                provided in waivers or alternative requirements 
                authorized in accordance with subsection (i).
                    ``(B) Policy.--Each grantee under this section 
                shall establish a relocation assistance policy that--
                            ``(i) minimizes displacement and describes 
                        the benefits available to persons displaced as 
                        a direct result of acquisition, rehabilitation, 
                        or demolition in connection with an activity 
                        that is assisted by a grant under this section; 
                        and
                            ``(ii) includes any appeal rights or other 
                        requirements that the Secretary establishes by 
                        regulation.
    ``(d) Certifications.--Any grant under this section shall be made 
only if the grantee certifies to the satisfaction of the Secretary 
that--
            ``(1) the grantee is in full compliance with the 
        requirements under subsection (c)(2);
            ``(2) for grants other than grants to Indian tribes, the 
        grant will be conducted and administered in conformity with the 
        Civil Rights Act of 1964 (42 U.S.C. 2000a et seq.) and the Fair 
        Housing Act (42 U.S.C. 3601 et seq.);
            ``(3) the projected use of funds has been developed so as 
        to give maximum feasible priority to activities that will 
        benefit recipients described in subsection (c)(4)(A) and 
        activities described in subsection (c)(5), and may also include 
        activities that are designed to aid in the prevention or 
        elimination of slum and blight to support disaster recovery, 
        meet other community development needs having a particular 
        urgency because existing conditions pose a serious and 
        immediate threat to the health or welfare of the community 
        where other financial resources are not available to meet such 
        needs, and alleviate future threats to human populations, 
        critical natural resources, and property that an analysis of 
        hazards shows are likely to result from natural disasters in 
        the future;
            ``(4) the grant funds shall principally benefit persons of 
        low- and moderate-income as described in subsection (c)(4)(A);
            ``(5) for grants other than grants to Indian tribes, within 
        24 months of receiving a grant or at the time of its 3- or 5-
        year update, whichever is sooner, the grantee will review and 
        make modifications to its non-disaster housing and community 
        development plans and strategies required by subsections (c) 
        and (m) of section 104 to reflect the disaster recovery needs 
        identified by the grantee and consistency with the plan under 
        subsection (c)(1);
            ``(6) the grantee will not attempt to recover any capital 
        costs of public improvements assisted in whole or part under 
        this section by assessing any amount against properties owned 
        and occupied by persons of low and moderate income, including 
        any fee charged or assessment made as a condition of obtaining 
        access to such public improvements, unless--
                    ``(A) funds received under this section are used to 
                pay the proportion of such fee or assessment that 
                relates to the capital costs of such public 
                improvements that are financed from revenue sources 
                other than under this chapter; or
                    ``(B) for purposes of assessing any amount against 
                properties owned and occupied by persons of moderate 
                income, the grantee certifies to the Secretary that the 
                grantee lacks sufficient funds received under this 
                section to comply with the requirements of subparagraph 
                (A);
            ``(7) the grantee will comply with the other provisions of 
        this title that apply to assistance under this section and with 
        other applicable laws;
            ``(8) the grantee will follow a relocation assistance 
        policy that includes any minimum requirements identified by the 
        Secretary; and
            ``(9) the grantee will adhere to construction standards, 
        insurance purchase requirements, and other requirements for 
        development in hazard-prone areas described in subsection 
        (c)(7).
    ``(e) Performance Reviews and Reporting.--
            ``(1) In general.--The Secretary shall, on not less 
        frequently than an annual basis until the closeout of a 
        particular grant allocation, make such reviews and audits as 
        may be necessary or appropriate to determine whether a grantee 
        under this section has--
                    ``(A) carried out activities using grant funds in a 
                timely manner;
                    ``(B) met the performance targets established by 
                paragraph (2);
                    ``(C) carried out activities using grant funds in 
                accordance with the requirements of this section, the 
                other provisions of this title that apply to assistance 
                under this section, and other applicable laws; and
                    ``(D) a continuing capacity to carry out activities 
                in a timely manner.
            ``(2) Performance targets.--The Secretary shall develop and 
        make publicly available critical performance targets for 
        review, which shall include spending thresholds for each year 
        from the date on which funds are obligated by the Secretary to 
        the grantee until such time all funds have been expended.
            ``(3) Failure to meet targets.--
                    ``(A) Suspension.--If a grantee under this section 
                fails to meet 1 or more critical performance targets 
                under paragraph (2), the Secretary may temporarily 
                suspend the grant.
                    ``(B) Performance improvement plan.--If the 
                Secretary suspends a grant under subparagraph (A), the 
                Secretary shall provide to the grantee a performance 
                improvement plan with the specific requirements needed 
                to lift the suspension within a defined time period.
                    ``(C) Report.--If a grantee fails to meet the 
                spending thresholds established under paragraph (2), 
                the grantee shall submit to the Secretary, the 
                appropriate committees of Congress, and each member of 
                Congress who represents a district or State of the 
                grantee a written report identifying technical 
                capacity, funding, or other Federal or State 
                impediments affecting the ability of the grantee to 
                meet the spending thresholds.
            ``(4) Collection of information and reporting.--
                    ``(A) Requirement to report.--A grantee under this 
                section shall provide to the Secretary such information 
                as the Secretary may determine necessary for adequate 
                oversight of the grant program under this section.
                    ``(B) Public availability.--Subject to subparagraph 
                (D), the Secretary shall make information submitted 
                under subparagraph (A) available to the public and to 
                the Inspector General for the Department of Housing and 
                Urban Development.
                    ``(C) Summary status reports.--To increase 
                transparency and accountability of the grant program 
                under this section the Secretary shall, on not less 
                frequently than an annual basis, post on a public 
                facing dashboard summary status reports for all active 
                grants under this section that includes--
                            ``(i) the status of funds by activity;
                            ``(ii) the percentages of funds allocated 
                        and expended to benefit low- and moderate-
                        income communities;
                            ``(iii) performance targets, spending 
                        thresholds, and accomplishments; and
                            ``(iv) other information the Secretary 
                        determines to be relevant for transparency.
                    ``(D) Considerations.--In carrying out this 
                paragraph, the Secretary shall take such actions as may 
                be necessary to ensure that personally identifiable 
                information regarding applicants for assistance 
                provided from funds made available under this section 
                is not made publicly available.
                    ``(E) Research partnerships.--
                            ``(i) In general.--The Secretary may, upon 
                        a formal request from researchers, make 
                        disaggregated information available to the 
                        requestor that is specific and relevant to the 
                        research being conducted, and for the purposes 
                        of researching program impact and efficacy.
                            ``(ii) Privacy protections.--In making 
                        information available under clause (i), the 
                        Secretary shall protect personally identifiable 
                        information as required under section 552a of 
                        title 5, United States Code (commonly known as 
                        the `Privacy Act of 1974').
    ``(f) Eligible Activities.--
            ``(1) In general.--Activities assisted under this section--
                    ``(A) may include activities permitted under 
                section 105 or other activities permitted by the 
                Secretary by waiver or alternative requirement pursuant 
                to subsection (i); and
                    ``(B) shall be related to disaster relief, long-
                term recovery, restoration of housing and 
                infrastructure, economic revitalization, and mitigation 
                in the most impacted and distressed areas resulting 
                from the major disaster for which the grant was 
                awarded.
            ``(2) Prohibition.--Grant funds under this section may not 
        be used for costs reimbursable by, or for which funds have been 
        made available by, the Federal Emergency Management Agency, or 
        the United States Army Corps of Engineers.
            ``(3) Administrative costs, technical assistance and 
        planning.--
                    ``(A) In general.--The Secretary shall establish in 
                regulation the maximum grant amounts a grantee may use 
                for administrative costs, technical assistance and 
                planning activities, taking into consideration size of 
                grant, complexity of recovery, and other factors as 
                determined by the Secretary, but not to exceed 8 
                percent for administration and 20 percent in total.
                    ``(B) Availability.--Amounts available for 
                administrative costs for a grant under this section 
                shall be available for eligible administrative costs of 
                the grantee for any grant made under this section, 
                without regard to a particular disaster.
                    ``(C) Supplemental plan.--
                            ``(i) In general.--Grantees may submit to 
                        the Secretary an optional supplemental plan to 
                        the grantee plan required under this title 
                        specifically for administrative costs, which 
                        shall include a description of the use of all 
                        grant funds for administrative costs, including 
                        for any eligible pre-award program 
                        administrative costs, and how such uses will 
                        prepare the grantee to more effectively and 
                        expeditiously administer funds provided under 
                        the full plan.
                            ``(ii) Use of funds.--If a supplemental 
                        plan is approved under clause (i), a grantee 
                        may draw down the aforementioned administrative 
                        funds before the full grantee plan is approved.
                            ``(iii) Waivers.--In carrying out this 
                        subparagraph, the Secretary may include any 
                        waivers or alternative requirements in 
                        accordance with subsection (i).
            ``(4) Program income.--Notwithstanding any other provision 
        of law, any grantee under this section may retain program 
        income that is realized from grants made by the Secretary under 
        this section if the grantee agrees that the grantee will 
        utilize the program income in accordance with the requirements 
        for grants under this section, except that the Secretary may--
                    ``(A) by regulation, exclude from consideration as 
                program income any amounts determined to be so small 
                that compliance with this paragraph creates an 
                unreasonable administrative burden on the grantee; or
                    ``(B) permit the grantee to transfer remaining 
                program income to the other grants of the grantee under 
                this title upon closeout of the grant.
            ``(5) Prohibition on use of assistance for employment 
        relocation activities.--
                    ``(A) In general.--Grants under this section may 
                not be used to assist directly in the relocation of any 
                industrial or commercial plant, facility, or operation, 
                from one area to another area, if the relocation is 
                likely to result in a significant loss of employment in 
                the labor market area from which the relocation occurs.
                    ``(B) Applicability.--The prohibition under 
                subparagraph (A) shall not apply to a business that was 
                operating in the disaster-declared labor market area 
                before the incident date of the applicable disaster and 
                has since moved, in whole or in part, from the affected 
                area to another State or to a labor market area within 
                the same State to continue business.
            ``(6) Requirements.--Grants under this section are subject 
        to the requirements of this section, the other provisions of 
        this title that apply to assistance under this section, and 
        other applicable laws, unless modified by waivers or 
        alternative requirements in accordance with subsection (i).
    ``(g) Environmental Review.--
            ``(1) Adoption.--A recipient of funds provided under this 
        section that uses the funds to supplement Federal assistance 
        provided under section 203, 402, 403, 404, 406, 407, 408(c)(4), 
        428, or 502 of the Robert T. Stafford Disaster Relief and 
        Emergency Assistance Act (42 U.S.C. 5170a, 5170b, 5170c, 5172, 
        5173, 5174(c)(4), 5189f, 5192) may adopt, without review or 
        public comment, any environmental review, approval, or permit 
        performed by a Federal agency, and such adoption shall satisfy 
        the responsibilities of the recipient with respect to such 
        environmental review, approval, or permit under section 
        104(g)(1), so long as the actions covered by the existing 
        environmental review, approval, or permit and the actions 
        proposed for these supplemental funds are substantially the 
        same.
            ``(2) Approval of release of funds.--Notwithstanding 
        section 104(g)(2), the Secretary or a State may, upon receipt 
        of a request for release of funds and certification, 
        immediately approve the release of funds for an activity or 
        project to be assisted under this section if the recipient has 
        adopted an environmental review, approval, or permit under 
        paragraph (1) or the activity or project is categorically 
        excluded from review under the National Environmental Policy 
        Act of 1969 (42 U.S.C. 4321 et seq.).
            ``(3) Units of general local government.--The provisions of 
        section 104(g)(4) shall apply to assistance under this section 
        that a State distributes to a unit of general local government.
    ``(h) Financial Controls and Procedures.--
            ``(1) In general.--The Secretary shall develop requirements 
        and procedures to demonstrate that a grantee under this 
        section--
                    ``(A) has adequate financial controls and 
                procurement processes;
                    ``(B) has adequate procedures to detect and prevent 
                fraud, waste, abuse, and duplication of benefit; and
                    ``(C) maintains a comprehensive and publicly 
                accessible website.
            ``(2) Certification.--Before making a grant under this 
        section, the Secretary shall certify that the grantee has in 
        place proficient processes and procedures to comply with the 
        requirements developed under paragraph (1), as determined by 
        the Secretary.
            ``(3) Compliance before allocation.--The Secretary may 
        permit a State, unit of general local government, or Indian 
        tribe to demonstrate compliance with the requirements for 
        adequate financial controls developed under paragraph (1) 
        before a disaster occurs and before receiving an allocation for 
        a grant under this section.
            ``(4) Duplication of benefits.--
                    ``(A) In general.--Funds made available under this 
                section shall be used in accordance with section 312 of 
                the Robert T. Stafford Disaster Relief and Emergency 
                Assistance Act (42 U.S.C. 5155), as amended by section 
                1210 of the Disaster Recovery Reform Act of 2018 
                (division D of Public Law 115-254), and such rules as 
                may be prescribed under such section 312.
                    ``(B) Penalties.--In any case in which the use of 
                grant funds under this section results in a prohibited 
                duplication of benefits, the grantee shall--
                            ``(i) apply an amount equal to the 
                        identified duplication to any allowable costs 
                        of the award consistent with actual, immediate 
                        cash requirement;
                            ``(ii) remit any excess amounts to the 
                        Secretary to be credited to the obligated, 
                        undisbursed balance of the grant consistent 
                        with requirements on Federal payments 
                        applicable to such grantee; and
                            ``(iii) if excess amounts under clause (ii) 
                        are identified after the period of performance 
                        or after the closeout of the award, remit such 
                        amounts to the Secretary to be credited to the 
                        Fund.
                    ``(C) Failure to comply.--Any grantee provided 
                funds under this section or from prior Appropriations 
                Acts under the heading `Community Development Fund' for 
                purposes related to major disasters that fails to 
                comply with section 312 of the Robert T. Stafford 
                Disaster Relief and Emergency Assistance Act (42 U.S.C. 
                5155) or fails to satisfy penalties to resolve a 
                duplication of benefits shall be subject to remedies 
                for noncompliance under section 111, unless the 
                Secretary publishes a determination in the Federal 
                Register that it is not in the best interest of the 
                Federal Government to pursue remedial actions.
    ``(i) Waivers and Alternative Requirements.--
            ``(1) In general.--In administering grants under this 
        section, the Secretary may waive, or specify alternative 
        requirements for, any provision of any statute or regulation 
        that the Secretary administers in connection with the 
        obligation by the Secretary or the use by the grantee of those 
        funds (except for requirements related to fair housing, 
        nondiscrimination, labor standards, the environment, and the 
        requirements of this section that do not expressly authorize 
        modifications by waiver or alternative requirement), if the 
        Secretary makes a public finding that good cause exists for the 
        waiver or alternative requirement.
            ``(2) Effective date.--A waiver or alternative requirement 
        described in paragraph (1) shall not take effect before the 
        date that is 5 days after the date of publication of the waiver 
        or alternative requirement on the website of the Department of 
        Housing and Urban Development or the effective date for any 
        regulation published in the Federal Register.
            ``(3) Public notification.--The Secretary shall notify the 
        public of all waivers or alternative requirements described in 
        paragraph (1) in accordance with the requirements of section 
        7(q)(3) of the Department of Housing and Urban Development Act 
        (42 U.S.C. 3535(q)(3)).
    ``(j) Unused Amounts.--
            ``(1) Deadline to use amounts.--A grantee under this 
        section shall use an amount equal to the grant within 6 years 
        beginning on the date on which the Secretary obligates the 
        amounts to the grantee, as such period may be extended under 
        paragraph (4).
            ``(2) Recapture.--The Secretary shall recapture and credit 
        to the Fund any amount that is unused by a grantee under this 
        section upon the earlier of--
                    ``(A) the date on which the grantee notifies the 
                Secretary that the grantee has completed all activities 
                identified in the disaster grantee's plan under 
                subsection (c); or
                    ``(B) the expiration of the 6-year period described 
                in paragraph (1), as such period may be extended under 
                paragraph (4).
            ``(3) Retention of funds.--Notwithstanding paragraph (1), 
        the Secretary--
                    ``(A) shall allow a grantee under this section to 
                retain amounts needed to close out grants; and
                    ``(B) may allow a grantee under this section to 
                retain up to 10 percent of the remaining funds to 
                support maintenance of the minimal capacity to launch a 
                new program in the event of a future disaster and to 
                support pre-disaster long-term recovery and mitigation 
                planning.
            ``(4) Extension of period for use of funds.--The Secretary 
        may extend the 6-year period described in paragraph (1) by not 
        more than 4 years, or not more than 6 years for mitigation 
        activities, if--
                    ``(A) the grantee submits to the Secretary--
                            ``(i) written documentation of the exigent 
                        circumstances impacting the ability of the 
                        grantee to expend funds that could not be 
                        anticipated; or
                            ``(ii) a justification that such request is 
                        necessary due to the nature and complexity of 
                        the program and projects; and
                    ``(B) the Secretary submits a written justification 
                for the extension to the Committee on Appropriations 
                and the Committee on Banking, Housing, and Urban 
                Affairs of the Senate and the Committee on 
                Appropriations and the Committee on Financial Services 
                of the House of Representatives that specifies the 
                period of that extension.
    ``(k) Definition.--In this section, the term `Indian tribe' has the 
meaning given the term in section 4 of the Native American Housing 
Assistance and Self-Determination Act of 1996 (25 U.S.C. 4103).''.
    (e) Regulations.--
            (1) Proposed rules.--Following consultation with the 
        Federal Emergency Management Agency, the Small Business 
        Administration, and other Federal agencies, not later than 6 
        months after the date of enactment of this Act, the Secretary 
        shall issue proposed rules to carry out this Act and the 
        amendments made by this Act and shall provide a 90-day period 
        for submission of public comments on those proposed rules.
            (2) Final rules.--Not later than 1 year after the date of 
        enactment of this Act, the Secretary shall issue final 
        regulations to carry out section 124 of the Housing and 
        Community Development Act of 1974, as added by subsection (d).
    (f) Coordination of Disaster Recovery Assistance, Benefits, and 
Data With Other Federal Agencies.--
            (1) Coordination of disaster recovery assistance.--In order 
        to ensure a comprehensive approach to Federal disaster relief, 
        long-term recovery, restoration of housing and infrastructure, 
        economic revitalization, and mitigation in the most impacted 
        and distressed areas resulting from a catastrophic major 
        disaster, the Secretary shall coordinate with the Federal 
        Emergency Management Agency, to the greatest extent 
        practicable, in the implementation of assistance authorized 
        under section 124 of the Housing and Community Development Act 
        of 1974, as added by subsection (d).
            (2) Data sharing agreements.--To support the coordination 
        of data to prevent duplication of benefits with other Federal 
        disaster recovery programs while also expediting recovery and 
        reducing burden on disaster survivors, the Department shall 
        establish data sharing agreements that safeguard privacy with 
        relevant Federal agencies to ensure disaster benefits 
        effectively and efficiently reach intended beneficiaries, while 
        using effective means of preventing harm to people and 
        property.
            (3) Data transfer from fema and sba to hud.--As permitted 
        and deemed necessary for efficient program execution, and 
        consistent with a computer matching agreement entered into 
        under paragraph (6)(A), the Administrator of the Federal 
        Emergency Management Agency and the Administrator of the Small 
        Business Administration shall provide data on disaster 
        applicants to the Department, including, when necessary, 
        personally identifiable information, disaster recovery needs, 
        and resources determined eligible for, and amounts expended, to 
        the Secretary for all major disasters declared by the President 
        pursuant to section 401 of Robert T. Stafford Disaster Relief 
        and Emergency Assistance Act (42 U.S.C. 5170) for the purpose 
        of providing additional assistance to disaster survivors and 
        prevent duplication of benefits.
            (4) Data transfers from hud to hud grantees.--The Secretary 
        is authorized to provide to grantees under section 124 of the 
        Housing and Community Development Act of 1974, as added by 
        subsection (d), offices of the Department, technical assistance 
        providers, and lenders information that in the determination of 
        the Secretary is reasonably available and appropriate to inform 
        the provision of assistance after a major disaster, including 
        information provided to the Secretary by the Administrator of 
        the Federal Emergency Management Agency, the Administrator of 
        the Small Business Administration, or other Federal agencies.
            (5) Data transfers from hud grantees to hud, fema, and 
        sba.--
                    (A) Reporting.--Grantees under section 124 of the 
                Housing and Community Development Act of 1974, as added 
                by subsection (d), shall report information requested 
                by the Secretary on households, businesses, and other 
                entities assisted and the type of assistance provided.
                    (B) Sharing information.--The Secretary shall share 
                information collected under subparagraph (A) with the 
                Federal Emergency Management Agency, the Small Business 
                Administration, and other Federal agencies to support 
                the planning and delivery of disaster recovery and 
                mitigation assistance and other related purposes.
            (6) Privacy protection.--The Secretary may make and receive 
        data transfers authorized under this subsection, including the 
        use and retention of that data for computer matching programs, 
        to inform the provision of assistance, assess disaster recovery 
        needs, and prevent the duplication of benefits and other waste, 
        fraud, and abuse, provided that--
                    (A) the Secretary enters an information sharing 
                agreement or a computer matching agreement, when 
                required by section 522a of title 5, United States Code 
                (commonly known as the ``Privacy Act of 1974''), with 
                the Administrator of the Federal Emergency Management 
                Agency, the Administrator of the Small Business 
                Administration, or other Federal agencies covering the 
                transfer of data;
                    (B) the Secretary publishes intent to disclose data 
                in the Federal Register;
                    (C) notwithstanding subparagraphs (A) and (B), 
                section 552a of title 5, United States Code, or any 
                other law, the Secretary is authorized to share data 
                with an entity identified in paragraph (4), and the 
                entity is authorized to use the data as described in 
                this section, if the Secretary enters a data sharing 
                agreement with the entity before sharing or receiving 
                any information under transfers authorized by this 
                section, which data sharing agreement shall--
                            (i) in the determination of the Secretary, 
                        include measures adequate to safeguard the 
                        privacy and personally identifiable information 
                        of individuals; and
                            (ii) include provisions that describe how 
                        the personally identifiable information of an 
                        individual will be adequately safeguarded and 
                        protected, which requires consultation with the 
                        Secretary and the head of each Federal agency 
                        the data of which is being shared subject to 
                        the agreement.

