I 
111TH CONGRESS 
2D SESSION 
H. R. 6468 
To authorize the Secretary of Housing and Urban Development to initiate 
a voluntary multi-year effort to transform properties with rental assist-
ance contracts under various programs into properties with long-term, 
property-based, sustainable rental assistance contracts that include flexi-
bility to address capital requirements, to enhance resident choice, and 
to streamline and simplify the administration of rental assistance. 
IN THE HOUSE OF REPRESENTATIVES 
DECEMBER 1, 2010 
Mr. ELLISON (for himself, Mr. AL GREEN of Texas, Ms. EDWARDS of Mary-
land, Mr. HIMES, and Mr. CLEAVER) introduced the following bill; which 
was referred to the Committee on Financial Services 
A BILL 
To authorize the Secretary of Housing and Urban Develop-
ment to initiate a voluntary multi-year effort to trans-
form properties with rental assistance contracts under 
various programs into properties with long-term, prop-
erty-based, sustainable rental assistance contracts that 
include flexibility to address capital requirements, to en-
hance resident choice, and to streamline and simplify 
the administration of rental assistance. 
Be it enacted by the Senate and House of Representa-
tives of the United States of America in Congress assembled, 
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SECTION 1. SHORT TITLE; TABLE OF CONTENTS. 
(a) SHORT TITLE.—This Act may be cited as the 
‘‘Rental Housing Revitalization Act of 2010’’. 
(b) TABLE OF CONTENTS.—The table of contents for 
this Act is as follows: 
Sec. 1. Short title; table of contents. 
Sec. 2. Findings and purposes. 
Sec. 3. Conversion of rental assistance. 
Sec. 4. Transformation authority. 
Sec. 5. Property-based contracts. 
Sec. 6. Project-based voucher contracts. 
Sec. 7. Conforming amendments. 
SEC. 2. FINDINGS AND PURPOSES. 
(a) FINDINGS.—The Congress finds that— 
(1) the Department of Housing and Urban De-
velopment (in this section referred to as HUD) cur-
rently provides rental assistance to more than 4.8 
million households through at least 13 different pro-
grams that are implemented through an infrastruc-
ture comprised of approximately public housing 
agencies, more than 18,000 individual Federal con-
tracts with private owners, and hundreds of non- 
profit rental program administrators; 
(2) the substantial unmet capital needs of the 
aging public and assisted housing stock hinder Fed-
eral efforts to provide safe, high-quality, sustainable, 
energy-efficient affordable housing; and 
(3) the current rental assistance structure un-
necessarily increases transaction costs for developers 
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and communities, makes it more difficult for families 
in need to obtain rental assistance, impedes fair ac-
cess to scarce resources, and fails to decrease the 
concentration of poor and minority families in dis-
tressed or isolated neighborhoods, to expand oppor-
tunities to live in mixed-income sustainable neigh-
borhoods, or to expand opportunities to live in 
mixed-income sustainable neighborhoods, while at 
the same time worst-case housing needs and home-
lessness are increasing significantly. 
(b) PURPOSES.—The purposes of this Act are— 
(1) to preserve affordable housing opportunities 
for the long term, by providing the opportunity for 
public housing agencies and private owners to con-
vert from current forms of rental assistance under 
a variety of programs to long-term, property-based 
contracts that will enhance market-based discipline 
and enable owners to sustain operations and lever-
age private financing to address immediate and 
long-term capital needs; 
(2) to enhance housing choice for residents; 
(3) to streamline and improve the delivery and 
oversight of rental assistance across all rental assist-
ance programs by such means as promoting con-
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sortia, consolidation, and other locally designed 
structures for administrative functions; 
(4) to create more uniform policies across all 
rental assistance programs funded by the Secretary 
of Housing and Urban Development to increase ad-
ministrative efficiency at all levels of program oper-
ations; and 
(5) to facilitate the adoption of energy-efficient 
and green technologies in HUD-assisted housing in 
order to reduce operating costs, improve residents’ 
quality of life, and enhance and protect the value of 
such housing. 
