I 
119TH CONGRESS 
1ST SESSION 
H. R. 206 
To amend the Fair Housing Act to prohibit discrimination based on use 
of section 8 vouchers, and for other purposes. 
IN THE HOUSE OF REPRESENTATIVES 
JANUARY 3, 2025 
Ms. VELA´ZQUEZ introduced the following bill; which was referred to the Com-
mittee on Financial Services, and in addition to the Committees on Ways 
and Means, and the Judiciary, for a period to be subsequently determined 
by the Speaker, in each case for consideration of such provisions as fall 
within the jurisdiction of the committee concerned 
A BILL 
To amend the Fair Housing Act to prohibit discrimination 
based on use of section 8 vouchers, and for other purposes. 
Be it enacted by the Senate and House of Representa-
tives of the United States of America in Congress assembled, 
SECTION 1. SHORT TITLE. 
This Act may be cited as the ‘‘Landlord Account-
ability Act of 2025’’. 
SEC. 2. PROHIBITING HOUSING DISCRIMINATION BASED 
ON SOURCE OF INCOME. 
(a) IN GENERAL.—The Fair Housing Act (42 U.S.C. 
3601 et seq.) is amended— 
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(1) in section 802 (42 U.S.C. 3602), by adding 
at the end the following: 
‘‘(p) ‘Source of income’ includes— 
‘‘(1) current and future use of a tenant- or 
project-based housing voucher under section 8 of the 
United States Housing Act of 1937 (42 U.S.C. 
1437f) and any form of Federal, State, or local 
housing assistance provided to a person or family or 
provided to a housing owner on behalf of a person 
or family, including rental vouchers, rental assist-
ance, down payment assistance, other homeowner-
ship assistance, assistance to cover housing costs, 
and other rental and homeownership subsidies, or 
guarantees or financial assistance provided through 
government and nongovernment organizations, in-
cluding both receipt of such assistance and compli-
ance with its terms thereof; 
‘‘(2) income received as a monthly benefit 
under title II of the Social Security Act (42 U.S.C. 
401 et seq.), as a supplemental security income ben-
efit under title XVI of the Social Security Act (42 
U.S.C. 1381 et seq.), or as a benefit under the Rail-
road Retirement Act of 1974 (45 U.S.C. 231 et 
seq.) or income provided through Federal, State, or 
local governments or nongovernment organizations, 
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or through any public or State-supported general or 
disability income assistance program or the terms of 
such income; 
‘‘(3) income received by court order, including 
spousal support and child support; 
‘‘(4) any payment from a trust, guardian, con-
servator, co-signer, or relative; and 
‘‘(5) any other source of income or funds, in-
cluding savings accounts and investments.’’; 
(2) in section 804 (42 U.S.C. 3604)— 
(A) by inserting ‘‘source of income,’’ after 
‘‘familial status,’’ each place that term appears; 
and 
(3) in section 805 (42 U.S.C. 3605)— 
(A) in subsection (a), by inserting ‘‘source 
of income,’’ after ‘‘familial status,’’; and 
(B) in subsection (c), by inserting ‘‘source 
of income,’’ after ‘‘handicap,’’; 
(4) in section 806 (42 U.S.C. 3606), by insert-
ing ‘‘source of income,’’ after ‘‘familial status,’’; 
(5) in section 807 (42 U.S.C. 3607), by adding 
at the end the following new subsection: 
‘‘(c) Nothing under this title shall be construed to 
prohibit any entity from providing a preference for vet-
erans or based on veteran status in the sale or rental of 
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a dwelling or in the provision of services or facilities in 
connection therewith.’’; 
(6) in section 808(e)(6) (42 U.S.C. 3608(e)(6)), 
by inserting ‘‘source of income,’’ after ‘‘handicap,’’; 
and 
(7) in section 810(f) (42 U.S.C. 3610(f)), by 
striking paragraph (4) and inserting the following: 
‘‘(4) During the period beginning on the date of en-
actment of the Landlord Accountability Act of 2025 and 
ending on the date that is 40 months after such date of 
enactment, each agency certified for purposes of this title 
on the day before such date of enactment shall, for pur-
poses of this subsection, be considered certified under this 
subsection with respect to those matters for which the 
agency was certified on that date. If the Secretary deter-
mines in an individual case that an agency has not been 
able to meet the certification requirements within this 40- 
month period due to exceptional circumstances, such as 
the infrequency of legislative sessions in that jurisdiction, 
the Secretary may extend such period by not more than 
6 months.’’. 