SEC. 502. HOME INVESTMENT PARTNERSHIPS REAUTHORIZATION AND IMPROVEMENT 
              ACT.

    (a) Authorization.--Section 205 of the Cranston-Gonzalez National 
Affordable Housing Act (42 U.S.C. 12724) is amended to read as follows:

``SEC. 205. AUTHORIZATION OF PROGRAM.

    ``The HOME Investment Partnerships Program under subtitle A is 
hereby authorized. There is authorized such sums as may be necessary to 
carry out subtitle A.''.
    (b) Increase in Program Administration Resources.--Subtitle A of 
title II of the Cranston-Gonzalez National Affordable Housing Act (42 
U.S.C. 12741 et seq.) is amended--
            (1) in section 212(c) (42 U.S.C. 12742(c)), by striking 
        ``10 percent'' and inserting ``15 percent''; and
            (2) in section 220(b) (42 U.S.C. 12750(b))--
                    (A) by striking ``Recognition.--'' and all that 
                follows through ``A contribution'' and inserting the 
                following: ``Recognition.--A contribution''; and
                    (B) by striking paragraph (2).
    (c) Modification of Jurisdictions Eligible for Reallocations.--
Section 217(d)(3) of the Cranston-Gonzalez National Affordable Housing 
Act (42 U.S.C. 12747(d)(3)) is amended by striking ``Limitation.--
Unless otherwise specified'' and inserting the following: 
"Limitations.-- ``
                    ``(A) Removal of participating jurisdictions from 
                reallocation.--The Secretary may, upon a finding that 
                such jurisdiction has failed to meet or comply with the 
                requirements of this title, remove a participating 
                jurisdiction from participation in reallocations of 
                funds made available under this title.
                    ``(B) Reallocation to same type of entity.--Unless 
                otherwise specified''.
    (d) Amendments to Qualification as Affordable Housing.--Section 215 
of the Cranston-Gonzalez National Affordable Housing Act (42 U.S.C. 
12745) is amended--
            (1) in subsection (a)--
                    (A) in paragraph (1)(E), by striking all that 
                follows ``purposes of this Act,'' and inserting the 
                following: ``except upon a foreclosure by a lender (or 
                upon other transfer in lieu of foreclosure) if such 
                action--
                            ``(i) recognizes any contractual or legal 
                        rights of public agencies, nonprofit sponsors, 
                        or others to take actions that would avoid 
                        termination of low-income affordability in the 
                        case of foreclosure or transfer in lieu of 
                        foreclosure; and
                            ``(ii) is not for the purpose of avoiding 
                        low-income affordability restrictions, as 
                        determined by the Secretary; and''; and
                    (B) by adding at the end the following:
            ``(7) Small-scale housing.--
                    ``(A) Definition.--In this paragraph, the term 
                `small-scale housing' means housing with not more than 
                4 rental units.
                    ``(B) Alternative requirements.--Small-scale 
                housing shall qualify as affordable housing under this 
                title if--
                            ``(i) the housing bears rents that comply 
                        with paragraph (1)(A);
                            ``(ii) each unit is occupied by a household 
                        that qualifies as a low-income family;
                            ``(iii) the housing complies with paragraph 
                        (1)(D);
                            ``(iv) the housing meets the requirements 
                        under paragraph (1)(E); and
                            ``(v) the participating jurisdiction 
                        monitors ongoing compliance of the housing with 
                        requirements of this title in a manner 
                        consistent with the purposes of section 226(b), 
                        as determined by the Secretary.''; and
            (2) in subsection (b)(1), by inserting ``(defined as the 
        amount borrowed by the homebuyer to purchase the home, or 
        estimated value after rehabilitation, which may be adjusted to 
        account for the limits on future value imposed by the resale 
        restriction)'' after ``purchase price''.
    (e) Elimination of Commitment Deadline.--
            (1) In general.--Section 218 of the Cranston-Gonzalez 
        National Affordable Housing Act (42 U.S.C. 12748) is amended--
                    (A) by striking subsection (g); and
                    (B) by redesignating subsection (h) as subsection 
                (g).
            (2) Conforming amendment.--Section 218(c) of the Cranston-
        Gonzalez National Affordable Housing Act (42 U.S.C. 12748(c)) 
        is amended--
                    (A) in paragraph (1), by adding ``and'' at the end;
                    (B) by striking paragraph (2);
                    (C) by redesignating paragraph (3) as paragraph 
                (2); and
                    (D) in paragraph (2), as so redesignated, by 
                striking ``section 224'' and inserting ``section 223''.
    (f) Reform of Homeownership Resale Restrictions.--Section 215 of 
the Cranston-Gonzalez National Affordable Housing Act (42 U.S.C. 
12745), as amended by this section, is amended--
            (1) in subsection (b)--
                    (A) in paragraph (2), by redesignating 
                subparagraphs (A), (B), and (C) as clauses (i), (ii), 
                and (iii), respectively, and adjusting the margins 
                accordingly;
                    (B) by striking paragraph (3);
                    (C) by redesignating paragraphs (1), (2), and (4) 
                as subparagraphs (A), (B), and (D), respectively, and 
                adjusting the margins accordingly;
                    (D) by inserting after subparagraph (B), as so 
                redesignated, the following:
                    ``(C) is subject to restrictions that are 
                established by the participating jurisdiction and 
                determined by the Secretary to be appropriate, 
                including with respect to the useful life of the 
                property, to--
                            ``(i) require that any subsequent purchase 
                        of the property be--
                                    ``(I) only by a person who meets 
                                the qualifications specified under 
                                subparagraph (B); and
                                    ``(II) at a price that is 
                                determined by a formula or method 
                                established by the participating 
                                jurisdiction that provides the owner 
                                with a reasonable return on investment, 
                                which may include a percentage of the 
                                cost of any improvements; or
                            ``(ii) recapture the investment provided 
                        under this title in order to assist other 
                        persons in accordance with the requirements of 
                        this title, except where there are no net 
                        proceeds or where the net proceeds are 
                        insufficient to repay the full amount of the 
                        assistance; and'';
                    (E) by striking ``Housing that is for 
                homeownership'' and inserting the following:
            ``(1) Qualification.--Housing that is for homeownership''; 
        and
                    (F) by adding at the end the following:
            ``(2) Purchase by community land trust.--Notwithstanding 
        subparagraph (C)(i) of paragraph (1) and under terms determined 
        by the Secretary, the Secretary may permit a participating 
        jurisdiction to allow a community land trust that used 
        assistance provided under this subtitle for the development of 
        housing that meets the criteria under paragraph (1), to acquire 
        the housing--
                    ``(A) in accordance with the terms of the 
                preemptive purchase option, lease, covenant on the 
                land, or other similar legal instrument of the 
                community land trust when the terms and rights in the 
                preemptive purchase option, lease, covenant, or legal 
                instrument are and remain subject to the requirements 
                of this title;
                    ``(B) when the purchase is for--
                            ``(i) the purpose of--
                                    ``(I) entering into the chain of 
                                title;
                                    ``(II) enabling a purchase by a 
                                person who meets the qualifications 
                                specified under paragraph (1)(B) and is 
                                on a waitlist maintained by the 
                                community land trust, subject to 
                                enforcement by the participating 
                                jurisdiction of all applicable 
                                requirements of this subtitle, as 
                                determined by the Secretary;
                                    ``(III) performing necessary 
                                rehabilitation and improvements; or
                                    ``(IV) adding a subsidy to preserve 
                                affordability, which may be from 
                                Federal or non-Federal sources; or
                            ``(ii) another purpose determined 
                        appropriate by the Secretary; and
                    ``(C) if, within a reasonable period of time after 
                the applicable purpose under subparagraph (B) of this 
                paragraph is fulfilled, as determined by the Secretary, 
                the housing is then sold to a person who meets the 
                qualifications specified under paragraph (1)(B).
            ``(3) Suspension or waiver of requirements for military 
        members.--A participating jurisdiction, in accordance with 
        terms established by the Secretary, may suspend or waive a 
        requirement under paragraph (1)(B) with respect to housing that 
        otherwise meets the criteria under paragraph (1) if the owner 
        of the housing--
                    ``(A) is a member of a regular component of the 
                armed forces or a member of the National Guard on full-
                time National Guard duty, active Guard and Reserve 
                duty, or inactive-duty training (as those terms are 
                defined in section 101(d) of title 10, United States 
                Code); and
                    ``(B) has received--
                            ``(i) temporary duty orders to deploy with 
                        a military unit or military orders to deploy as 
                        an individual acting in support of a military 
                        operation, to a location that is not within a 
                        reasonable distance from the housing, as 
                        determined by the Secretary, for a period of 
                        not less than 90 days; or
                            ``(ii) orders for a permanent change of 
                        station.
            ``(4) Suspension or waiver of requirements for heir or 
        beneficiary of deceased owner.--Notwithstanding subparagraph 
        (C) of paragraph (1), housing that meets the criteria under 
        that paragraph prior to the death of an owner may continue to 
        qualify as affordable housing if--
                    ``(A) the housing is the principal residence of an 
                heir or beneficiary of the deceased owner, as defined 
                by the Secretary; and
                    ``(B) the heir or beneficiary, in accordance with 
                terms established by the Secretary, assumes the duties 
                and obligations of the deceased owner with respect to 
                funds provided under this title.''.
    (g) Home Property Inspections.--Section 226(b) of the Cranston-
Gonzalez National Affordable Housing Act (42 U.S.C. 12756(b)) is 
amended--
            (1) by striking ``Each participating jurisdiction'' and 
        inserting the following:
            ``(1) In general.--Each participating jurisdiction''; and
            (2) by striking ``Such review shall include'' and all that 
        follows and inserting the following:
            ``(2) On-site inspections.--
                    ``(A) Inspections by units of general local 
                government.--A review conducted under paragraph (1) by 
                a participating jurisdiction that is a unit of general 
                local government shall include an on-site inspection to 
                determine compliance with housing codes and other 
                applicable regulations.
                    ``(B) Inspections by states.--A review conducted 
                under paragraph (1) by a participating jurisdiction 
                that is a State shall include an on-site inspection to 
                determine compliance with a national standard as 
                determined by the Secretary.
            ``(3) Inclusion in performance report and publication.--A 
        participating jurisdiction shall include in the performance 
        report of the participating jurisdiction submitted to the 
        Secretary under section 108(a), and make available to the 
        public, the results of each review conducted under paragraph 
        (1).''.
    (h) Revisions to Strengthen Enforcement and Penalties for 
Noncompliance.--Section 223 of the Cranston-Gonzalez National 
Affordable Housing Act (42 U.S.C. 12753) is amended--
            (1) in the heading, by striking ``penalties for misuse of 
        funds'' and inserting ``program enforcement and penalties for 
        noncompliance'';
            (2) in the matter preceding paragraph (1), by inserting 
        after ``any provision of this subtitle'' the following: ``, 
        including any provision applicable throughout the period 
        required by section 215(a)(1)(E) and applicable regulations,'';
            (3) in paragraph (2), by striking ``or'' at the end;
            (4) in paragraph (3), by striking the period at the end and 
        inserting ``; or''; and
            (5) by adding at the end the following:
            ``(4) reduce payments to the participating jurisdiction 
        under this subtitle by an amount equal to the amount of such 
        payments which were not expended in accordance with this 
        title.''.
    (i) Tenant and Participant Protections for Small-scale Affordable 
Housing.--Section 225 of the Cranston-Gonzalez National Affordable 
Housing Act (42 U.S.C. 12755) is amended by adding at the end the 
following:
    ``(e) Tenant Selection for Small-scale Housing.--Paragraphs (2) 
through (4) of subsection (d) shall not apply to the owner of small-
scale housing (as defined in section 215(a)(7)).''.
    (j) Modification of Rules Related to Community Housing Development 
Organizations.--
            (1) Definitions of community housing development 
        organization and community land trust.--
                    (A) In general.--Section 104 of the Cranston-
                Gonzalez National Affordable Housing Act (42 U.S.C. 
                12704) is amended--
                            (i) in paragraph (6)(B)--
                                    (I) by striking ``significant''; 
                                and
                                    (II) by striking ``and otherwise'' 
                                and inserting ``or as otherwise 
                                determined acceptable by the 
                                Secretary''; and
                            (ii) by adding at the end the following:
            ``(26) The term `community land trust' means a nonprofit 
        entity or a State or local government or instrumentality 
        thereof that--
                    ``(A) is not managed by, or an affiliate of, a for-
                profit organization;
                    ``(B) has as a primary purpose acquiring, 
                developing, or holding land to provide housing that is 
                permanently affordable to low- and moderate-income 
                persons, and monitors properties to ensure 
                affordability is preserved;
                    ``(C) provides housing described in subparagraph 
                (B) using a ground lease, deed covenant, or other 
                similar legally enforceable measure, as determined by 
                the Secretary, that--
                            ``(i) keeps the housing affordable to low- 
                        and moderate-income persons for not less than 
                        30 years; and
                            ``(ii) enables low- and moderate-income 
                        persons to rent or purchase the housing for 
                        homeownership; and
                    ``(D) maintains preemptive purchase options to 
                purchase the property so the housing remains affordable 
                to low-and moderate-income persons.''.
                    (B) Elimination of existing definition of community 
                land trust.--Section 233 of the Cranston-Gonzalez 
                National Affordable Housing Act (42 U.S.C. 12773) is 
                amended by striking subsection (f).
            (2) Set-aside for community housing development 
        organizations.--Section 231 of the Cranston-Gonzalez National 
        Affordable Housing Act (42 U.S.C. 12771) is amended--
                    (A) in subsection (a), by striking ``to be 
                developed, sponsored, or owned by community housing 
                development organizations'' and inserting ``when a 
                community housing development organization materially 
                participates in the ownership or development of such 
                housing, as determined by the Secretary'';
                    (B) by striking subsection (b) and inserting the 
                following:
    ``(b) Recapture and Reuse.--If any funds reserved under subsection 
(a) remain uninvested for a period of 24 months, then the Secretary 
shall make such funds available to the participating jurisdiction for 
any eligible activities under this title without regard to whether a 
community housing development organization materially participates in 
the use of the funds.''; and
                    (C) by striking subsection (c).
    (k) Technical Corrections.--The Cranston-Gonzalez National 
Affordable Housing Act (42 U.S.C. 12701 et seq.) is amended--
            (1) in section 104 (42 U.S.C. 12704)--
                    (A) by redesignating paragraph (23) (relating to 
                the definition of the term ``to demonstrate to the 
                Secretary'') as paragraph (22); and
                    (B) by redesignating paragraph (24) (relating to 
                the definition of the term ``insular area'', as added 
                by section 2(2) of Public Law 102-230) as paragraph 
                (23);
            (2) in section 105(b) (42 U.S.C. 12705(b))--
                    (A) in paragraph (7), by striking ``Stewart B. 
                McKinney Homeless Assistance Act'' and inserting 
                ``McKinney-Vento Homeless Assistance Act''; and
                    (B) in paragraph (8), by striking ``subparagraphs'' 
                and inserting ``paragraphs'';
            (3) in section 106 (42 U.S.C. 12706), by striking ``Stewart 
        B. McKinney Homeless Assistance Act'' and inserting ``McKinney-
        Vento Homeless Assistance Act'';
            (4) in section 108(a)(1) (42 U.S.C. 12708(a)(1)), by 
        striking ``section 105(b)(15)'' and inserting ``section 
        105(b)(18)'';
            (5) in section 212 (42 U.S.C. 12742)--
                    (A) in subsection (a)--
                            (i) in paragraph (3)(A)(ii), by inserting 
                        ``United States'' before ``Housing Act''; and
                            (ii) by redesignating paragraph (5) as 
                        paragraph (4);
                    (B) in subsection (d)(5), by inserting ``United 
                States'' before ``Housing Act''; and
                    (C) in subsection (e)(1)--
                            (i) by striking ``section 221(d)(3)(ii)'' 
                        and inserting ``section 221(d)(4)''; and
                            (ii) by striking ``not to exceed 140 
                        percent'' and inserting ``as determined by the 
                        Secretary'';
            (6) in section 215(a)(6)(B) (42 U.S.C. 20 12745(a)(6)(B)), 
        by striking ``grand children'' and inserting ``grandchildren'';
            (7) in section 217 (42 U.S.C. 12747)--
                    (A) in subsection (a)--
                            (i) in paragraph (1), by striking ``(3)'' 
                        and inserting ``(2)'';
                            (ii) by striking paragraph (3), as added by 
                        section 211(a)(2)(D) of the Housing and 
                        Community Development Act of 1992 (Public Law 
                        102-550; 106 Stat. 3756); and
                            (iii) by redesignating the remaining 
                        paragraph (3), as added by the matter under the 
                        heading ``home investment partnerships 
                        program'' under the heading ``Housing 
                        Programs'' in title II of the Departments of 
                        Veterans Affairs and Housing and Urban 
                        Development, and Independent Agencies 
                        Appropriations Act, 1993 (Public Law 102-389; 
                        106 Stat. 1581), as paragraph (2); and
                    (B) in subsection (b)--
                            (i) in paragraph (1)--
                                    (I) in the first sentence of 
                                subparagraph (A)--
                                            (aa) by striking ``in 
                                        regulation'' and inserting ``, 
                                        by regulation,''; and
                                            (bb) by striking ``eligible 
                                        jurisdiction'' and inserting 
                                        ``eligible jurisdictions''; and
                                    (II) in subparagraph (F)--
                                            (aa) in the first 
                                        sentence--