SEC. 3. CONVERSION OF RENTAL ASSISTANCE. 
Section 8 of the United States Housing Act of 1937 
(42 U.S.C. 1437f) is amended by inserting after sub-
section (k) the following new subsection: 
‘‘(l) CONVERSION OF RENTAL ASSISTANCE.— 
‘‘(1) AUTHORITY FOR CONVERSION OF RENTAL 
ASSISTANCE.—The Secretary may, subject to the 
availability of amounts provided in appropriations 
Acts and that otherwise become available, and to the 
control of the Secretary of applicable accounts in the 
Treasury of the United States, allocate amounts to 
public housing agencies and other owners of eligible 
properties for the voluntary conversion of existing 
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project-based rental housing assistance contracts, as 
specified in this subsection, including annual con-
tributions contracts, through the execution of long- 
term, property-based assistance contracts under sub-
section (n) (in this subsection referred to as ‘prop-
erty-based contracts’) or of project-based voucher 
rental assistance contracts for additional units of as-
sistance under subsection (o)(13) (in this subsection 
referred to as ‘project-based voucher contracts’) with 
public and private owners of properties assisted 
under— 
‘‘(A) this section, excluding owners that 
continue to request renewal of rental assistance 
contracts under section 524 of the Multifamily 
Assisted Housing Reform and Affordability Act 
of 1997 (42 U.S.C. 1437f note); 
‘‘(B) section 9 of this Act (42 U.S.C. 
1437g); 
‘‘(C) the rent supplement program under 
section 101 of the Housing and Urban Develop-
ment Act of 1965 (12 U.S.C. 1701s); 
‘‘(D) the rental assistance program under 
section 236(f)(2) of the National Housing Act 
(12 U.S.C. 1715z–1(f)(2)); and 
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‘‘(E) other Federal affordable housing pro-
grams, as authorized by statute. 
‘‘(2) CONDITIONS AND PROCEDURES FOR CON-
VERSION PROCESS.—The Secretary shall provide, by 
notice inviting owners of eligible properties to re-
quest conversion of assistance pursuant to this sub-
section, conditions and procedures for approval of 
such requests as the Secretary determines appro-
priate, including conditions and procedures that— 
‘‘(A) promote the rehabilitation, including 
energy-efficiency improvements and sustainable 
design features, and long-term financial and 
physical sustainability of properties; 
‘‘(B) deconcentrate poverty; 
‘‘(C) increase administrative efficiency; or 
‘‘(D) promote physical accessibility for per-
sons with disabilities. 
‘‘(3) REQUIRED
CONDITIONS.—In addition to 
any other conditions of conversion the Secretary may 
require, the Secretary shall ensure, through meas-
ures including requirements for conversion requests, 
contract provisions, and the control of the allocation 
of amounts, that— 
‘‘(A) any property that is proposed for con-
version of assistance under this subsection and 
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will undergo substantial rehabilitation shall be 
subject to a detailed physical condition assess-
ment that will identify rehabilitation needs, esti-
mate repair and replacement needs, and iden-
tify opportunities to implement cost-effective, 
energy-efficient and green technologies;. 
‘‘(B) the number of affordable units with 
property-based assistance is not decreased by 
the conversion of assistance under this sub-
section, except as provided in paragraph (5) of 
this subsection; 
‘‘(C) there is no reduction in the number 
of families receiving rental assistance as a re-
sult of the conversion under this subsection; 
‘‘(D) conversion under this subsection shall 
not be grounds for termination of tenancy; and 
‘‘(E) the owner has complied with require-
ments established by the Secretary for consulta-
tion with residents about the owner’s intention 
to apply for conversion under this subsection, 
and any related rehabilitation or demolition of 
units in which tenants reside and any resulting 
relocation of tenants to other units, including 
the applicable rights of return, which require-
ments shall include— 
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‘‘(i) resident involvement in planning 
for and implementation of conversion, in-
cluding reasonable steps to help ensure 
meaningful participation for residents who 
are limited in their English proficiency; 
‘‘(ii) meetings with residents to ensure 
that each tenant wishing to return to revi-
talized on-site housing has the opportunity 
to express that wish and be accorded pref-
erence for tenancy; and 
‘‘(iii) public meetings prior to imple-
menting any significant amendments or 
changes to a conversion plan. 