(b) PREVENTION OF INTIMIDATION IN FAIR HOUS-
ING CASES.—Section 901 of the Civil Rights Act of 1968 
(42 U.S.C. 3631) is amended by inserting ‘‘source of in-
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come (as defined in section 802),’’ before ‘‘or national ori-
gin’’ each place that term appears. 
(c) AUTHORIZATION OF APPROPRIATIONS FOR EN-
FORCEMENT.—There is authorized to be appropriated for 
contracts, grants, and other assistance— 
(1) $90,000,000 for each of fiscal years 2026 
through 2035 for the Fair Housing Initiatives Pro-
gram under section 561 of the Housing and Com-
munity Development Act of 1987 (42 U.S.C. 
3616a); 
(2) $47,000,000 for each of fiscal years 2026 
through 2035 for the Fair Housing Assistance Pro-
gram under the Fair Housing Act (42 U.S.C. 3601 
et seq.); and 
(3) $3,000,000 for each of fiscal years 2026 
through 2028 to the Secretary of Housing and 
Urban Development for a carrying out national 
media campaign to raise public awareness to help in-
dividuals understand their expanded rights under 
the Fair Housing Act and learn how to report inci-
dents of housing discrimination. 
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SEC. 3. PENALTIES FOR INTENTIONAL ACTS TO DIS-
QUALIFY 
DWELLING 
UNITS 
FROM 
ELIGI-
BILITY FOR FEDERAL HOUSING PROGRAMS. 
(a) VIOLATION.—An owner of a dwelling unit that 
is available for rental may not take any action, or fail to 
take any action, with the intent to make the dwelling unit 
insufficiently decent, safe, sanitary, or inhabitable, or 
cause such other physical condition, so that the dwelling 
does not qualify for assistance within the jurisdiction of 
the Department (as such term is defined in section 102(m) 
of the Department of Housing and Urban Development 
Reform Act of 1989 (42 U.S.C. 3545(m))). 
(b) CIVIL MONEY PENALTIES.—Any person who is 
found by the Secretary of Housing and Urban Develop-
ment, after notice and opportunity for a hearing in accord-
ance with section 554 of title 5, United States Code, to 
have violated subsection (a) shall be assessed a civil money 
penalty by the Secretary in the amount of $100,000 for 
each such action or failure to act. 
(c) LIABILITY TO TENANTS.—A tenant who, at the 
time of a violation under subsection (a), occupies the 
dwelling unit to which the violation relates may bring a 
civil action for damages in the following amounts: 
(1) $50,000 for each action or failure to act in 
violation of subsection (a). 
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(2) Any actual damages and costs to the tenant 
resulting from the violation, including any costs of 
finding a replacement dwelling unit. 
SEC. 4. PENALITIES FOR VACANT UNITS. 
(a) VIOLATION; PENALTY.—In the case of a dwelling 
unit that is located in a multifamily housing project, quali-
fies for assistance within the jurisdiction of the Depart-
ment (as such term is defined in section 102(m) of the 
Department of Housing and Urban Development Reform 
Act of 1989 (42 U.S.C. 3545 (m))), is available for rental, 
and is found, after notice and opportunity for a hearing 
in accordance with section 554 of title 5, United States 
Code, to be intentionally left vacant by the owner for a 
period of more than 60 days that begins as provided under 
subsection (b), the owner shall be assessed a civil money 
penalty in the amount of $100,000 for every 30 days that 
the unit is found to be intentionally left vacant. 