                                                    (AA) in clause (i), 
                                                by striking 
                                                ``Subcommittee on 
                                                Housing and Urban 
                                                Affairs'' and inserting 
                                                ``Subcommittee on 
                                                Housing, 
                                                Transportation, and 
                                                Community 
                                                Development''; and

                                                    (BB) in clause 
                                                (ii), by striking 
                                                ``Subcommittee on 
                                                Housing and Community 
                                                Development of the 
                                                Committee on Banking, 
                                                Finance and Urban 
                                                Affairs'' and inserting 
                                                ``Subcommittee on 
                                                Housing and Insurance 
                                                of the Committee on 
                                                Financial Services''; 
                                                and

                                            (bb) in the second 
                                        sentence, by striking ``the 
                                        Committee on Banking, Finance 
                                        and Urban Affairs of the House 
                                        of Representatives'' and 
                                        inserting ``the Committee on 
                                        Financial Services of the House 
                                        of Representatives'';
                            (ii) in paragraph (2)(B), by striking 
                        ``$500,000'' each place that term appears and 
                        inserting ``$750,000'';
                            (iii) in paragraph (3)--
                                    (I) by striking ``$500,000'' each 
                                place that term appears and inserting 
                                ``$750,000''; and
                                    (II) by striking ``, except as 
                                provided in paragraph (4)''; and
                            (iv) by striking paragraph (4);
            (8) in section 220(c) (42 U.S.C. 12750(c))--
                    (A) in paragraph (3), by striking ``Secretary'' and 
                all that follows and inserting ``Secretary;'';
                    (B) in paragraph (4), by striking ``under this 
                title'' and all that follows and inserting ``under this 
                title;''; and
                    (C) by redesignating paragraphs (6), (7), and (8) 
                as paragraphs (5), (6), and (7), respectively;
            (9) in section 225(d)(4)(B) (42 U.S.C. 12755(d)(4)(B)), by 
        striking ``for'' the first place that term appears; and
            (10) in section 283 (42 U.S.C. 12833)--
                    (A) in subsection (a), by striking ``Banking, 
                Finance and Urban Affairs'' and inserting ``Financial 
                Services''; and
                    (B) in subsection (b), by striking ``General 
                Accounting Office'' each place that term appears and 
                inserting ``Government Accountability Office''.

SEC. 503. RURAL HOUSING SERVICE REFORM ACT.

    (a) Application of Multifamily Mortgage Foreclosure Procedures to 
Multifamily Mortgages Held by the Secretary of Agriculture and 
Preservation of the Rental Assistance Contract Upon Foreclosure.--
            (1) Multifamily mortgage procedures.--Section 363(2) of the 
        Multifamily Mortgage Foreclosure Act of 1981 (12 U.S.C. 
        3702(2)) is amended--
                    (A) in subparagraph (D), by striking ``and'' at the 
                end;
                    (B) in subparagraph (E), by striking the period at 
                the end and inserting ``; or''; and
                    (C) by adding at the end the following:
                    ``(F) section 514, 515, or 538 of the Housing Act 
                of 1949 (42 U.S.C. 1484, 1485, 1490p).''.
            (2) Preservation of contract.--Section 521(d) of the 
        Housing Act of 1949 (42 U.S.C. 1490a(d)) is amended by adding 
        at the end the following:
    ``(3) Notwithstanding any other provision of law in managing and 
disposing of any multifamily property that is owned or has a mortgage 
held by the Secretary, and during the process of foreclosure on any 
property with a contract for rental assistance under this section--
            ``(A) the Secretary shall maintain any rental assistance 
        payments that are attached to any dwelling units in the 
        property; and
            ``(B) the rental assistance contract may be used to provide 
        further assistance to existing projects under 514, 515, or 
        516.''.
    (b) Study on Rural Housing Loans for Housing for Low- and Moderate-
income Families.--Not later than 6 months after the date of enactment 
of this Act, the Secretary of Agriculture shall conduct a study and 
submit to Congress a publicly available report on the loan program 
under section 521 of the Housing Act of 1949 (42 U.S.C. 1490a), 
including--
            (1) the total amount provided by the Secretary in subsidies 
        under such section 521 to borrowers with loans made pursuant to 
        section 502 of such Act (42 U.S.C. 1472);
            (2) how much of the subsidies described in paragraph (1) 
        are being recaptured; and
            (3) the amount of time and costs associated with 
        recapturing those subsidies.
    (c) Authorization of Appropriations for Staffing and IT Upgrades.--
There is authorized to be appropriated to the Secretary of Agriculture 
for each of fiscal years 2026 through 2030 such sums as may be 
necessary for increased staffing needs and information technology 
upgrades to support all Rural Housing Service programs.
    (d) Funding for Technical Improvements.--
            (1) Authorization of appropriations.--There is authorized 
        to be appropriated to the Secretary of Agriculture such sums as 
        may be necessary for fiscal year 2026 for improvements to the 
        technology of the Rural Housing Service of the Department of 
        Agriculture used to process and manage housing loans.
            (2) Availability.--Amounts appropriated pursuant to 
        paragraph (1) shall remain available until the date that is 5 
        years after the date of the appropriation.
            (3) Timeline.--The Secretary of Agriculture shall make the 
        improvements described in paragraph (1) during the 5-year 
        period beginning on the date on which amounts are appropriated 
        under paragraph (1).
    (e) Permanent Establishment of Housing Preservation and 
Revitalization Program.--Title V of the Housing Act of 1949 (42 U.S.C. 
1471 et seq.) is amended by adding at the end the following:

``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 514, 515, or 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 514, 515, or 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.--On an annual basis, for each 
                property financed under section 514, 515, or 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--
                            ``(i) the date of the loan maturity;
                            ``(ii) the possible actions that may happen 
                        with respect to the property upon that 
                        maturity; and
                            ``(iii) how to protect their right to 
                        reside in federally assisted housing, or how to 
                        secure housing voucher, 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;
            ``(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; and
            ``(5) permanently removing a portion of the housing units 
        from income restrictions when sustained vacancies have 
        occurred.
    ``(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 term that is the shorter of 20 years 
        and the term of the restructured loan, subject to annual 
        appropriations, provided that the owner agrees to bring the 
        property up to 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.--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.
    ``(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 is recorded and 
        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 the longer of--
                            ``(i) 20 years; or
                            ``(ii) the remaining term of the loan for 
                        that project.
                    ``(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 loan maturing during the 4-year 
        period beginning upon the provision of the notice required 
        under subsection (b)(1) 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 and the recipient is a 
        borrower under section 514 or 515, the Secretary may renew the 
        rental assistance contract, notwithstanding any requirement 
        under section 521 that the recipient be a current borrower 
        under section 514 or 515, for a term of 20 years, subject to 
        annual appropriations.
            ``(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 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.
            ``(3) Rents.--
                    ``(A) In general.--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 as affordable 
                housing in a manner that meets the goals of this title.
                    ``(B) Rent amounts.--Subject to subparagraph (C), 
                in setting rents, the Secretary--
                            ``(i) shall determine the maximum initial 
                        rent based on current fair market rents 
                        established under section 8 of the United 
                        States Housing Act of 1937 (42 U.S.C. 1437f); 
                        and
                            ``(ii) may annually adjust the rent 
                        determined under clause (i) by the operating 
                        cost adjustment factor as provided under 
                        section 524 of the Multifamily Assisted Housing 
                        Reform and Affordability Act of 1997 (42 U.S.C. 
                        1437f note).
                    ``(C) Higher rent.--
                            ``(i) In general.--Subparagraph (B) shall 
                        not apply if the Secretary determines that the 
                        budget-based needs of a project require a 
                        higher rent than the rent described in 
                        subparagraph (B).
                            ``(ii) Rent.--If the Secretary makes a 
                        positive determination under clause (i), the 
                        Secretary may approve a budget-based rent level 
                        for the project.
            ``(4) Conditions for approval.--Before the approval of a 
        rental assistance contract authorized under this section, the 
        Secretary shall require, through an annual notice in the 
        Federal Register, 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.
    ``(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 or preservation of such multifamily housing 
properties in areas where the Secretary determines there is a risk of 
loss of affordable housing.
    ``(h) 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.
    ``(i) Authorization of Appropriations.--There is authorized to be 
appropriated for the program under this section such sums as may be 
necessary for each of fiscal years 2026 through 2030.
    ``(j) Rulemaking.--
            ``(1) In general.--Not later than 180 days after the date 
        of enactment of the Renewing Opportunity in the American Dream 
        to Housing Act of 2025, 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 the Renewing Opportunity in the American 
        Dream to Housing Act of 2025, the Secretary shall publish an 
        interim final rule to carry out this section.''.
    (f) Rental Assistance Contract Authority.--Section 521(d) of the 
Housing Act of 1949 (42 U.S.C. 1490a(d)), as amended by this section, 
is amended--
            (1) in paragraph (1)--
                    (A) by redesignating subparagraphs (B) and (C) as 
                subparagraphs (C) and (D), respectively;
                    (B) by inserting after subparagraph (A) the 
                following:
            ``(B) upon request of an owner of a project financed under 
        section 514 or 515, the Secretary is authorized to enter into 
        renewal of such agreements for a period of 20 years or the term 
        of the loan, whichever is shorter, subject to amounts made 
        available in appropriations Acts;'';
                    (C) in subparagraph (C), as so redesignated, by 
                striking ``subparagraph (A)'' and inserting 
                ``subparagraphs (A) and (B)''; and
                    (D) in subparagraph (D), as so redesignated, by 
                striking ``subparagraphs (A) and (B)'' and inserting 
                ``subparagraphs (A), (B), and (C)'';
            (2) in paragraph (2), by striking ``shall'' and inserting 
        ``may''; and
            (3) by adding at the end the following:
    ``(4) In the case of any rental assistance contract authority that 
becomes available because of the termination of assistance on behalf of 
an assisted family--
            ``(A) at the option of the owner of the rental project, the 
        Secretary shall provide the owner a period of not more than 6 
        months before unused assistance is made available pursuant to 
        subparagraph (B) during which the owner may use such assistance 
        authority to provide assistance on behalf of an eligible 
        unassisted family that--
                    ``(i) is residing in the same rental project in 
                which the assisted family resided before the 
                termination; or
                    ``(ii) newly occupies a dwelling unit in the rental 
                project during that 6-month period; and
            ``(B) except for assistance used as provided in 
        subparagraph (A), the Secretary shall use such remaining 
        authority to provide assistance on behalf of eligible families 
        residing in other rental projects originally financed under 
        section 514, 515, or 516.''.
    (g) Modifications to Loans and Grants for Minor Improvements to 
Farm Housing and Buildings; Income Eligibility.--Section 504(a) of the 
Housing Act of 1949 (42 U.S.C. 1474(a)) is amended--
            (1) in the first sentence, by inserting ``and may make a 
        loan to an eligible low-income applicant'' after ``applicant'';
            (2) by inserting ``Not less than 60 percent of loan funds 
        made available under this section shall be reserved and made 
        available for very low-income applicants.'' after the first 
        sentence; and
            (3) by striking ``$7,500'' and inserting ``$15,000''.
    (h) Rural Community Development Initiative.--Subtitle E of the 
Consolidated Farm and Rural Development Act (7 U.S.C. 2009 et seq.) is 
amended by adding at the end the following:

``SEC. 381O. RURAL COMMUNITY DEVELOPMENT INITIATIVE.