For a public housing agency, a plan to convert 
under this subsection shall be considered a sig-
nificant amendment to the agency plan under 
section 5A (42 U.S.C. 1437c–1), and the agen-
cy shall comply with applicable requirements to 
consult with the resident advisory board and 
the public concerning significant amendments. 
‘‘(4) AGREEMENT TO PROVIDE ASSISTANCE.— 
The Secretary may provide for an agreement to pro-
vide assistance under a property-based or project- 
based voucher contract with an owner of a property 
in advance of final approval of conversion, to facili-
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tate the owner’s ability to obtain financing or for 
other reasons. 
‘‘(5) ONE-FOR-ONE
REPLACEMENT
OF
AS-
SISTED UNITS.—Properties converted to assistance 
under this subsection may have fewer assisted units 
under a property-based contract or under a project- 
based voucher contract after conversion that the 
property had immediately prior to the conversion of 
assistance (including vacant units) only if the assist-
ance from such reduced number of units is trans-
ferred to an equal number of units in a replacement 
property or properties, as follows: 
‘‘(A) NUMBER OF UNITS.—For 100 per-
cent of all such units in existence, as of the 
date of the request for conversion, that are to 
be demolished or disposed or converted to a 
unit that is not assisted under this Act, the 
owner shall provide a plan acceptable to the 
Secretary for timely replacement of each unit. 
‘‘(B) NUMBER
OF
BEDROOMS.—Replace-
ment housing shall reflect the number of bed-
rooms that are needed to adequately serve re-
turning tenants, households currently on the 
waiting list and to meet future needs based on 
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other market data, as determined by the Sec-
retary. 
‘‘(C) DISABILITY ACCESSIBLE HOUSING.— 
Off-site replacement housing shall not result in 
a decrease in available inventory of disability 
accessible housing, and all housing, where oth-
erwise covered, shall comply with the accessi-
bility requirements of the Fair Housing Act (42 
U.S.C. 3601 et seq.) and section 504 of the Re-
habilitation Act of 1973 (29 U.S.C. 794). 
‘‘(D) LOCATION.—Replacement housing 
units shall be developed— 
‘‘(i) on the site of the property being 
converted; and 
‘‘(ii) in the neighborhood or within the 
metropolitan area up to 25 miles from the 
property being converted, as necessary 
to— 
‘‘(I) comply with fair housing re-
quirements; 
‘‘(II) deconcentrate poverty; 
‘‘(III) provide appropriate den-
sities for the property being con-
verted; 
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‘‘(IV) promote location-efficient 
communities; or 
‘‘(V) meet other factors as deter-
mined by the Secretary in order to 
further the purposes of this subsection 
and subsection (m). 
‘‘(E) OFF-SITE
REPLACEMENT.—Replace-
ment housing developed off the site of the prop-
erty being converted as provided under subpara-
graph (D)(ii) shall meet the following require-
ments: 
‘‘(i) 
ECONOMIC
OPPORTUNITIES.— 
Off-site replacement housing shall offer ac-
cess to economic opportunities and public 
transportation and be accessible to social, 
recreational, 
educational, 
commercial, 
health facilities and services, and other 
municipal services and facilities that are 
comparable under such standards as the 
Secretary may prescribe. 