(b) TIMING.— 
(1) NEW UNITS.—In the case of a dwelling unit 
that has not previously been occupied, such 60-day 
period shall commence on the day that the unit is 
first habitable for occupancy, as determined by the 
Secretary. 
(2) EXISTING UNITS.—In the case of a dwelling 
unit that has previously been occupied, such 60-day 
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period shall commence on the day that the unit was 
vacated by the most recent tenant. 
(c) TREATMENT OF REPAIRS.—In making a deter-
mination with respect to a violation under subsection 
(a)— 
(1) the Secretary shall presume, subject to 
paragraph (2), that a dwelling unit that is vacant 
during any period between tenancies that the unit is 
being repaired, updated, renovated, or refurbished is 
not available for rental during such period; and 
(2) the Secretary shall treat such presumption 
as having been rebutted upon a showing by a pro-
spective tenant, or agent thereof, that a reasonable 
period of time for such updating, renovation, or re-
furbishment elapsed. 
SEC. 5. RESOURCES FOR RECEIVING AND RESOLVING COM-
PLAINTS REGARDING MULTIFAMILY HOUS-
ING PROJECTS. 
(a) INCREASED HUD STAFFING FOR COMPLAINT 
CALL STAFFING.— 
(1) 
INCREASED
STAFFING.—The 
Secretary 
shall, not later than the expiration of the 180-day 
period beginning on the date of the enactment of 
this Act, increase the staffing level for the Multi-
family Housing Complaint Line established and op-
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erated by the Multifamily Housing Clearinghouse of 
the Department so that it is sufficient and appro-
priate to handle the volume of calls received without 
unreasonable waiting periods. 
(2) AUTHORIZATION OF APPROPRIATIONS.—For 
carrying out paragraph (1), there are authorized to 
be appropriated to the Secretary such sums as may 
be necessary for each fiscal year for carrying out 
paragraph (1). 
(b) MULTIFAMILY HOUSING COMPLAINT RESOLU-
TION PROGRAM.— 
(1) IN
GENERAL.—The Secretary shall carry 
out a Multifamily Housing Complaint Resolution 
Program for receiving complaints about multifamily 
housing projects from voucher users who reside in 
such projects and local governmental officials, under 
which the Secretary shall provide for— 
(A) gathering of information regarding 
each such complaint; 
(B) determining whether there is a likeli-
hood that there is any violation of the require-
ments under the rental assistance voucher pro-
gram relating to such complaint; 
(C) informing the owner or landlord of the 
complaint and any violations; and 
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(D) attempting to resolve the complaint 
and violations, including through mediation. 
(2) RESOLUTION.—The Secretary may provide 
for carrying out the activities required under para-
graph (1)(D) through regional or field offices of the 
Department or through such local or private organi-
zations or agencies as the Secretary determines have 
appropriate capabilities and expertise to carry out 
such activities. 
(3) FUNDING.—Amounts made available for ad-
ministrative fees under section 8(q) of the United 
States Housing Act of 1937 (42 U.S.C. 1437f(q)) 
shall be available for carrying out the program 
under this subsection. 
(4) REGULATIONS.—Not later than the expira-
tion of the 12-month period beginning on the date 
of the enactment of this Act, the Secretary shall 
issue any regulations necessary to establish the Pro-
gram required under this subsection. 
SEC. 6. HUD DISCLOSURE OF LANDLORD COMPLAINTS. 
(a) PUBLIC DISCLOSURE.—The Secretary shall pub-
licly disclose, on a website of the Department and on a 
timely basis, information regarding each complaint re-
ceived under the Program establish pursuant to section 
5(b), which shall include for each such complaint— 
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(1) the nature of the complaint; 
(2) the date on which such complaint was sub-
mitted to the Department; 
(3) the disposition, as of the time of such dis-
closure, of such complaint; and 
(4) information identifying the multifamily 
housing project to which such complaint relates. 