    ``(a) Definitions.--In this section:
            ``(1) Eligible entity.--The term `eligible entity' means--
                    ``(A) a private, nonprofit community-based housing 
                or community development organization;
                    ``(B) a rural community; or
                    ``(C) a federally recognized Indian tribe.
            ``(2) Eligible intermediary.--The term `eligible 
        intermediary' means a qualified--
                    ``(A) private, nonprofit organization; or
                    ``(B) public organization.
    ``(b) Establishment.--The Secretary shall establish a Rural 
Community Development Initiative, under which the Secretary shall 
provide grants to eligible intermediaries to carry out programs to 
provide financial and technical assistance to eligible entities to 
develop the capacity and ability of eligible entities to carry out 
projects to improve housing, community facilities, and community and 
economic development projects in rural areas.
    ``(c) Amount of Grants.--The amount of a grant provided to an 
eligible intermediary under this section shall be not more than 
$250,000.
    ``(d) Matching Funds.--
            ``(1) In general.--An eligible intermediary receiving a 
        grant under this section shall provide matching funds from 
        other sources, including Federal funds for related activities, 
        in an amount not less than the amount of the grant.
            ``(2) Waiver.--The Secretary may waive paragraph (1) with 
        respect to a project that would be carried out in a 
        persistently poor rural region, as determined by the 
        Secretary.''.
    (i) Annual Report on Rural Housing Programs.--Title V of the 
Housing Act of 1949 (42 U.S.C. 1471 et seq.), as amended by this 
section, is amended by adding at the end the following:

``SEC. 546. ANNUAL REPORT.

    ``(a) In General.--The Secretary shall submit to the appropriate 
committees of Congress and publish on the website of the Department of 
Agriculture an annual report on rural housing programs carried out 
under this title, which shall include significant details on the health 
of Rural Housing Service programs, including--
            ``(1) raw data sortable by programs and by region regarding 
        loan performance;
            ``(2) the housing stock of those programs, including 
        information on why properties end participation in those 
        programs, such as for maturation, prepayment, foreclosure, or 
        other servicing issues; and
            ``(3) risk ratings for properties assisted under those 
        programs.
    ``(b) Protection of Information.--The data included in each report 
required under subsection (a) may be aggregated or anonymized to 
protect participant financial or personal information.''.
    (j) GAO Report on Rural Housing Service Technology.--Not later than 
1 year after the date of enactment of this Act, the Comptroller General 
of the United States shall submit to Congress a report that includes--
            (1) an analysis of how the outdated technology used by the 
        Rural Housing Service impacts participants in the programs of 
        the Rural Housing Service;
            (2) an estimate of the amount of funding that is needed to 
        modernize the technology used by the Rural Housing Service; and
            (3) an estimate of the number and type of new employees the 
        Rural Housing Service needs to modernize the technology used by 
        the Rural Housing Service.
    (k) Adjustment to Rural Development Voucher Amount.--
            (1) In general.--Not later than 2 years after the date of 
        enactment of this Act, the Secretary of Agriculture shall issue 
        regulations to establish a process for adjusting the voucher 
        amount provided under section 542 of the Housing Act of 1949 
        (42 U.S.C. 1490r) after the issuance of the voucher following 
        an interim or annual review of the amount of the voucher.
            (2) Interim review.--The interim review described in 
        paragraph (1) shall, at the request of a tenant, allow for a 
        recalculation of the voucher amount when the tenant experiences 
        a reduction in income, change in family composition, or change 
        in rental rate.
            (3) Annual review.--
                    (A) In general.--The annual review described in 
                paragraph (1) shall require tenants to annually 
                recertify the family composition of the household and 
                that the family income of the household does not exceed 
                80 percent of the area median income at a time 
                determined by the Secretary of Agriculture.
                    (B) Considerations.--If a tenant does not recertify 
                the family composition and family income of the 
                household within the time frame required under 
                subparagraph (A), the Secretary of Agriculture--
                            (i) shall consider whether extenuating 
                        circumstances caused the delay in 
                        recertification; and
                            (ii) may alter associated consequences for 
                        the failure to recertify based on those 
                        circumstances.
                    (C) Effective date.--Following the annual review of 
                a voucher under paragraph (1), the updated voucher 
                amount shall be effective on the 1st day of the month 
                following the expiration of the voucher.
            (4) Deadline.--The process established under paragraph (1) 
        shall require the Secretary of Agriculture to review and update 
        the voucher amount described in paragraph (1) for a tenant not 
        later than 60 days before the end of the voucher term.
    (l) Eligibility for Rural Housing Vouchers.--Section 542 of the 
Housing Act of 1949 (42 U.S.C. 1490r) is amended by adding at the end 
the following:
    ``(c) Eligibility of Households in Sections 514, 515, and 516 
Projects.--The Secretary may provide rural housing vouchers under this 
section for any low-income household (including those not receiving 
rental assistance) residing for a term longer than the remaining term 
of their lease that is in effect on the date of prepayment, 
foreclosure, or mortgage maturity, in a property financed with a loan 
under section 514 or 515 or a grant under section 516 that has--
            ``(1) been prepaid with or without restrictions imposed by 
        the Secretary pursuant to section 502(c)(5)(G)(ii)(I);
            ``(2) been foreclosed; or
            ``(3) matured after September 30, 2005.''.
    (m) Amount of Voucher Assistance.--Notwithstanding any other 
provision of law, in the case of any rural housing voucher provided 
pursuant to section 542 of the Housing Act of 1949 (42 U.S.C. 1490r), 
the amount of the monthly assistance payment for the household on whose 
behalf the assistance is provided shall be determined as provided in 
subsection (a) of such section 542, including providing for interim and 
annual review of the voucher amount in the event of a change in 
household composition or income or rental rate.
    (n) Transfer of Multifamily Rural Housing Projects.--Section 515 of 
the Housing Act of 1949 (42 U.S.C. 1485) is amended--
            (1) in subsection (h), by adding at the end the following:
            ``(3) Transfer to nonprofit organizations.--A nonprofit or 
        public body purchaser, including a limited partnership with a 
        general partner with the principal purpose of providing 
        affordable housing, may purchase a property for which a loan is 
        made or insured under this section that has received a market 
        value appraisal, without addressing rehabilitation needs at the 
        time of purchase, if the purchaser--
                    ``(A) makes a commitment to address rehabilitation 
                needs during ownership and long-term use restrictions 
                on the property; and
                    ``(B) at the time of purchase, accepts long-term 
                use restrictions on the property.''; and
            (2) in subsection (w)(1), in the first sentence in the 
        matter preceding subparagraph (A), by striking ``9 percent'' 
        and inserting ``25 percent''.
    (o) Extension of Loan Term.--
            (1) In general.--Section 502(a)(2) of the Housing Act of 
        1949 (42 U.S.C. 1472(a)(2)) is amended--
                    (A) by inserting ``(A)'' before ``The Secretary'';
                    (B) in subparagraph (A), as so designated, by 
                striking ``paragraph'' and inserting ``subparagraph''; 
                and
                    (C) by adding at the end the following:
            ``(B) The Secretary may refinance or modify the period of 
        any loan, including any refinanced loan, made under this 
        section in accordance with terms and conditions as the 
        Secretary shall prescribe, but in no event shall the total term 
        of the loan from the date of the refinance or modification 
        exceed 40 years.''.
            (2) Application.--The amendment made under paragraph (1) 
        shall apply with respect to loans made under section 502 of the 
        Housing Act of 1949 (42 U.S.C. 1472) before, on, or after the 
        date of enactment of this Act.
    (p) Release of Liability for Section 502 Guaranteed Borrower Upon 
Assumption of Original Loan by New Borrower.--Section 502(h)(10) of the 
Housing Act of 1949 (42 U.S.C. 1472(h)(10)) is amended to read as 
follows:
            ``(10) Transfer and assumption.--Upon the transfer of 
        property for which a guaranteed loan under this subsection was 
        made and the assumption of the guaranteed loan by an approved 
        eligible borrower, the original borrower of a guaranteed loan 
        under this subsection shall be relieved of liability with 
        respect to the loan.''.
    (q) Department of Agriculture Loan Restrictions.--
            (1) Definitions.--In this subsection, the terms ``State'' 
        and ``Tribal organization'' have the meanings given those terms 
        in section 658P of the Child Care and Development Block Grant 
        Act of 1990 (42 U.S.C. 9858n).
            (2) Revision.--The Secretary of Agriculture shall revise 
        section 3555.102(c) of title 7, Code of Federal Regulations, to 
        exclude from the restriction under that section--
                    (A) a home-based business that is a licensed, 
                registered, or regulated child care provider under 
                State law or by a Tribal organization; and
                    (B) an applicant that has applied to become a 
                licensed, registered or regulated child care provider 
                under State law or by a Tribal organization.
    (r) Loan Guarantees.--Section 502(h)(4) of the Housing Act of 1949 
(42 U.S.C. 1472(h)(4)) is amended--
            (1) by redesignating subparagraphs (A), (B), and (C) as 
        clauses (i), (ii), and (iii), respectively;
            (2) by striking ``Loans may be guaranteed'' and inserting 
        the following:
                    ``(A) Definition.--In this paragraph, the term 
                `accessory dwelling unit' means a single, habitable 
                living unit--
                            ``(i) with means of separate ingress and 
                        egress;
                            ``(ii) that is usually subordinate in size;
                            ``(iii) that can be added to, created 
                        within, or detached from a primary 1-unit, 
                        single-family dwelling; and
                            ``(iv) in combination with a primary 1-
                        unit, single family dwelling, constitutes a 
                        single interest in real estate.
                    ``(B) Single family requirement.--Loans may be 
                guaranteed''; and
            (3) by adding at the end the following:
                    ``(C) Rule of construction.--Nothing in this 
                paragraph shall be construed to prohibit the leasing of 
                an accessory dwelling unit or the use of rental income 
                derived from such a lease to qualify for a loan 
                guaranteed under this subsection--
                            ``(i) after the date of enactment of the 
                        Renewing Opportunity in the American Dream to 
                        Housing Act of 2025; and
                            ``(ii) if the property that is the subject 
                        of the loan was constructed before the date of 
                        enactment of the Renewing Opportunity in the 
                        American Dream to Housing Act of 2025.''.
    (s) Application Review.--
            (1) Sense of congress.--It is the sense of Congress, not 
        later than 90 days after the date on which the Secretary of 
        Agriculture receives an application for a loan, grant, or 
        combined loan and grant under section 502 or 504 of the Housing 
        Act of 1949 (42 U.S.C. 1472, 1474), the Secretary of 
        Agriculture should--
                    (A) review the application;
                    (B) complete the underwriting;
                    (C) make a determination of eligibility with 
                respect to the application; and
                    (D) notify the applicant of determination.
            (2) Report.--
                    (A) In general.--Not later than 90 days after the 
                date of enactment of this Act, and annually thereafter 
                until the date described in subparagraph (B), the 
                Secretary of Agriculture shall submit to the Committee 
                on Banking, Housing, and Urban Affairs of the Senate 
                and the Committee on Financial Services of the House of 
                Representatives a report--
                            (i) detailing the timeliness of eligibility 
                        determinations and final determinations with 
                        respect to applications under sections 502 and 
                        504 of the Housing Act of 1949 (42 U.S.C. 1472, 
                        1474), including justifications for any 
                        eligibility determinations taking longer than 
                        90 days; and
                            (ii) that includes recommendations to 
                        shorten the timeline for notifications of 
                        eligibility determinations described in clause 
                        (i) to not more than 90 days.
                    (B) Date described.--The date described in this 
                subparagraph is the date on which, during the preceding 
                5-year period, the Secretary of Agriculture provides 
                each eligibility determination described in 
                subparagraph (A) during the 90-day period beginning on 
                the date on which each application is received.

SEC. 504. NEW MOVING TO WORK COHORT.

