‘‘(I) the reasons for the increase 
in the payment standard; 
‘‘(II) a description of how and 
why the public housing agency has de-
termined that it meets the require-
ments of clause (ii); and 
‘‘(III) a description of other steps 
the public housing agency is taking, in 
addition to increasing the payment 
standard, to address the problems of 
voucher utilization, voucher success 
rates (the proportion of families that 
are issued a voucher that succeed in 
leasing a unit within the timeframe 
provided by the public housing agency 
to search for housing), and concentra-
tion of voucher holders. 
‘‘(v) 
APPLICABILITY.—Clauses 
(ii) 
through (iv) shall apply with respect only 
to amounts made available for rental as-
sistance under this subsection for fiscal 
year 2005 and fiscal years thereafter.’’. 
(b) TIGHT RENTAL MARKETS.—The Secretary of 
Housing and Urban Development shall, not later than the 
expiration of the 12-month period beginning on the date
of the enactment of this Act, issue regulations to imple-
ment the recommendations made by the Millenial Housing 
Commission in the report entitled ‘‘Meeting Our Nation’s 
Challenges’’, dated May 30, 2002, regarding improving 
the housing choice voucher program under section 8(o) of 
the United States Housing Act of 1937. Such regulations 
shall provide that—
(1) the Secretary shall expand the resources de-
voted to rent surveys to ensure that published fair 
market rentals established under section 8(c) of such 
Act do not lag actual rents; and 
(2) exception payment standards under section 
8(o)(1)(D) of such Act (as amended by subsection 
(a) of this section) are more quickly approved when 
census data demonstrate that average area rents are 
at the level of the exception sought (subject to ap-
propriate maximum limitations, as the Secretary of 
Housing and Urban Development shall provide). 
SEC. 3. TERMINATION OF HOUSING ASSISTANCE PAYMENTS 
CONTRACT. 
Section 8(o) of the United States Housing Act of 
1937 (42 U.S.C. 1437f(o)) is amended by adding at the 
end the following new paragraph: 
‘‘(20) BREACH
OF
HAP
CONTRACT.—Each 
housing assistance payment contract for assistance
under this subsection shall provide that it shall be 
breach of such contract for the owner to fail to pay 
State or local real estate taxes, fines, or assessments 
relating to a dwelling unit assisted under the con-
tract or the building in which the unit is located.’’. 
SEC. 4. COMMISSION TO STUDY PUBLIC AND SECTION 8 
HOUSING. 
(a) ESTABLISHMENT.—There is hereby established a 
commission to be known as the Commission to Revitalize 
Older Communities Through Housing Improvements (in 
this section referred to as the ‘‘Commission’’). 
(b) MEMBERSHIP.—
(1) APPOINTMENT.—The Commission shall be 
composed of 9 members, appointed not later than 90 
days after amounts are appropriated pursuant to 
subsection (g) or are otherwise made available from 
non-Federal sources to carry out this section. Each 
member shall be appointed for the life of the Com-
mission. The members shall be as follows: 
(A) 3 members appointed by the President. 
(B) 2 members appointed by the Speaker 
of the House of Representatives. 
(C) 1 member appointed by the minority 
leader of the House of Representatives.
(D) 2 members appointed by the majority 
leader of the Senate. 
(E) 1 member appointed by the minority 
leader of the Senate. 
(2) CHAIRPERSON.—The Commission shall elect 
a chairperson from among the members of the Com-
mission. 
(3) QUORUM.—A majority of the members of 
the Commission shall constitute a quorum for the 
transaction of business. 
(4) VACANCIES.—Any vacancy on the Commis-
sion shall not affect its powers, but shall be filled in 
the manner in which the original appointment was 
made. 
(5) PROHIBITION OF ADDITIONAL PAY.—Mem-
bers of the Commission who are full-time officers or 
employees of the United States may not receive ad-
ditional pay, allowances, or benefits by reason of 
their service on the Commission. 
(6) TRAVEL EXPENSES.—Each member of the 
Commission shall receive travel expenses, including 
per diem in lieu of subsistence, in accordance with 
sections 5702 and 5703 of title 5, United States 
Code. 
(c) FUNCTIONS.—
(1) STUDY.—The Commission shall conduct a 
study regarding the following topics: 
(A) PUBLIC HOUSING COMMUNITY SERVICE 
REQUIREMENT.—The Commission shall study 
the community service requirement under sec-
tion 12(c) of the United States Housing Act of 
1937 (42 U.S.C. 1437j(c)) to determine—
(i) the effectiveness of such require-
ment in producing community service con-
tributions by residents of public housing, 
taking into consideration exemptions under 
law for certain individuals and the tem-
porary suspension of the requirement and 
of funding for carrying out the require-
ment; 
(ii) the best means of determining 
compliance with, and enforcing, the com-
munity service requirement; 
(iii) the actual level of compliance 
with the community service requirement; 
and 
(iv) whether applying the community 
service requirement to recipients of rental 
housing voucher assistance under section 
8(o) of such Act would be feasible and ef-
fective, taking into consideration the large 
proportion of recipients of such assistance 
that are employed and the significant ad-
ministrative burdens and costs public hous-
ing agencies would incur in implementing, 
administrating, and enforcing such require-
ment. 
(B) VOUCHER
CONCENTRATION
REDUC-
TION.—The Commission shall study—
(i) the effectiveness and feasibility, for 
purposes of reducing concentration of pov-
erty, of authorizing public housing agencies 
to establish a limitation on the number of 
rental housing assistance vouchers under 
section 8 of the United States Housing Act 
of 1937 that may be used for rental of 
dwelling units located within any single 
municipality or area, which limitation shall 
be based on the percentage of recipients of 
such assistance to the total population; 
(ii) the consistency of such a limita-
tion with, and effects on, the portability re-
quirements under section 8(r) of such Act; 
and