(b) REPORTS
TO CONGRESS.—The Secretary of 
Housing and Urban Development shall submit a report 
annually to the Committee on Financial Services of the 
House of Representatives and the Committee on Banking, 
Housing, and Urban Affairs of the Senate summarizing 
the complaints described in subsection (a) that were re-
ceived by the Department during the preceding year and 
describing the disposition to such date of such complaints. 
SEC. 7. TAX CREDIT INCENTIVE FOR MAINTENANCE OF 
MULTIFAMILY 
HOUSING 
WITH 
VOUCHER 
USER TENANTS. 
(a) IN GENERAL.—Subpart D of part IV of sub-
chapter A of chapter 1 of the Internal Revenue Code of 
1986 is amended by adding at the end the following new 
section: 
‘‘SEC. 45AA. LOW-INCOME HOUSING MAINTENANCE CREDIT. 
‘‘(a) IN GENERAL.—For purposes of section 38, in 
the case of an eligible landlord, the low-income housing 
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maintenance credit determined under this section for the 
taxable year is an amount equal to the amount of the tax-
payer’s low-income housing maintenance expenses for such 
taxable year. 
‘‘(b) LIMITATIONS.— 
‘‘(1) PER
UNIT
LIMITATION.—The credit al-
lowed under subsection (a) with respect to any tax-
payer for any taxable year shall not exceed the prod-
uct of $2,500 multiplied by the number of low-in-
come housing units owned by the taxpayer. 
‘‘(2) PER BUILDING LIMITATION.—The credit 
allowed under subsection (a) with respect to any tax-
payer for any taxable year shall not exceed the prod-
uct of $100,000 multiplied by the number of eligible 
low-income housing projects owned by the taxpayer. 
‘‘(3) PER TAXPAYER LIMITATION.—The credit 
allowed under subsection (a) with respect to any tax-
payer for any taxable year shall not exceed 
$500,000. 
‘‘(c) ELIGIBLE LANDLORD.—For purposes of this 
section, the term ‘eligible landlord’ means any taxpayer 
for any taxable year if— 
‘‘(1) such taxpayer owns one or more eligible 
low-income housing projects during such taxable 
year, and 
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‘‘(2) either— 
‘‘(A) each complaint that is filed, under 
the program under section 5(b) of the Landlord 
Accountability Act of 2025, during such taxable 
year with respect to a dwelling unit in an eligi-
ble low-income housing project owned by such 
taxpayer has been determined by the Secretary 
of Housing and Urban Development to have 
been remedied not later than the date which is 
30 days after the date on which such complaint 
is so filed, or 
‘‘(B) no such complaint has been filed with 
respect to such a dwelling unit in such a hous-
ing project owned by such taxpayer during such 
taxable year. 
‘‘(d) OTHER DEFINITIONS.—For purposes of this 
section— 
‘‘(1) LOW-INCOME HOUSING MAINTENANCE EX-
PENSES.—The term ‘low-income housing mainte-
nance expenses’ means the aggregate amount paid 
or incurred by the taxpayer during the taxable year 
for maintenance or improvement of low-income hous-
ing units. 
‘‘(2) 
ELIGIBLE
LOW-INCOME
HOUSING 
PROJECT.—The term ‘eligible low-income housing 
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project’ means, with respect to a taxable year, a 
housing project— 
‘‘(A) that consists of five or more dwelling 
units at least one of which was occupied during 
such year by a family who rented the dwelling 
unit using a voucher for rental assistance under 
section 8(o) of the United States Housing Act 
of 1937 (42 U.S.C. 1437f(o)); and 
‘‘(B) with respect to which the eligible 
landlord has entered into such binding agree-
ments as the Secretary of Housing and Urban 
Development shall require to ensure that rents 
for dwelling units in the project do not, at any 
time after the taxable year in which a low-in-
come housing maintenance credit under this 
section is allowable, exceed the applicable fair 
market rental under section 8(c) of the United 
States Housing Act of 1937 (42 U.S.C. 
1437f(c)) for the market area in which the 
project is located. 