    (a) Definitions.--In this section:
            (1) Moving to work demonstration.--The term ``Moving to 
        Work demonstration'' means the Moving to Work demonstration 
        authorized under section 204 of the Departments of Veterans 
        Affairs and Housing and Urban Development, and Independent 
        Agencies Appropriations Act, 1996 (42 U.S.C. 1437f note).
            (2) Secretary.--The term ``Secretary'' means the Secretary 
        of Housing and Urban Development.
    (b) Authorization of Additional Public Housing Agencies.--
            (1) In general.--After the completion of the initial report 
        required under subsection (h)(2), the Secretary may add up to 
        an additional 25 public housing agencies that are designated as 
        high performing agencies under the Public Housing Assessment 
        System or the Section 8 Management Assessment Program to 
        participate in a new cohort as part of the Moving to Work 
        demonstration.
            (2) Name.--The new cohort authorized under paragraph (1) 
        shall be entitled the ``Economic Opportunity and Pathways to 
        Independence Cohort''.
    (c) Waiver Authority.--
            (1) In general.--Subject to paragraph (2), the authority of 
        the Secretary to grant waivers to agencies admitted to the 
        Moving to Work demonstration under this section or to designate 
        policy changes as part of a cohort design under this section 
        shall be limited to the waivers codified as of January 2025 in 
        Appendix I of the document of the Department of Housing and 
        Urban Development entitled ``Operations Notice for the 
        Expansion of the Moving to Work Demonstration Program'' (FR-
        5994-N-05) published in the Federal Register on August 28, 
        2020, as amended by the notice entitled ``Operations Notice for 
        Expansion of the Moving to Work Demonstration Program Technical 
        Revisions'' (FR-5994-N-06) published in the Federal Register on 
        March 20, 2025.
            (2) Exceptions.--Under paragraph (1), the Secretary may not 
        grant waivers 1c, 1d, 1e, 1f, 1k, 1l, 1o, 1p, 1q, 6, 7, 9a, 9h, 
        or 12 in the document described in paragraph (1), including 
        modifications of or safe harbor requirement waivers for such 
        waivers.
            (3) Policy options.--In carrying out the Moving to Work 
        demonstration cohort established under this section, the 
        Secretary may consider policy options to provide opt-out 
        savings or escrow accounts and report positive rental payments 
        to consumer reporting agencies (as defined in section 603 of 
        the Fair Credit Reporting Act (15 U.S.C. 1681a)) with resident 
        consent.
    (d) Funding and Use of Funds.--
            (1) In general.--Public housing agencies in the cohort 
        authorized under this section may expend not more than 5 
        percent of the amounts those public housing agencies receive in 
        any fiscal year for housing assistance payments under section 
        8(o) of the United States Housing Act of 1937 (42 U.S.C. 
        1437f(o)) for purposes other than such housing assistance 
        payments.
            (2) Other uses.--Such other uses of amounts described in 
        paragraph (1) shall comply with all other applicable 
        requirements.
            (3) Formula.--
                    (A) Renewal.--The amount of funding public housing 
                agencies receive for renewal of housing assistance 
                payments under section 8(o) of the United States 
                Housing Act of 1937 (42 U.S.C. 1437f(o)) shall be 
                determined according to the same funding formula 
                applicable to public housing agencies that do not 
                participate in the Moving to Work demonstration, except 
                that the Secretary shall provide public housing 
                agencies funding to renew any funds expended under this 
                subsection, with an adjustment for inflation.
                    (B) Administrative fees.--The amount of funding 
                public housing agencies receive for administrative fees 
                under section 8(q) of the United States Housing Act of 
                1937 (42 U.S.C. 1437f(q)), public housing operating 
                subsidies under section 9(e) of the United States 
                Housing Act of 1937 (42 U.S.C. 1437g(e)), and public 
                housing capital funding under section 9(d) of the 
                United States Housing Act of 1937 (42 U.S.C. 1437g(d)) 
                shall be determined according to the same funding 
                formula applicable to public housing agencies that do 
                not participate in the Moving to Work demonstration.
    (e) Selection Requirements.--The Secretary shall select public 
housing agencies designated under this section through a competitive 
process, as determined by the Secretary, with the following parameters:
            (1) No public housing agency shall be granted this 
        designation under this section that administers more than 
        27,000 aggregate housing vouchers and public housing units.
            (2) Of the public housing agencies selected under this 
        section, not more than 10 shall administer 1,000 or fewer 
        aggregate housing vouchers and public housing units, not more 
        than 6 shall administer between 1,001 and 6,000 aggregate 
        housing vouchers and public housing units, and not more than 4 
        shall administer between 6,001 and 27,000 aggregate housing 
        vouchers and public housing units.
            (3) Selection of public housing agencies under this section 
        shall be based on ensuring the geographic diversity of Moving 
        to Work demonstration public housing agencies.
            (4) Within the requirements under paragraphs (1) through 
        (3), the Secretary shall prioritize selecting public housing 
        agencies that serve families with children and youth aging out 
        of foster care at a rate above the national average.
    (f) Requirements for Selected Public Housing Agencies.--Consistent 
with section 204(c)(3) of the Departments of Veterans Affairs and 
Housing and Urban Development, and Independent Agencies Appropriations 
Act, 1996 (42 U.S.C. 1437f note), public housing agencies selected for 
the Moving to Work demonstration under this section shall--
            (1) ensure that not less than 75 percent of the families 
        assisted are very low-income families, as defined in section 
        3(b)(2)(B) of the United States Housing Act of 1937 (42 U.S.C. 
        1437a(b)(2)(B));
            (2) establish a reasonable rent policy, which shall be 
        designed to encourage employment and self-sufficiency by 
        participating families, consistent with the purpose of the 
        Moving to Work demonstration, such as by excluding some or all 
        of a family's earned income for purposes of determining rent;
            (3) continue to assist substantially the same total number 
        of eligible low-income families as would have been served had 
        the amounts not been combined;
            (4) maintain a comparable mix of families (by family size) 
        as would have been provided had the amounts not been used under 
        the Moving to Work demonstration; and
            (5) assure that housing assisted under the Moving to Work 
        demonstration meets housing quality standards established or 
        approved by the Secretary.
    (g) Noncompliance.--
            (1) In general.--If the Secretary finds that a public 
        housing agency participating in the cohort authorized under 
        this section is not in compliance with the requirements under 
        this section, the Secretary shall make a determination of 
        noncompliance.
            (2) Compliance.--Upon making a determination under 
        paragraph (1), the Secretary shall develop a process to bring 
        the public housing agency into compliance.
            (3) Removal.--If a public housing agency cannot be brought 
        into compliance under the process developed under paragraph 
        (2), the Secretary shall remove the participating public 
        housing agency from the cohort and replace it with a similarly 
        qualified public housing agency currently not in the cohort 
        chosen in the manner described in subsection (e).
            (4) Notification.--Upon removing a public housing agency 
        under paragraph (3), the Secretary shall immediately submit to 
        the Committee on Banking, Housing, and Urban Affairs of the 
        Senate and the Committee on Financial Services of the House of 
        Representatives--
                    (A) a notification of the removal; and
                    (B) a report on the active steps the Secretary is 
                taking to replace the public housing agency with a new 
                public housing agency.
    (h) Comprehensive Moving to Work Reporting and Oversight 
Requirements.--
            (1) Cohort research.--
                    (A) In general.--The Secretary shall continue 
                ongoing research investigations commenced as part of 
                the assessment of the cohorts established under section 
                239 of the Department of Housing and Urban Development 
                Appropriations Act, 2016 (42 U.S.C. 1437f note; Public 
                Law 114-113), make public all products completed as 
                part of those investigations, and keep such products 
                online for at least 5 years.
                    (B) Coordination.--The Secretary shall coordinate 
                with the advisory committee established under section 
                239 of the Department of Housing and Urban Development 
                Appropriations Act, 2016 (42 U.S.C. 1437f note; Public 
                Law 114-113) to establish a research program to 
                evaluate the outcomes and efficacy of the following for 
                all Moving to Work demonstration agencies designated 
                under the authority under such section and this 
                section:
                            (i) The waivers granted to each cohort and 
                        whether those waivers accomplish the goals of 
                        achieving greater cost effectiveness and 
                        administrative capacity, incentivizing families 
                        to become economically self-sufficient, and 
                        increasing housing choice.
                            (ii) The additional flexibilities granted 
                        to individual public housing agencies under 
                        each cohort.
                            (iii) How the flexibilities described in 
                        clause (ii) were used for local, non-
                        traditional activities.
            (2) Comprehensive reporting requirement.--Not later than 
        180 days after the date of enactment of this Act, and annually 
        thereafter, the Secretary shall submit to the Committee on 
        Banking, Housing, and Urban Affairs of the Senate and the 
        Committee on Financial Services of the House of Representatives 
        a report that contains the following for each Moving to Work 
        demonstration cohort under section 204 of the Departments of 
        Veterans Affairs and Housing and Urban Development, and 
        Independent Agencies Appropriations Act, 1996 (42 U.S.C. 1437f 
        note), section 239 of the Department of Housing and Urban 
        Development Appropriations Act, 2016 (42 U.S.C. 1437f note; 
        Public Law 114-113), and this section:
                    (A) The annual administrative plans of each Moving 
                to Work demonstration public housing agency.
                    (B) Assessments of longitudinal data, including 
                data on units, households, and outcomes, which shall be 
                evaluated to compare changes in the following trends 
                before and after Moving to Work demonstration 
                designation:
                            (i) Impacts on tenants based on the 
                        following, disaggregated by the public housing 
                        program and the housing choice voucher program:
                                    (I) Eviction rates.
                                    (II) Hardship policy usage.
                                    (III) Share of rent covered by a 
                                household.
                                    (IV) Turnover, including the number 
                                of household moves with or without 
                                continued assistance.
                                    (V) Reasons for exit from the 
                                program.
                                    (VI) The number and characteristics 
                                of households served, including 
                                households with a non-elderly family 
                                member with a disability, 3 or more 
                                minors, homelessness status at the time 
                                of admission, and average and median 
                                income as a percent of area median 
                                income.
                            (ii) Impacts on public housing agency 
                        operations based on the following:
                                    (I) The number of units, broken 
                                down by type.
                                    (II) The size, including the number 
                                of bedrooms per unit, accessibility, 
                                affordability, and quality of units.
                                    (III) The length of each waitlist 
                                maintained and average wait times.
                                    (IV) Changes in capital backlog 
                                needs and surplus fund and reserve 
                                levels.
                                    (V) The number of public housing 
                                units undergoing a conversion under the 
                                rental assistance demonstration program 
                                authorized under the Department of 
                                Housing and Urban Development 
                                Appropriations Act, 2012 (Public Law 
                                112-55; 125 Stat. 673) or demolition or 
                                disposition projects under section 18 
                                of the United States Housing Act of 
                                1937 (42 U.S.C. 1437p), including the 
                                number of units lost and the location 
                                of any replacement housing resulting 
                                from demolition or disposition.
                                    (VI) The share of project-based 
                                vouchers compared to tenant-based 
                                vouchers.
                                    (VII) The following annual housing 
                                choice voucher data:
                                            (aa) Voucher unit 
                                        utilization rates.
                                            (bb) Voucher budget 
                                        utilization rates.
                                            (cc) Annualized voucher 
                                        success rate.
                                            (dd) Demographic 
                                        composition of households 
                                        issued vouchers compared to 
                                        utilized vouchers.
                                            (ee) Average time to lease-
                                        up.
                                            (ff) Average cost per 
                                        voucher.
                                            (gg) Average cost per 
                                        landlord incentive.
                                            (hh) Ratio of the 
                                        proportion of voucher 
                                        households living in 
                                        concentrated low-income areas 
                                        to the proportion of renter-
                                        occupied units in concentrated 
                                        low-income areas.
                                            (ii) Characteristics of 
                                        census tracts where voucher 
                                        recipients reside.
                                    (VIII) How the public housing 
                                agency met each of the statutory 
                                requirements in section 204(c)(3) of 
                                the Departments of Veterans Affairs and 
                                Housing and Urban Development, and 
                                Independent Agencies Appropriations 
                                Act, 1996 (42 U.S.C. 1437f note).
                            (iii) Impacts on public housing staffing 
                        and capacity, including the average public 
                        housing agency operating, administrative, and 
                        housing assistance payment expenditures per 
                        household per month.
                    (C) Legislative recommendations for flexibilities 
                that could be expanded to all public housing agencies 
                and how each flexibility enhances housing choice, 
                affordability, and administrative capacity and 
                efficiency for public housing agencies.
            (3) Public availability.--
                    (A) In general.--The Secretary shall maintain all 
                reports submitted pursuant to this section in a manner 
                that is publicly available, accessible, and searchable 
                on the website of the Department of Housing and Urban 
                Development for not less than 5 years.
                    (B) Other information.--
                            (i) In general.--Annually, the Secretary 
                        shall make the annual plan of the Moving to 
                        Work demonstration, the Section 8 
                        administrative plan, and the admission and 
                        continued occupancy policy publicly available 
                        in 1 location on the website of the Department 
                        of Housing and Urban Development for not less 
                        than 5 years.
                            (ii) Database.--The Secretary may establish 
                        a searchable database on the website of the 
                        Department of Housing and Urban Development to 
                        track the types of flexibilities into which 
                        Moving to Work demonstration public housing 
                        agencies have opted or for which a waiver was 
                        approved by the Secretary, disaggregated by 
                        year such flexibilities were adopted or 
                        approved.

SEC. 505. REDUCING HOMELESSNESS THROUGH PROGRAM REFORM ACT.