‘‘(ii) PROHIBITION OF INCREASE OF 
CONCENTRATION OF MINORITIES.—Off-site 
replacement housing shall not be located in 
areas of minority concentration, defined in 
relation to the metropolitan area or rural 
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county in which the project is located, or 
in areas of extreme poverty, except in 
areas that qualify as revitalizing neighbor-
hoods, as defined by the Secretary. 
‘‘(F) TENANT-BASED
VOUCHERS
AS
RE-
PLACEMENT HOUSING.—An owner may replace 
up to half of the units that are demolished or 
disposed of or permitted to be unassisted under 
the conversion in accordance with this sub-
section with tenant-based vouchers in housing 
markets where there is— 
‘‘(i) an adequate supply of affordable 
rental housing in areas of low poverty, 
which supply shall be demonstrated by 
data that show within the housing market 
area of the property that— 
‘‘(I) at least 80 percent of vouch-
ers under subsection (o) issued over 
the last 24 months to comparable 
families were successfully leased with-
in 120 days of issuance, or, if a suffi-
cient number of comparable families 
have not received vouchers, an alter-
native measure, as the Secretary shall 
design, is met; 
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‘‘(II) existing voucher holders are 
widely dispersed geographically in 
areas of low poverty with access to 
public transportation, education, and 
other amenities, as determined by the 
Secretary, among the available private 
rental housing stock; and 
‘‘(III) the applicant provides a 
market analysis demonstrating that— 
‘‘(aa) there is a relatively 
high vacancy rate among units 
that would meet or exceed hous-
ing quality standards within the 
market area, as determined by 
the Secretary, with rent and util-
ity costs not exceeding the appli-
cable payment standard under 
subsection (o); and 
‘‘(bb) such high vacancy rate 
within the market area is ex-
pected to continue for the next 5 
years or longer; or 
‘‘(ii) a judgment, consent decree, or 
other order of a court limits the ability of 
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the owner to comply with the requirements 
under this paragraph. 
‘‘(G) DE MINIMIS REDUCTION.—Notwith-
standing any other provision of this subsection, 
the owner of a property converting under this 
subsection may demolish not more than the 
lesser of 5 dwelling units or 5 percent of the 
total dwelling units at the converting property, 
but only— 
‘‘(i) to reconfigure units to serve re-
turning tenants or households currently on 
the waiting list; 
‘‘(ii) if the space occupied by the de-
molished unit is used for meeting the serv-
ice or other needs of residents; or 
‘‘(iii) if the demolished unit was be-
yond repair. 
‘‘(6) USE RESTRICTIONS.—The Secretary shall 
require use and affordability restrictions as a condi-
tion of conversion of each property to a property- 
based contract or project-based voucher contract, as 
follows: 
‘‘(A) PUBLIC HOUSING.— 
‘‘(i) 
BASIC
REQUIREMENTS.—An 
owner of a property assisted under section 
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9 approved for conversion of assistance 
pursuant to this subsection shall agree to 
provide the number of units, as required 
under paragraph (5), subject to the eligi-
bility, targeting, and rent rules as provided 
under the property-based contract or 
project-based voucher contract for use as 
affordable housing for at least 30 years 
from the date of execution of the initial 
section 8 contract after conversion and 
continuously for the duration of each ex-
tension or renewal of such contract offered 
by the Secretary or a public housing agen-
cy pursuant to subsection (n) or (o)(13). 
‘‘(ii) TRANSFER OR SALE OF PROP-
ERTY.—No sale or transfer of a property 
subject to a use agreement under this sub-
paragraph, except properties subject to 
paragraph (18), shall be permitted without 
the prior approval of the Secretary. The 
Secretary shall not approve a sale or trans-
fer to a for-profit entity, except as per-
mitted under paragraph (13)(B) of this 
subsection to facilitate the use of tax cred-
its under section 42 of the Internal Rev-
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enue Code of 1986, and shall not approve 
a sale or transfer to a non-profit entity un-
less the Secretary determines that there is 
no capable public entity willing to take 
ownership of the property. 