‘‘(3) LOW-INCOME HOUSING UNIT.—The term 
‘low-income housing unit’ means a dwelling unit 
within an eligible low-income housing project. 
‘‘(e) AGGREGATION RULE.—All persons treated as a 
single employer under subsection (a) or (b) of section 52 
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or subsection (m) or (o) of section 414 shall be treated 
as one person for purposes of applying this section. The 
credit determined under subsection (a) (after application 
of subsection (b)) shall be allocated among such persons 
in such manner as the Secretary may prescribe. 
‘‘(f) TERMINATION.—No credit shall be determined 
under this section with respect to any taxable year begin-
ning after December 31, 2035.’’. 
(b) CREDIT TO BE PART OF GENERAL BUSINESS 
CREDIT.—Section 38(b) of such Code is amended by strik-
ing ‘‘plus’’ at the end of paragraph (37), by striking the 
period at the end of paragraph (38) and inserting ‘‘, plus’’, 
and by adding at the end the following new paragraph: 
‘‘(39) in the case of an eligible landlord (as de-
fined in section 45AA(c)), the low-income housing 
maintenance 
credit 
determined 
under 
section 
45AA.’’. 
(c) CLERICAL AMENDMENT.—The table of sections 
for subpart D of part IV of subchapter A of chapter 1 
of such Code is amended by adding at the end the fol-
lowing new item: 
‘‘Sec. 45AA. Low-income housing maintenance credit.’’. 
(d) EFFECTIVE DATE.—The amendments made by 
this section shall apply to taxable years beginning after 
December 31, 2025. 
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SEC. 8. PUBLIC DISPLAY OF TENANT’S RIGHTS AND COM-
PLAINT LINE. 
(a) REQUIRED DISPLAY.—An owner of a multifamily 
housing project which qualifies for assistance within the 
jurisdiction of the Department (as such term is defined 
in section 102(m) of the Department of Housing and 
Urban Reform Act of 1989 (42 U.S.C. 3545 (m)) shall 
display, at all times and in clear and conspicuous location 
on each floor of such project that contains any dwelling 
unit, a written notice that includes— 
(1) a statement describing the rights under 
Federal law afforded to tenants of the project; 
(2) the phone number for the Multifamily 
Housing Complaint Line established and operated by 
the Multifamily Housing Clearinghouse; and 
(3) the phone number for a regional or local of-
fice of the Department which can provide tenants 
additional information regarding State and local re-
sources for tenants. 
(b) LANGUAGE AVAILABILITY.—The notice required 
under subparagraph (a) shall be made available to tenants 
in English and in Spanish, as well as any additional lan-
guages the owner may feel necessary. 
(c) CIVIL MONEY PENALTY.—Any person who is 
found by the Secretary of Housing and Urban Develop-
ment, after notice and opportunity for a hearing in accord-
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ance with section 554 of title 5, United States Code, to 
have failed to make a good faith effort to display notice 
complying with subsection (a) may be assessed a civil 
money penalty by the Secretary in the amount of $500 
for each day of each such failure, except that the Secretary 
shall waive such penalty in any case in which an owner 
cures such violation within the 5-day period beginning 
upon notice by the Secretary of such violation. 
(d) MODEL NOTICE.— 
(1) DEVELOPMENT.—Not later than the expira-
tion of the 12-month period beginning on the date 
of the enactment of this Act, the Secretary shall de-
velop and publish in the Federal Register a model 
notice that fulfills the requirements under sub-
sections (a)(1) and (a)(2). 
(2) AVAILABILITY.—The Secretary shall make 
copies of the notice developed pursuant to paragraph 
(1) available, upon request, to owners of multifamily 
housing projects. 
(e) APPLICABILITY.—Subsections (a) and (b) shall 
apply beginning upon the expiration of the 60-day period 
that begins on the date that the Secretary publishes notice 
in the Federal Register pursuant to subsection (c)(1). 
(f) REGULATIONS.—Not later than the expiration of 
the 180-day period beginning on the date of the enactment 
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