    (a) Definitions.--In this section:
            (1) Appropriate congressional committees.--The term 
        ``appropriate congressional committees'' means--
                    (A) the Committee on Banking, Housing, and Urban 
                Affairs of the Senate; and
                    (B) the Committee on Financial Services of the 
                House of Representatives.
            (2) At risk of homelessness.--The term ``at risk of 
        homelessness'' has the meaning given the term in section 401 of 
        the McKinney-Vento Homeless Assistance Act (42 U.S.C. 11360).
            (3) Department.--The term ``Department'' means the 
        Department of Housing and Urban Development.
            (4) Homeless.--The term ``homeless'' has the meaning given 
        the term in section 103 of the McKinney-Vento Homeless 
        Assistance Act (42 U.S.C. 11302).
            (5) Public housing agency.--The term ``public housing 
        agency'' has the meaning given the term in section 3(b) of the 
        United States Housing Act of 1937 (42 U.S.C. 1437a(b)).
            (6) Secretary.--The term ``Secretary'', except as otherwise 
        provided, means the Secretary of Housing and Urban Development.
    (b) Administrative Costs for the Emergency Solutions Grants 
Program.--Section 418 of the McKinney-Vento Homeless Assistance Act (42 
U.S.C. 11378) is amended by striking ``7.5 percent'' and inserting ``10 
percent''.
    (c) Amendments to the Continuum of Care Program.--
            (1) In general.--Subtitle C of title IV of the McKinney-
        Vento Homeless Assistance Act (42 U.S.C. 11381 et seq.) is 
        amended--
                    (A) in section 402(g) (42 U.S.C. 11360a(g))--
                            (i) by redesignating paragraph (2) as 
                        paragraph (3); and
                            (ii) by inserting after paragraph (1) the 
                        following:
            ``(2) Time limit on designation.--The Secretary--
                    ``(A) shall accept applications for designation as 
                a unified funding agency annually or biennially, which 
                designation shall be effective for not more than 2 
                years; and
                    ``(B) may, on an annual or biennial basis, renew 
                any designation under subparagraph (A).'';
                    (B) in section 422 (42 U.S.C. 11382)--
                            (i) in subsection (b)--
                                    (I) by striking ``The Secretary'' 
                                and inserting the following:
            ``(1) In general.--Except as provided in paragraph (2), the 
        Secretary''; and
                                    (II) by adding at the end the 
                                following:
            ``(2) 2-year notification.--Subject to the availability of 
        appropriations, the Secretary may issue a notification of 
        funding availability for grants awarded under this subtitle 
        that provides funding for 2 successive fiscal years, which 
        shall--
                    ``(A) award funds for the second year of projects, 
                including adjustments under subsection (f), unless the 
                project is underperforming, as determined by the 
                collaborative applicant, and the collaborative 
                applicant applies to replace the project with a new 
                project; and
                    ``(B) include--
                            ``(i) the method for applying for and 
                        awarding projects to replace underperforming 
                        projects in year 2;
                            ``(ii) the method for applying for and 
                        awarding renewals of expiring grants for 
                        projects that were not eligible for renewal in 
                        the first fiscal year;
                            ``(iii) the method for allocating any 
                        amounts in the second fiscal year that are in 
                        excess of the amount needed to fund the second 
                        fiscal year of all grants awarded in the first 
                        fiscal year;
                            ``(iv) the method of applying for and 
                        awarding grants, which are 1-year transition 
                        grants awarded by the Secretary to project 
                        sponsors for activities under this subtitle to 
                        transition from 1 eligible activity to another 
                        eligible activity if the recipient--
                                    ``(I) has the consent of the 
                                continuum of care; and
                                    ``(II) meets standards determined 
                                by the Secretary;
                    ``(C) announce by notice the award of second fiscal 
                year funding and awards for new and renewal projects; 
                and
                    ``(D) identify the process by which the Secretary 
                may approve replacement of a collaborative applicant 
                that is not a unified funding agency to receive the 
                award in the second fiscal year.'';
                            (ii) in subsection (c)(2)--
                                    (I) by striking ``(A) In general.--
                                Except as provided in subparagraph (B), 
                                the Secretary'' and inserting ``The 
                                Secretary''; and
                                    (II) by striking subparagraph (B); 
                                and
                            (iii) in subsection (e), by striking ``1 
                        year'' and inserting ``2 years'';
                    (C) in section 423(a) (42 U.S.C. 11383)--
                            (i) in paragraph (4), in the third 
                        sentence--
                                    (I) by striking ``, at the 
                                discretion of the applicant and the 
                                project sponsor,''; and
                                    (II) by inserting ``not more than'' 
                                before ``15 years'';
                            (ii) in paragraph (7), in the matter 
                        preceding subparagraph (A), by inserting 
                        ``payment of not more than 6 months of arrears 
                        for rent and utility expenses,'' after ``moving 
                        costs,''; and
                            (iii) in paragraph (10), by striking ``3 
                        percent'' and inserting ``the greater of either 
                        $70,000 or 5 percent'';
                    (D) in section 425 (42 U.S.C. 11385), by adding at 
                the end the following:
    ``(f) Adjustment of Costs.--Not later than 1 year after the date of 
enactment of this subsection, and on a biennial basis thereafter, the 
Comptroller General of the United States--
            ``(1) shall study the hiring, retention, and compensation 
        levels of the workforce providing the services described in 
        subsection (c), including executive directors, case managers, 
        and frontline staff, and examine whether low compensation is 
        undermining program effectiveness;
            ``(2) shall submit to the appropriate congressional 
        committees a report on any findings, and to the Secretary any 
        recommendations, as the Comptroller General considers 
        appropriate regarding funding levels for the cost of the 
        supportive services and the staffing to provide the services 
        described in subsection (c); and
            ``(3) in carrying out the study under paragraph (1), may 
        reference the Consumer Price Index or other similar surveys.'';
                    (E) in section 426 (42 U.S.C. 11386), by adding at 
                the end the following:
    ``(h) Inspections.--When complying with inspection requirements for 
a housing unit provided to a homeless individual or family using 
assistance under this subtitle, the Secretary may allow a grantee to--
            ``(1) conduct a pre-inspection not more than 60 days before 
        leasing the unit;
            ``(2) if the unit is located in a rural or small area, 
        conduct a remote or video inspection of a unit; and
            ``(3) allow the unit to be leased prior to completion of an 
        inspection if the unit passed an alternative Federal inspection 
        within the preceding 12-month period, so long as the unit is 
        inspected not later than 15 days after the start of the 
        lease.''; and
                    (F) in section 430 (42 U.S.C. 11386d), by adding at 
                the end the following:
    ``(d) Costs Paid by Program Income.--With respect to grant amounts 
awarded under this subtitle, costs paid by the program income of a 
grant recipient may count toward the contributions required under 
subsection (a) if the costs--
            ``(1) are eligible expenses under this subtitle;
            ``(2) meet standards determined by the Secretary; and
            ``(3) supplement activities carried out by the recipient 
        under this subtitle.''.
            (2) Other modifications.--
                    (A) Definitions.--In this paragraph--
                            (i) the terms ``collaborative applicant'' 
                        and ``eligible entity'' have the meanings given 
                        those terms in section 401 of the McKinney-
                        Vento Homeless Assistance Act (42 U.S.C. 
                        11360); and
                            (ii) the terms ``Indian tribe'' and 
                        ``tribally designated housing entity'' have the 
                        meanings given those terms in section 4 of the 
                        Native American Housing Assistance and Self-
                        Determination Act of 1996 (25 U.S.C. 4103).
                    (B) Nonapplication of civil rights laws.--With 
                respect to the funds made available for the Continuum 
                of Care program authorized under subtitle C of title IV 
                of the McKinney-Vento Homeless Assistance Act (42 
                U.S.C. 11381 et seq.) under the heading ``Homeless 
                Assistance Grants'' in the Department of Housing and 
                Urban Development Appropriations Act, 2021 (Public Law 
                116-260) and under section 231 of the Department of 
                Housing and Urban Development Appropriations Act, 2020 
                (42 U.S.C. 11364a), title VI of the Civil Rights Act of 
                1964 (42 U.S.C. 2000d et seq.) and title VIII of the 
                Civil Rights Act of 1968 (42 U.S.C. 3601 et seq.) shall 
                not apply to applications by or awards for projects to 
                be carried out--
                            (i) on or off reservation or trust lands 
                        for awards made to Indian tribes or tribally 
                        designated housing entities; or
                            (ii) on reservation or trust lands for 
                        awards made to eligible entities.
                    (C) Certification.--With respect to funds made 
                available for the Continuum of Care program authorized 
                under subtitle C of title IV of the McKinney-Vento 
                Homeless Assistance Act (42 U.S.C. 11381 et seq.) under 
                the heading ``Homeless Assistance Grants'' under 
                section 231 of the Department of Housing and Urban 
                Development Appropriations Act, 2020 (42 U.S.C. 
                11364a)--
                            (i) applications for projects to be carried 
                        out on reservations or trust land shall contain 
                        a certification of consistency with an approved 
                        Indian housing plan developed under section 102 
                        of the Native American Housing Assistance and 
                        Self-Determination Act (25 U.S.C. 4112), 
                        notwithstanding section 106 of the Cranston-
                        Gonzalez National Affordable Housing Act (42 
                        U.S.C. 12706) and section 403 of the McKinney-
                        Vento Homeless Assistance Act (42 U.S.C. 
                        11361);
                            (ii) Indian tribes and tribally designated 
                        housing entities that are recipients of awards 
                        for projects on reservations or trust land 
                        shall certify that they are following an 
                        approved housing plan developed under section 
                        102 of the Native American Housing Assistance 
                        and Self-Determination Act (25 U.S.C. 4112); 
                        and
                            (iii) a collaborative applicant for a 
                        Continuum of Care whose geographic area 
                        includes only reservation and trust land is not 
                        required to meet the requirement in section 
                        402(f)(2) of the McKinney-Vento Homeless 
                        Assistance Act (42 U.S.C. 11360a(f)(2)).
    (d) Amendments to the Housing Choice Voucher Program.--Section 
8(o)(5) of the United States Housing Act of 1937 (42 U.S.C. 
1437f(o)(5)) is amended by adding at the end the following:
                    ``(C) Exceptions.--Notwithstanding subparagraph 
                (A)--
                            ``(i) a public housing agency may accept a 
                        third party income calculation and verification 
                        of family income for purposes of this 
                        subsection if--
                                    ``(I) the calculation and 
                                verification was completed for 
                                determination of income eligibility for 
                                a Federal program or service during the 
                                preceding 12-month period; and
                                    ``(II) there has been no change in 
                                income or family composition since the 
                                calculation and verification under 
                                clause (i); and
                            ``(ii) when using prior year income under 
                        section 3(a)(7)(B), a public housing agency 
                        shall use the income of the family as 
                        determined by the agency or owner for the prior 
                        calendar year or another 12-month period ending 
                        during the preceding 12 months, taking into 
                        consideration any redetermination of income 
                        between the start of such prior calendar year 
                        or other 12-month period and the date of the 
                        annual review.'';
    (e) Improving Coordination Between Health Care Systems and 
Supportive Services.--Not later than 180 days after the date of 
enactment of this Act, the Secretary of Health and Human Services and 
the Secretary shall seek to enter into an agreement with the National 
Academies of Sciences, Engineering, and Medicine to conduct and submit 
to the appropriate congressional committees an evidence-based, 
nonpartisan analysis that--
            (1) reviews the research on linkages between access to 
        affordable health care and homelessness and analyzes the effect 
        of greater coordination and partnerships between health care 
        organizations, mental health and substance use disorder and 
        substance use disorder service providers, and housing service 
        providers, including possible cost-savings from providing 
        greater access to health services, recovery housing, or 
        housing-related supportive services for individuals 
        experiencing chronic homelessness and other types of 
        homelessness; and
            (2) includes policy and program recommendations for 
        improving access to health care and housing, health care and 
        housing outcomes, possible cost-savings and efficiencies, and 
        best practices.
    (f) Demonstration Authority.--
            (1) In general.--Subtitle A of title IV of the McKinney-
        Vento Homeless Assistance Act (42 U.S.C. 11360 et seq.) is 
        amended by adding at the end the following:

``SEC. 409. DEMONSTRATION AUTHORITY.

    ``(a) Definitions.--In this section:
            ``(1) Appropriate congressional committees.--The term 
        `appropriate congressional committees' means--
                    ``(A) the Committee on Banking, Housing, and Urban 
                Affairs of the Senate; and
                    ``(B) the Committee on Financial Services of the 
                House of Representatives.
            ``(2) Health care organization.--The term `health care 
        organization' means an entity providing medical or mental and 
        behavioral health care, including--
                    ``(A) a hospital (as defined in section 1861(e) of 
                the Social Security Act (42 U.S.C. 1395x(e)));
                    ``(B) a Federally-qualified health center (as 
                defined in section 1905(l)(2) of the Social Security 
                Act (42 U.S.C. 1396d(l)(2))) or another community 
                health center eligible to receive a grant under section 
                330 of the Public Health Service Act (42 U.S.C. 254b); 
                and
                    ``(C) a licensed or certified provider of evidence-
                based substance use disorder services or mental health 
                services providing such services pursuant to funding 
                under a block grant for substance use prevention, 
                treatment, and recovery services or a block grant for 
                community mental health services under subpart II or 
                subpart I, respectively, of part B of title XIX of the 
                Public Health Service Act (42 U.S.C. 300x et seq.).
            ``(3) Housing provider.--The term `housing provider' means 
        an entity, including a grant recipient under subtitle B or C of 
        this title, a public housing agency (as defined in section 3 of 
        the United States Housing Act of 1937 (42 U.S.C. 1437a)), or a 
        federally funded organization or a nonprofit organization, that 
        administers a program to provide housing services to 
        individuals experiencing or at risk of homelessness, including 
        rapid re-housing, transitional housing, housing choice 
        vouchers, and housing-related supportive services.
    ``(b) Authority.--The Secretary may establish demonstration 
projects or partnerships that involve collaboration between housing 
providers and healthcare organizations to provide housing-related 
supportive services, including--
            ``(1) assistance in coordinating data systems in a manner 
        that is compliant with the Health Insurance Portability and 
        Accountability Act (Public Law 104-191); and
            ``(2) projects or partnerships that are aimed at serving 
        individuals--
                    ``(A) who are homeless, chronically homeless, or at 
                risk of homelessness; and
                    ``(B) with--
                            ``(i) a high-use of emergency services or 
                        emergency departments;
                            ``(ii) chronic disabilities, including 
                        physical health or mental health conditions;
                            ``(iii) substance use disorders;
                            ``(iv) serious mental illness; or
                            ``(v) other severe service needs.
    ``(c) Report.--Not later than 2 years after the date of enactment 
of this Act, and every 4 years thereafter, the Secretary shall submit 
to the appropriate congressional committees a report on each 
demonstration project or partnership established under this section.''.
            (2) Technical and conforming amendment.--The table of 
        contents in section 101(b) of the McKinney-Vento Homeless 
        Assistance Act (42 U.S.C. 11301 note) is amended by inserting 
        after the item relating to section 408 the following:

``Sec. 409. Demonstration authority.''.
    (g) Streamlining Coordinated Entry.--
            (1) Audit by the comptroller general.--Not later than 1 
        year after the date of enactment of this Act, the Comptroller 
        General of the United States shall--
                    (A) conduct a multi-community evaluation of the 
                operations of coordinated assessment systems by the 
                Continuum of Care Program under subtitle C of title IV 
                of the McKinney-Vento Homeless Assistance Act (42 
                U.S.C. 11381 et seq.) program to examine the 
                efficiency, accuracy, and outcomes of those operations; 
                and
                    (B) submit to the appropriate congressional 
                committees on any findings and to the Secretary on any 
                recommendations, as the Comptroller General considers 
                appropriate, for a more effective and efficient 
                coordinated entry process.
            (2) Assessments.--Not later than 2 years after the date of 
        enactment of this Act, the Secretary shall--
                    (A) evaluate the coordinated assessment processes 
                under the Continuum of Care Program under subtitle C of 
                title IV of the McKinney-Vento Homeless Assistance Act 
                (42 U.S.C. 11381 et seq.), which shall include--
                            (i) a request for information from 
                        continuums of care about coordinated entry 
                        tools, processes, barriers, documentation 
                        barriers, and necessary guidance;
                            (ii) incorporation of findings from 
                        relevant reports and demonstrations of the 
                        Department, including the report described in 
                        paragraph (1); and
                            (iii) consultation with organizations with 
                        expertise in providing health care to people 
                        experiencing homelessness on best practices in 
                        assessment tools for prioritizing resources and 
                        characterizing chronic homelessness and people 
                        experiencing homelessness with high-service 
                        needs;
                    (B) issue an updated notice, which shall include 
                guidance--
                            (i) on effective assessment processes that 
                        remove barriers, streamline access, allow for 
                        coordination with public housing agencies, 
                        include trauma-informed data collection 
                        practices, improve accuracy, address needs for 
                        underserved groups, and successfully rehouse 
                        homeless individuals;
                            (ii) that includes all key populations and 
                        subpopulations, including consideration for 
                        age, family status, health status, or other 
                        factors, access points, prioritization, and 
                        programs and systems serving individuals 
                        experiencing homelessness; and
                            (iii) that allows for local flexibility and 
                        tailoring based on the needs and resources 
                        within the specific community; and
                    (C) establish a timely, periodic procedure to 
                request feedback on coordinated assessment and update 
                the guidance, which may include conducting a request 
                for information not less frequently than once every 5 
                years.
    (h) Improving Targeted Data Collection, Funding, and 
Coordination.--The Secretary shall--
            (1) issue not less than 1 request for information on--
                    (A) improving data collection, including through 
                the use of the Homeless Management Information System 
                or other data systems;
                    (B) coordination and use of data between housing 
                and homelessness providers and physical, mental, and 
                behavioral health organizations, substance use 
                treatment providers, and the Department of Veterans 
                Affairs for implementation of programs to provide 
                services for people experiencing or at risk of 
                homelessness, including the chronically homeless; and
                    (C) the potential benefits and risks of using 
                artificial intelligence models for the purpose of 
                improving program coordination and effectiveness and 
                assessing the effectiveness of interventions to house 
                individuals experiencing or at risk of homelessness, 
                including by sub-populations;
            (2) consider providing incentives to improve data 
        collection, enhance the use of the Homeless Management 
        Information System, implement community information exchanges, 
        and strengthen the coordination of data from physical, mental, 
        and behavioral health organizations with housing and 
        homelessness providers, in order to target resources for 
        housing, outreach, homelessness prevention, and housing-related 
        supportive services for homeless individuals, or chronically 
        homeless individuals; and
            (3) coordinate with the Secretary of the Department of 
        Veterans Affairs to improve coordination between data systems 
        for vouchers provided under section 8(o)(19) of the United 
        States Housing Act of 1937 (42 U.S.C. 1437f(o)(19)), the 
        Homeless Management Information System, and any other 
        applicable homeless program supported by the Department of 
        Veterans Affairs.
    (i) Rule of Construction.-- Nothing in this section or the 
amendments made by this section shall be construed to limit the 
authority of the Secretary to provide flexibility under housing laws in 
effect as of the date of enactment of this Act. The flexibilities and 
waivers authorized under this section and the amendments made by this 
section shall not replace or result in the termination of other 
flexibilities and waivers that the Secretary is authorized to exercise.

SEC. 506. INCENTIVIZING LOCAL SOLUTIONS TO HOMELESSNESS.

    Section 414 of the McKinney-Vento Homeless Assistance Act (42 
U.S.C. 11373) is amended by adding at the end the following:
    ``(f) Funding Cap Waiver Authority.--
            ``(1) In general.--Notwithstanding any other provision of 
        law or regulation, a recipient may request a waiver of the 
        spending cap established pursuant to section 415(b) for amounts 
        provided between fiscal years 2026 through 2029.
            ``(2) Waiver request.--
                    ``(A) In general.--A recipient seeking a waiver 
                described in paragraph (1) shall submit to the 
                Secretary a waiver request that includes not more than 
                the following:
                            ``(i) A demonstration of local needs and 
                        circumstances that necessitate a waiver.
                            ``(ii) A detailed plan for how the 
                        recipient intends to use funds.
                            ``(iii) A justification for how the 
                        proposed use of funds supports the most recent 
                        Consolidated Annual Performance and Evaluation 
                        Report of the recipient.
                            ``(iv) Any public input solicited under 
                        subparagraph (B)(ii).
                    ``(B) Notification.--Each recipient shall--
                            ``(i) notify all subrecipients, including 
                        local continuums of care, of the availability 
                        of waivers under this subsection; and
                            ``(ii) prior to the submission of a waiver 
                        request under subparagraph (A)), solicit public 
                        input regarding the potential need for and 
                        proposed uses of such waiver.
                    ``(C) Approval; publication.--The Secretary shall--
                            ``(i) make all waiver requests submitted 
                        under subparagraph (A) publicly available on 
                        the website of the Department of Housing and 
                        Urban Development;
                            ``(ii) not later than 60 days after the 
                        date on which the Secretary receives a waiver 
                        request under subparagraph (A), approve or deny 
                        the request; and
                            ``(iii) deny any waiver submitted under 
                        subparagraph (A) by a recipient that relocates 
                        or threaten to relocates individuals or their 
                        property without providing emergency shelter, 
                        rapid rehousing, transitional housing, 
                        permanent supportive housing, or other 
                        permanent housing options.
            ``(3) Revocation.--
                    ``(A) In general.--A waiver approved under this 
                subsection shall remain in effect for each of fiscal 
                years 2026 through 2029 unless the recipient notifies 
                the Secretary in writing that the recipient wishes to 
                revoke the waiver.
                    ``(B) Notification.--If a recipient revokes a 
                waiver under subparagraph (A), the recipient shall 
                solicit input from subrecipients regarding the 
                revocation and provide a justification for the 
                revocation.
                    ``(C) Publication.--The Secretary shall publish any 
                revocation of a waiver under subparagraph (A) and the 
                justification of the recipient for the waiver on the 
                website of the Department of Housing and Urban 
                Development.''.