‘‘(B) OTHER
HOUSING.—An owner of a 
property other than a property assisted under 
section 9 entering into a contract for rental as-
sistance pursuant to this subsection shall agree 
to provide the number of units, as required 
under paragraph (5), subject to the eligibility, 
targeting, and rent rules as provided under the 
property-based or project-based voucher con-
tract for use as affordable housing for the 
greater of the remaining term of any prior use 
restriction existing at the time of conversion to 
the new rental assistance contract or the initial 
term of the new rental assistance contract. 
‘‘(C) MODIFICATION OF USE AGREEMENT 
WITH
TRANSFER
OF
ASSISTANCE.—The Sec-
retary shall establish procedures to allow for 
the transfer of assistance from all or part of the 
units in a property with converted assistance, at 
the request of an owner or upon expiration or 
termination of a rental assistance contract, to a 
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new contract for rental assistance at a replace-
ment property or properties, subject to the re-
quirements of paragraph (5), otherwise applica-
ble legal requirements, and to a continuation of 
use restriction at the new property. The Sec-
retary shall require owners requesting such 
modifications to provide notice and consultation 
with tenants as provided in paragraph (3)(E) 
and to assist tenants to relocate, in accordance 
with paragraph (9). 
‘‘(7) TENANTS RESIDING IN UNITS AT TIME OF 
CONVERSION.—Notwithstanding any other provision 
of law, a family lawfully residing in an assisted unit 
in a property at the time of a conversion of assist-
ance under this subsection shall be considered eligi-
ble for assistance under subsections (n) and (o)(13), 
as applicable, and shall not be subject to rescreening 
or termination of assistance or eviction from the unit 
or denial of reoccupancy after rehabilitation because 
of the conversion or the requirements of any other 
funds used to finance the rehabilitation, and the re-
quirements of section 16 shall not apply to such 
family, but shall be complied with upon turnover of 
tenants. For purposes of section 42 of the Internal 
Revenue Code of 1986, such otherwise compliant 
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tenancies shall be considered to be in compliance 
with income requirements. 
‘‘(8) ENERGY EFFICIENCY.—The Secretary may 
implement measures to facilitate the cost-effective 
adoption of energy-efficient and green technologies 
in properties converting to assistance under this sub-
section and in replacement units newly constructed 
with assistance under this section. 
‘‘(9) RELOCATION ASSISTANCE.— 
‘‘(A) APPLICABILITY OF UNIFORM RELOCA-
TION AND REAL PROPERTY ACQUISITION POLI-
CIES ACT.—The Uniform Relocation and Real 
Property Acquisition Policies Act of 1970 (42 
U.S.C. 4601 et seq.) shall apply to displace-
ment and relocation activities pursuant to the 
conversion of rental assistance under this sub-
section except as otherwise provided in this 
paragraph. 
‘‘(B) TEMPORARY RELOCATION.—A public 
housing agency or owner that acquires, rehabili-
tates, or demolishes any project or building, or 
portion thereof, in connection with the conver-
sion or transfer of assistance under this sub-
section may temporarily, for a period not to ex-
ceed 12 months, or such other period, not to ex-
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able efforts of tenants to organize or of 
tenant organizations to represent their 
members; 
‘‘(ii) tenants and tenant organizations 
shall have the right to hold meetings, in-
cluding meetings concerning the formation 
of a tenant organization, in a building re-
ceiving funding from a rental assistance 
program; 
‘‘(iii) property owners and public 
housing agencies administering rental as-
sistance under subsection (l) shall recog-
nize legitimate tenant organizations and 
give reasonable consideration to concerns 
raised by legitimate tenant organizations; 
‘‘(iv) properties with only a portion of 
the units funded under a rental assistance 
program may, at the option of the tenants 
of units with such assistance, have a single 
tenant organization representing all ten-
ants; 
‘‘(v) a tenant organization shall be 
considered legitimate if it meets regularly, 
operates democratically, is broadly rep-
resentative, is independent of the public 
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