                     TITLE VI--VETERANS AND HOUSING

SEC. 601. VA HOME LOAN AWARENESS ACT.

    (a) In General.--Subpart A of part 2 of the Federal Housing 
Enterprises Financial Safety and Soundness Act of 1992 (12 U.S.C. 4541 
et seq.) is amended by adding at the end the following:

``SEC. 1329. UNIFORM RESIDENTIAL LOAN APPLICATION.

    ``Not later than 6 months after the date of enactment of this 
section, the Director shall, by regulation or order, require each 
enterprise to include a disclaimer below the military service question 
on the form known as the Uniform Residential Loan Application stating, 
`If yes, you may qualify for a VA Home Loan. Consult your lender 
regarding eligibility.'.''.
    (b) GAO Study.--Not later than 18 months after the date of 
enactment of this Act, the Comptroller General of the United States 
shall conduct a study and submit to Congress a report on whether not 
less than 80 percent of lenders using the Uniform Residential Loan 
Application have included on that form the disclaimer required under 
section 1329 of the Federal Housing Enterprises Financial Safety and 
Soundness Act of 1992, as added by subsection (a).

SEC. 602. VETERANS AFFAIRS LOAN INFORMED DISCLOSURE (VALID) ACT.

    (a) FHA Informed Consumer Choice Disclosure.--
            (1) Inclusion of information relating to va loans.--
        Subparagraph (A) of section 203(f)(2) of the National Housing 
        Act (12 U.S.C. 1709(f)(2)(A)) is amended--
                    (A) by inserting ``(i)'' after ``loan-to-value 
                ratio''; and
                    (B) by inserting before the semicolon the 
                following: ``, and (ii) in connection with a loan 
                guaranteed or insured under chapter 37 of title 38, 
                United States Code, assuming prevailing interest 
                rates''.
            (2) Rule of construction.--Nothing in the amendments made 
        by paragraph (1) shall be construed to require an original 
        lender to determine whether a prospective borrower is eligible 
        for any loan included in the notice required under section 
        203(f) of the National Housing Act (12 U.S.C. 1709(f)).
    (b) Military Service Question.--
            (1) In general.--Subpart A of part 2 of subtitle A of the 
        Federal Housing Enterprises Financial Safety and Soundness Act 
        of 1992 (12 U.S.C. 4541 et seq.), as amended by section 601(a) 
        of this Act, is amended by adding at the end the following:

``SEC. 1330. UNIFORM RESIDENTIAL LOAN APPLICATION.

    ``Not later than 6 months after the date of enactment of this 
section, the Director shall require each enterprise to--
            ``(1) include a military service question on the form known 
        as the Uniform Residential Loan Application; and
            ``(2) position the question described in paragraph (1) 
        above the signature line of the Uniform Residential Loan 
        Application.''.
            (2) Rulemaking.--Not later than 6 months after the date of 
        enactment of this Act, the Director of the Federal Housing 
        Finance Agency shall issue a rule to carry out the amendment 
        made by this section.

SEC. 603. HOUSING UNHOUSED DISABLED VETERANS ACT.

    (a) Exclusion of Certain Disability Benefits.--Section 3(b)(4)(B) 
of the United States Housing Act of 1937 (42 U.S.C. 1437a(b)(4)(B)) is 
amended--
            (1) by redesignating clauses (iv) and (v) as clauses (vi) 
        and (vii), respectively; and
            (2) by inserting after clause (iii) the following:
                            ``(iv) for the purpose of determining 
                        income eligibility with respect to the 
                        supported housing program under section 
                        8(o)(19), any disability benefits received 
                        under chapter 11 or chapter 15 of title 38, 
                        United States Code, received by a veteran, 
                        except that this exclusion shall not apply to 
                        the income in the definition of adjusted 
                        income;
                            ``(v) for the purpose of determining income 
                        eligibility with respect to any household 
                        receiving rental assistance under the supported 
                        housing program under section 8(o)(19) as it 
                        relates to eligibility for other types of 
                        housing assistance, any disability benefits 
                        received under chapter 11 or chapter 15 of 
                        title 38, United States Code, received by a 
                        veteran, except that this exclusion shall not 
                        apply to income in the definition of adjusted 
                        income;''.
    (b) Treatment of Certain Disability Benefits.--
            (1) In general.--When determining the eligibility of a 
        veteran to rent a residential dwelling unit constructed on 
        Department property on or after the date of the enactment of 
        this Act, for which assistance is provided as part of a housing 
        assistance program administered by the Secretary, the Secretary 
        shall exclude from income any disability benefits received 
        under chapter 11 or chapter 15 of title 38, United States Code 
        by such person.
            (2) Definitions.--In this subsection:
                    (A) Secretary.--The term ``Secretary'' means the 
                Secretary of Housing and Urban Development.
                    (B) Department property.--The term ``Department 
                property'' has the meaning given the term in section 
                901 of title 38, United States Code.

                TITLE VII--OVERSIGHT AND ACCOUNTABILITY

SEC. 701. REQUIRING ANNUAL TESTIMONY AND OVERSIGHT FROM HOUSING 
              REGULATORS.

    (a) HUD Programs.--The Department of Housing and Urban Development 
Act (42 U.S.C. 3531 et seq.) is amended by adding at the end the 
following:

``SEC. 15. ANNUAL TESTIMONY.

    ``The Secretary shall, on an annual basis, testify before the 
Committee on Banking, Housing, and Urban Affairs of the Senate and the 
Committee on Financial Services of the House of Representatives on the 
status of all programs carried out by the Department, at the request of 
the relevant committee.''.
    (b) Government Guaranteed or Insured Mortgages.--On an annual 
basis, the following individuals shall testify before the appropriate 
committees of Congress with respect to mortgage loans made, guaranteed, 
or insured by the Federal Government:
            (1) The President of the Government National Mortgage 
        Association.
            (2) The Federal Housing Commissioner.
            (3) The Administrator of the Rural Housing Service.
            (4) The Executive Director of the Loan Guaranty Service of 
        the Department of Veterans Affairs.
            (5) The Director of the Federal Housing Finance Agency.
    (c) Mortgagee Review Board.--Section 202(c)(8) of the National 
Housing Act (12 U.S.C. 1708(c)(8)) is amended--
            (1) by striking ``, in consultation with the Federal 
        Housing Administration Advisory Board,''; and
            (2) by inserting ``and to Congress'' after ``the 
        Secretary''.

SEC. 702. FHA REPORTING REQUIREMENTS ON SAFETY AND SOUNDNESS.

    (a) Monthly Reporting on Mutual Mortgage Insurance Fund Capital 
Ratio.--Section 202(a) of the National Housing Act (12 U.S.C. 1708(a)) 
is amended by adding at the end the following:
            ``(8) Other required reporting.--The Secretary shall--
                    ``(A) submit to Congress monthly reports on the 
                capital ratio required under section 205(f)(2); and
                    ``(B) notify Congress as soon as practicable after 
                the Fund falls below the capital ratio required under 
                section 205(f)(2).''.
    (b) Annual Independent Actuarial Study.--Section 202(a)(4) of the 
National Housing Act (12 U.S.C. 1708(a)(4)) is amended--
            (1) by striking ``The Secretary'' and inserting the 
        following:
                    ``(A) Definition.--In this paragraph, the term 
                `first-time homebuyer' means a borrower for whom no 
                consumer report (as defined in section 603 of the Fair 
                Credit Reporting Act (15 U.S.C. 1681a)) indicates that 
                the borrower has or had a loan with a consumer purpose 
                that is secured by a 1- to 4-unit residential real 
                property.
                    ``(B) Study and report.--The Secretary''; and
            (2) in subparagraph (B), as so designated, by striking 
        ``also'' and inserting ``detail how many loans were originated 
        in each census tract to first-time homebuyers, as well as''.
    (c) Annual Report.--Section 203(w)(2) of the National Housing Act 
(12 U.S.C. 1709(w)(2)) is amended by inserting ``and first-time 
homebuyers (as defined in section 202(a)(4)(A))'' after ``minority 
borrowers''.
    (d) GAO Study on Sustainable Homeownership.--Not later than 180 
days after the date of enactment of this Act, the Comptroller General 
of the United States shall conduct a study and submit to Congress a 
report on--
            (1) the value for the Federal Housing Administration of 
        defining what is sustainable homeownership in a way that 
        considers borrower default, refinancing of a mortgage that is 
        not insured by the Federal Housing Administration, the 
        Department of Veterans Affairs, or Rural Housing Service, 
        paying off a mortgage loan and transitioning back to renting, 
        and other factors that demonstrate whether insurance provided 
        under title II of the National Housing Act (12 U.S.C. 1707 et 
        seq.) has successfully served a borrower, including for first-
        time homebuyers for whom no consumer report (as defined in 
        section 603 of the Fair Credit Reporting Act (15 U.S.C. 1681a)) 
        indicates that the borrower has or had a loan with a consumer 
        purpose that is secured by a 1- to 4-unit residential real 
        property; and
            (2) the feasibility of the Federal Housing Administration 
        developing a scorecard using the metrics described in paragraph 
        (1) to measure borrower performance and reporting the scorecard 
        data to Congress.

SEC. 703. UNITED STATES INTERAGENCY COUNCIL ON HOMELESSNESS OVERSIGHT.

    Section 203(a) of the McKinney-Vento Homeless Assistance Act (42 
U.S.C. 11313(a)) is amended--
            (1) in paragraph (1)--
                    (A) by striking ``Homeless Emergency Assistance and 
                Rapid Transition to Housing Act of 2009'' and inserting 
                ``Renewing Opportunity in the American Dream to Housing 
                Act''; and
                    (B) by striking ``update such plan annually'' and 
                inserting the following: "submit to the President and 
                Congress a report every year thereafter that includes-- 
                ``
                    ``(A) the status of completion of the plan; and
                    ``(B) any modifications that were made to the plan 
                and the reasons for those modifications;'';
            (2) by redesignating paragraphs (10) through (13) as 
        paragraphs (11) through (14), respectively;
            (3) by redesignating the second paragraph (9) (relating to 
        collecting and disseminating information) as paragraph (10);
            (4) in paragraph (13), as so redesignated, by striking 
        ``and'' at the end;
            (5) in paragraph (14), as so redesignated, by striking the 
        period at the end and inserting ``; and
            (6) by adding at the end the following:
            ``(15) testify annually before Congress.''.

SEC. 704. NEIGHBORWORKS ACCOUNTABILITY ACT.

    (a) In General.--Section 415(a)(1)(A) of title 5, United States 
Code, is amended by inserting ``the Neighborhood Reinvestment 
Corporation,'' after ``the Postal Regulatory Commission,''.
    (b) Duties and Audits.--The Neighborhood Reinvestment Corporation 
Act (42 U.S.C. 8101 et seq.) is amended--
            (1) in section 606 (42 U.S.C. 8105), by adding at the end 
        the following:
    ``(e)(1) There is authorized to be appropriated to the Office of 
Inspector General of the corporation established under section 415 of 
title 5, United States Code, such sums as may be necessary to carry out 
this Act.
    ``(2) There shall not be transferred to the Office of Inspector 
General of the corporation any program operating responsibilities of 
the corporation, including the organizational assessments work and 
grantee oversight function of the corporation.''.
    (c) Independent Audit.--Section 607 of the Neighborhood 
Reinvestment Corporation Act (42 U.S.C. 8106) is amended by striking 
subsection (b) and inserting following:
    ``(b)(1) The accounts of the corporation shall be audited annually 
by an independent external auditor.
    ``(2) Notwithstanding any other audit work performed by the Office 
of Inspector General of the corporation, the audits required under 
paragraph (1) shall be conducted in accordance with generally accepted 
auditing standards by independent certified public accountants who are 
certified by a regulatory authority of the jurisdiction in which the 
audit is undertaken.''.

SEC. 705. APPRAISAL MODERNIZATION ACT.

    (a) Reconsideration of Value.--
            (1) In general.--Section 129E of the Truth In Lending Act 
        (15 U.S.C. 1639e) is amended--
                    (A) by redesignating subsections (j) and (k) as 
                subsections (k) and (l), respectively; and
                    (B) by inserting after subsection (i) the 
                following:
    ``(j) Consumer Right to Reconsideration of Value or Subsequent 
Appraisal.--
            ``(1) Definitions.--In this section:
                    ``(A) Unacceptable appraisal practice.--The term 
                `unacceptable appraisal practice' means an appraisal 
                report that--
                            ``(i) uses unsupported or subjective terms 
                        to assess or rate the property without 
                        providing a foundation for analysis and 
                        contextual information;
                            ``(ii) uses inaccurate or incomplete data 
                        about the subject property, the neighborhood, 
                        the market area, or any comparable property;
                            ``(iii) includes references, statements or 
                        comparisons about crime rates or crime 
                        statistics, whether objective or subjective;
                            ``(iv) relies in the appraisal analysis on 
                        comparable properties that were not personally 
                        inspected by the appraiser when required by the 
                        appraisal's scope of work;
                            ``(v) relies in the appraisal analysis on 
                        inappropriate comparable properties;
                            ``(vi) fails to use comparable properties 
                        that are more similar, or nearer, to the 
                        subject property without adequate explanation;
                            ``(vii) uses comparable property data 
                        provided by any interested party to the 
                        transaction without verification by a 
                        disinterested party;
                            ``(viii) uses inappropriate adjustments for 
                        differences between the subject property and 
                        the comparable properties that do not reflect 
                        the market's reaction to such differences; or
                            ``(ix) fails to make proper adjustments, 
                        including time adjustments for differences 
                        between the subject property and the comparable 
                        properties when necessary.
                    ``(B) Unsupported.--The term `unsupported' means, 
                with respect to an appraisal report or an appraiser's 
                opinion of value, that the appraisal report or the 
                opinion of value is not supported by relevant evidence 
                and logic.
            ``(2) Review.--In connection with a consumer credit 
        transaction secured by a consumer's principal dwelling, a 
        creditor shall have a review and resolution procedure for a 
        consumer-initiated reconsideration of value or subsequent 
        appraisal that complies with the following requirements:
                    ``(A) The creditor shall complete its own appraisal 
                review before delivering the appraisal to the consumer.
                    ``(B) The creditor shall have policies and 
                procedures that provide the consumer with a process to 
                submit 1 request for a reconsideration of value and 
                subsequent appraisal prior to the loan closing or 
                within 60 calendar days of denial of a credit 
                application if the consumer believes the appraisal 
                report may be unsupported, may be deficient due to an 
                unacceptable appraisal practice, or may reflect 
                discrimination.
                    ``(C) At the time of application and upon delivery 
                of the appraisal report to the consumer, the creditor 
                shall provide a written disclosure to the consumer 
                describing the process for requesting a reconsideration 
                of value or subsequent appraisal, which written 
                disclosure shall include a standardized format for the 
                consumer to submit the request for a reconsideration of 
                value, including--
                            ``(i) the name of the borrower;
                            ``(ii) the property address;
                            ``(iii) the effective date of the 
                        appraisal;
                            ``(iv) the appraiser's name;
                            ``(v) the date of the request;
                            ``(vi) a description of why the consumer 
                        believes the appraisal report may be 
                        unsupported, may be deficient due to an 
                        unacceptable appraisal practice, or may reflect 
                        discrimination;
                            ``(vii) any additional information, data, 
                        including not more than 5 alternative 
                        comparable properties and the related data 
                        sources that the consumer would like the 
                        appraiser to consider; and
                            ``(viii) an explanation of why the new 
                        information, data, or comparable properties 
                        support the reconsideration of value.
                    ``(D) The creditor shall obtain the necessary 
                information from the consumer if the consumer's request 
                for reconsideration of value or subsequent appraisal is 
                unclear or requires more information.
                    ``(E) The creditor shall have a standardized format 
                to communicate the reconsideration of value to the 
                appraiser, which format shall include--
                            ``(i) the name of the borrower;
                            ``(ii) the property address;
                            ``(iii) the effective date of the 
                        appraisal;
                            ``(iv) the appraiser's name;
                            ``(v) the date of the request;
                            ``(vi) a description of any area of the 
                        appraisal report that may be unsupported, may 
                        be deficient due to an unacceptable appraisal 
                        practice, or may reflect discrimination;
                            ``(vii) any additional information, data, 
                        including not more than 5 alternative 
                        comparable properties and the related data 
                        sources that the consumer would like the 
                        appraiser to consider;
                            ``(viii) an explanation of why the new 
                        information, data, or comparable properties 
                        support the reconsideration of value;
                            ``(ix) a definition of turn-time 
                        expectations for the appraiser to communicate 
                        the reconsideration of value results back to 
                        the creditor;
                            ``(x) instructions for delivering the 
                        reconsideration of value response as part of a 
                        revised appraisal report that includes 
                        commentary on conclusions regardless of the 
                        outcome; and
                            ``(xi) a reference for appraisers on how to 
                        correct minor appraisal issues or non-material 
                        errors not related to the reconsideration of 
                        value process.
            ``(3) Subsequent appraisal and referral.--
                    ``(A) In general.--If the creditor identifies 
                material deficiencies in the appraisal report that are 
                not corrected or addressed by the appraiser upon 
                request of the creditor, including through a consumer-
                initiated reconsideration of value, or if there is 
                evidence of unsupported or unacceptable appraisal 
                practices, the creditor shall--
                            ``(i) at the request of the consumer, order 
                        a subsequent appraisal at the creditor's own 
                        expense; and
                            ``(ii) forward the appraisal report and the 
                        creditor's summary of findings to the 
                        appropriate appraisal licensing agency or 
                        regulatory board.
                    ``(B) Discrimination.--If the creditor has reason 
                to believe that an appraisal report reflects 
                discrimination, the creditor shall--
                            ``(i) order a subsequent appraisal, at the 
                        creditor's own expense;
                            ``(ii) forward the appraisal report and the 
                        creditor's summary of findings to the 
                        appropriate local, State, or Federal 
                        enforcement agency; and
                            ``(iii) upon a final determination of 
                        discrimination by the appropriate local, State, 
                        or Federal enforcement agency, receive a 
                        reimbursement from the appraiser covering the 
                        cost of the subsequent appraisal ordered by the 
                        creditor.
                    ``(C) Definition.--
                            ``(i) In general.--Except as provided in 
                        clause (ii), in this paragraph, the term 
                        `reason to believe' means that the creditor has 
                        reviewed the applicable law and available 
                        evidence and determined that a potential 
                        violation of Federal or state 
                        antidiscrimination law exists. The available 
                        evidence may include the appraisal report, loan 
                        files, written communications, credible 
                        observations by persons with direct knowledge, 
                        statistical analysis, and the appraiser's 
                        response to the request for a reconsideration 
                        of value.
                            ``(ii) Exception.--The term `reason to 
                        believe' does not mean that there is a final 
                        legal determination of discrimination.
            ``(4) Document retention.--The creditor shall retain all 
        documentation and written communications related to the request 
        for reconsideration of value or subsequent appraisal in the 
        loan file during the 7-year period beginning on the date on 
        which the consumer submitted the credit application.
            ``(5) Rule of construction.--This subsection is consistent 
        with the exceptions to the appraiser independence requirements 
        found in subsection (c). Nothing in this subsection shall be 
        construed to require a creditor to submit a reconsideration of 
        value to the original appraiser before ordering a subsequent 
        appraisal from a subsequent appraiser.''.
            (2) Rules and interpretative guidelines.--Section 129E(g) 
        of the Truth in Lending Act (15 U.S.C. 1639e(g)) is amended--
                    (A) in paragraph (1), by striking ``paragraph (2), 
                the Board'' and inserting ``paragraphs (2) and (3), the 
                Bureau''; and
                    (B) by adding at the end the following:
            ``(3) Final rule.--Not later than 1 year after the date of 
        enactment of this paragraph, the Federal Housing Finance Agency 
        shall issue a final rule after notice and comment and issue 
        such guidance as may be necessary to carry out and enforce 
        subsection (j).''.
    (b) Public Appraisal Database.----
            (1) Covered agencies defined.--The term ``covered 
        agencies'' means--
                    (A) the Federal Housing Finance Agency, on behalf 
                of the Federal National Mortgage Association and the 
                Federal Home Loan Mortgage Corporation;
                    (B) the Department of Housing and Urban 
                Development, including the Federal Housing 
                Administration;
                    (C) the Department of Agriculture; and
                    (D) the Department of Veterans Affairs.
            (2) Feasibility report.--No later than 240 days after the 
        date of enactment of this Act, the Comptroller General of the 
        United States shall issue a public report to Congress assessing 
        the feasibility of creating a publicly available appraisal 
        database that consists of a searchable and downloadable 
        appraisal-level public use file that consolidates appraisal 
        data held or aggregated by covered agencies, which shall 
        include--
                    (A) the costs and benefits associated with 
                establishing and maintaining the public database;
                    (B) the benefits and risks associated with either 
                the Federal Housing Finance Agency or the Bureau of 
                Consumer Financial Protection being responsible for the 
                public database and whether there is another Federal 
                agency best suited for implementing and administering 
                such database;
                    (C) any safety and soundness, antitrust, or 
                consumer privacy-related risks associated with making 
                certain appraisal data factors publicly available, 
                including whether-
                            (i) there are any existing legal 
                        requirements, including under the Home Mortgage 
                        Disclosure Act of 1974 (12 U.S.C. 2801 et seq.) 
                        and section 552 of title 5, United States Code 
                        (commonly known as the ``Freedom of Information 
                        Act''), or additional actions Federal agencies 
                        could take to mitigate such risks, such as 
                        modifying or aggregating data, or eliminating 
                        personally identifiable information; and
                            (ii) there are any data factors that, if 
                        made public, may violate conduct, ethics, or 
                        other professional standards as they relate to 
                        appraisals and appraisal or valuation 
                        professionals;
                    (D) the feasibility of consolidating or matching 
                appraisal data held by covered agencies with 
                corresponding data that is required and made public 
                under the Home Mortgage Disclosure Act of 1974 (12 
                U.S.C. 2801 et seq.);
                    (E) whether the publication of any appraisal data 
                factors may pose unfair business advantages within the 
                valuation industry;
                    (F) the feasibility of including all valuation data 
                held by covered agencies, including data produced by 
                automated valuation models;
                    (G) the feasibility and benefits of making the full 
                appraisal dataset, including any modified fields, 
                available to--
                            (i) Federal agencies, including for 
                        purposes related to enforcement and supervision 
                        responsibilities;
                            (ii) relevant State licensing, supervision, 
                        and enforcement agencies and State attorneys 
                        general;
                            (iii) approved researchers, including 
                        academics and nonprofit organizations that, in 
                        connection with their mission, work to ensure 
                        the fairness and consistency of home 
                        valuations, including appraisals; and
                            (iv) any other entities identified by the 
                        Comptroller General as having a compelling use 
                        for disaggregated data;
                    (H) what appraisal data is already available in the 
                public domain; and
                    (I) the feasibility of incorporating legacy data 
                held by covered agencies during the period beginning on 
                January 1, 2017 and ending on the date of enactment of 
                this Act, and whether there are specific data points 
                not easily consolidated or matched, as described in 
                subparagraph (D), with more recent data.
            (3) Purpose.--The database described in paragraph (2) shall 
        be used to provide the public, the Federal Government, and 
        State governments with residential real estate appraisal data 
        to help determine whether financial institutions, appraisal 
        management companies, appraisers, valuation technologies, such 
        as automated valuation models, and other valuation 
        professionals are serving the housing market in a manner that 
        is efficient and consistent for all mortgage loan applicants, 
        borrowers, and communities.
            (4) Consultation.--As part of the information used in the 
        report required under paragraph (2), the Comptroller General of 
        the United States shall conduct interviews with--
                    (A) relevant Federal agencies;
                    (B) relevant State licensing, supervision, and 
                enforcement agencies and State attorneys general;
                    (C) appraisers and other home valuation industry 
                professionals;
                    (D) mortgage lending institutions;
                    (E) fair housing and fair lending experts; and
                    (F) any other relevant stakeholders as determined 
                by the Comptroller General.
            (5) Hearing.--Upon the completion of the report under 
        paragraph (2), the Committee on Banking, Housing, and Urban 
        Affairs of the Senate and the Committee on Financial Services 
        of the House of Representatives shall each hold a hearing on 
        the findings of the report and the feasibility of establishing 
        a public appraisal-level appraisal database.

            TITLE VIII--COORDINATION, STUDIES, AND REPORTING

SEC. 801. HUD-USDA-VA INTERAGENCY COORDINATION ACT.

    (a) Memorandum of Understanding.--The Secretary of Housing and 
Urban Development, the Secretary of Agriculture, and the Secretary of 
Veterans Affairs shall establish a memorandum of understanding, or 
other appropriate interagency agreement, to share relevant housing-
related research and market data that facilitates evidence-based 
policymaking.
    (b) Interagency Report.--
            (1) Report.--Not later than 180 days after the date of 
        enactment of this Act, the Secretary of Housing and Urban 
        Development, the Secretary of Agriculture, and the Secretary of 
        Veterans Affairs shall jointly submit to the Committee on 
        Banking, Housing, and Urban Affairs of the Senate and the 
        Committee on Finance of the House of Representatives a report 
        containing--
                    (A) a description of opportunities for increased 
                collaboration between the Secretary of Housing and 
                Urban Development, the Secretary of Agriculture, and 
                the Secretary of Veterans Affairs to reduce 
                inefficiencies in housing programs;
                    (B) a list of Federal laws and regulations that 
                adversely affect the availability and affordability of 
                new construction of assisted housing and single family 
                and multifamily residential housing subject to 
                mortgages insured under title II of the National 
                Housing Act (12 U.S.C. 1707 et seq.), insured, 
                guaranteed, or made by the Secretary of Agriculture 
                under title V of the Housing Act of 1949 (42 U.S.C. 
                1471 et seq.), or insured, guaranteed, or made by the 
                Secretary of Veterans Affairs under chapter 37 of title 
                38, United States Code; and
                    (C) recommendations for Congress regarding the 
                Federal laws and regulations described in subparagraph 
                (B).
            (2) Publication.--The report required under paragraph (1) 
        shall, prior to submission under that subsection, be published 
        in the Federal Register and open for comment for a period of 30 
        days.

SEC. 802. STREAMLINING RURAL HOUSING ACT.

    (a) In General.--Not later than 180 days after the date of 
enactment of this Act, the Secretary of Housing and Urban Development 
and the Secretary of Agriculture shall enter into a memorandum of 
understanding to--
            (1) evaluate categorical exclusions under the environmental 
        review process for housing projects funded by amounts from the 
        Department of the Housing and Urban Development and the 
        Department of Agriculture;
            (2) develop a process to designate a lead agency and 
        streamline adoption of Environmental Impact Statements and 
        Environmental Assessments approved by the other Department to 
        construct housing projects funded by both agencies;
            (3) maintain compliance with environmental regulations 
        under part 58 of title 24, Code of Federal Regulations, as in 
        effect on January 1, 2025, except as required to amend, add, or 
        remove categorical exclusions identified under sections 58.35 
        of title 24, Code of Federal Regulations, through standard 
        rulemaking procedures; and
            (4) evaluate the feasibility of a joint physical inspection 
        process for housing projects funded by amounts from the 
        Department of the Housing and Urban Development and the 
        Department of Agriculture.
    (b) Advisory Working Group.--
            (1) In general.--Not later than 180 days after the date of 
        enactment of this Act, the Secretary of Housing and Urban 
        Development and the Secretary of Agriculture shall establish an 
        advisory working group for the purpose of consulting on the 
        memorandum of understanding entered into under subsection (a).
            (2) Members.--The advisory working group established under 
        paragraph (1) shall consist of representatives of--
                    (A) affordable housing nonprofit organizations;
                    (B) State housing agencies;
                    (C) nonprofit and for-profit home builders and 
                housing developers;
                    (D) property management companies;
                    (E) public housing agencies;
                    (F) residents in housing assisted by the Department 
                of Housing and Urban Development or the Department of 
                Agriculture and representatives of those residents; and
                    (G) housing contract administrators.
    (c) Report.--Not later than 1 year after the date of enactment of 
this Act, the Secretary of Housing and Urban Development and the 
Secretary of Agriculture shall submit to the Committee on Banking, 
Housing, and Urban Affairs of the Senate and the Committee on Financial 
Services of the House of Representatives a report that includes 
recommendations for legislative, regulatory, or administrative 
actions--
            (1) to improve the efficiency and effectiveness of housing 
        projects funded by amounts from the Department of the Housing 
        and Urban Development and the Department of Agriculture; and
            (2) that do not materially, with respect to residents of 
        housing projects described in paragraph (1)--
                    (A) reduce the safety of those residents;
                    (B) shift long-term costs onto those residents; or
                    (C) undermine the environmental standards of those 
                residents.

SEC. 803. IMPROVING SELF-SUFFICIENCY OF FAMILIES IN HUD-SUBSIDIZED 
              HOUSING.

    (a) In General.--
            (1) Study.--Subject to subsection (b), the Secretary of 
        Housing and Urban Development shall conduct a study on the 
        implementation of work requirements implemented prior to the 
        date of enactment of this Act by public housing agencies 
        described in paragraph (4) participating in the Moving to Work 
        demonstration authorized under section 204 of the Departments 
        of Veterans Affairs and Housing and Urban Development, and 
        Independent Agencies Appropriations Act, 1996 (42 U.S.C. 1437f 
        note).
            (2) Scope.--The study required under paragraph (1) shall--
                    (A) consider the short-, medium-, and long-term 
                benefits and challenges of work requirements on public 
                housing agencies described in paragraph (4) and on 
                program participants who are subject to such 
                requirements, including the effects work requirements 
                have on homelessness rates, poverty rates, asset 
                building, earnings growth, job attainment and 
                retention, and public housing agencies' administrative 
                capacity; and
                    (B) include quantitative and qualitative evidence, 
                including interviews with program participants 
                described in subparagraph (A) and their respective 
                resident councils.
            (3) Report.--Not later than 180 days after the date of 
        enactment of this Act, the Secretary shall report the initial 
        findings of the study required under paragraph (1) to the 
        Committee on Banking, Housing, and Urban Affairs of the Senate 
        and the Committee on Financial Services of the House of 
        Representatives.
            (4) Public housing agencies described.--The public housing 
        agencies described in this paragraph are public housing 
        agencies that, as part of an application to participate in the 
        program under section 204 of the Departments of Veterans 
        Affairs and Housing and Urban Development, and Independent 
        Agencies Appropriations Act, 1996 (42 U.S.C. 1437f note), 
        submit a proposal identifying work requirements as an 
        innovative proposal.
    (b) Determination.--The requirement under subsection (a) shall 
apply if the Secretary of Housing and Urban Development determines 
that--
            (1) there are a sufficient number of public housing 
        agencies described in subsection (a)(4) such that the Secretary 
        of Housing and Urban Development can rigorously evaluate the 
        impact of the implementation of work requirements described in 
        that subsection; and
            (2) the study would not negatively impact low-income 
        families receiving assistance through a public housing agency 
        described in subsection (a)(4).
                                                       Calendar No. 143

119th CONGRESS

  1st Session

                                S. 2651

_______________________________________________________________________

                                 A BILL

        To increase the supply of affordable housing in America.

_______________________________________________________________________

                             August 1, 2025

                 Read twice and placed on the calendar