I 
119TH CONGRESS 
1ST SESSION H. R. 6644 
A bill to increase the supply of housing in America, and for other purposes. 
IN THE HOUSE OF REPRESENTATIVES 
DECEMBER 11, 2025 
Mr. HILL of Arkansas (for himself, Ms. WATERS, Mr. FLOOD, and Mr. 
CLEAVER) introduced the following bill; which was referred to the Com-
mittee on Financial Services, and in addition to the Committee on Vet-
erans’ Affairs, for a period to be subsequently determined by the Speaker, 
in each case for consideration of such provisions as fall within the juris-
diction of the committee concerned 
A BILL 
A bill to increase the supply of housing in America, 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; TABLE OF CONTENTS. 
(a) SHORT TITLE.—This Act may be cited as the 
‘‘Housing for the 21st Century Act’’. 
(b) TABLE OF CONTENTS.—The table of contents for 
this Act is as follows: 
Sec. 1. Short title; table of contents. 
TITLE I—BUILDING SMARTER FOR THE 21ST CENTURY 
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Sec. 101. Housing Supply Frameworks. 
Sec. 102. Accelerating home building grant program. 
Sec. 103. Federal guidelines for point-access block buildings. 
Sec. 104. Unlocking Housing Supply Through Streamlined and Modernized Re-
views. 
Sec. 105. Federal Housing Agency Application of Environmental Reviews. 
Sec. 106. Multifamily loan limits. 
Sec. 107. GAO studies. 
TITLE II—MODERNIZING LOCAL DEVELOPMENT AND RURAL 
HOUSING PROGRAMS 
Sec. 201. HOME Reform. 
Sec. 202. Community Development Fund Amendments. 
Sec. 203. Planning and implementation grants for affordable housing. 
Sec. 204. Rural housing service program improvements. 
Sec. 205. Choice in Affordable Housing. 
TITLE III—EXPANDING MANUFACTURED AND AFFORDABLE 
HOUSING FINANCE OPPORTUNITIES 
Sec. 301. Manufactured Housing Innovations. 
Sec. 302. FHA small-dollar mortgages study. 
TITLE IV—PROTECTING BORROWERS AND ASSISTED FAMILIES 
Sec. 401. Exclusion of certain disability benefits. 
Sec. 402. Military service question. 
Sec. 403. HUD–USDA–VA Interagency Coordination. 
Sec. 404. Family self-sufficiency escrow expansion pilot program. 
Sec. 405. Reforms to housing counseling and financial literacy programs. 
Sec. 406. Establishment of eviction helpline. 
Sec. 407. Temperature Sensor Pilot Program. 
Sec. 408. GAO studies. 
TITLE V—ENHANCING OVERSIGHT OF HOUSING PROVIDERS 
Sec. 501. Requirement to testify. 
Sec. 502. Disclosure required. 
Sec. 503. Investigation and report to Congress. 
Sec. 504. Federal monitor and receiver testimony. 
Sec. 505. Annual testimony. 
TITLE I—BUILDING SMARTER 
FOR THE 21ST CENTURY 
SEC. 101. HOUSING SUPPLY FRAMEWORKS. 
(a) DEFINITIONS.—In this section: 
(1) AFFORDABLE HOUSING.—The term ‘‘afford-
able housing’’ means housing for which the monthly 
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payment is not more than 30 percent of the monthly 
income of the household. 
(2) ASSISTANT SECRETARY.—The term ‘‘Assist-
ant Secretary’’ means the Assistant Secretary for 
Policy Development and Research of the Depart-
ment 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 legisla-
tion or State agency and department procedures, or 
such legislation or procedures in an insular area of 
the United States, enabling local planning and zon-
ing authorities and establishing and guiding related 
policies and programs. 
(b) GUIDELINES ON STATE AND LOCAL ZON-
ING FRAMEWORKS.— 
(1) IN GENERAL.—Not later than 3 years after 
the date of enactment of this Act, the Assistant Sec-
retary shall publish documents outlining guidelines 
and best practices to support production of adequate 
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housing to meet the needs of communities and pro-
vide 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.—Dur-
ing the 2-year period beginning on the date of enact-
ment of this Act, in developing the guidelines and 
best practices required under paragraph (1), the As-
sistant Secretary shall— 
(A) publish draft guidelines and best prac-
tices in the Federal Register for public com-
ment; and 
(B) establish a task force for the purpose 
of providing consultation to draft the guidelines 
and best practices published under subpara-
graph (A), the members of which shall in-
clude— 
(i) urban planners and architects; 
(ii) housing developers, including af-
fordable and market-rate housing devel-
opers, manufactured housing developers, 
and other business interests; 
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(iii) community engagement experts 
and community members impacted by zon-
ing decisions; 
(iv) public housing agencies and tran-
sit authorities; 
(v) members of local zoning and plan-
ning boards and local and regional trans-
portation 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 prac-
tices required under paragraph (1) shall— 
(A) with respect to State zoning frame-
works, 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 
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building heights and the reduction in min-
imum 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 re-
view processes; 
(vii) the reduction of obstacles, regu-
latory or otherwise, to a range of housing 
types at all levels of affordability, including 
manufactured and modular housing; 
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(viii) State model zoning regulations 
for directing local reforms, including mech-
anisms to encourage adoption; 
(ix) provisions to encourage transit- 
oriented development, including increased 
permissible units per structure and re-
duced minimum lot sizes near existing or 
planned public transit stations; 
(x) potential reforms to strengthen 
the public engagement process; 
(xi) reforms to protest petition stat-
utes; 
(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 afford-
ability, limit disruption of low-income com-
munities, and prevent displacement of ex-
isting residents; 
(xvi) with respect to State zoning 
frameworks— 
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(I) State model codes for direct-
ing local reforms, including mecha-
nisms to encourage adoption; 
(II) a model for a State zoning 
appeals process, which would— 
(aa) create a process for de-
velopers or builders requesting a 
variance, conditional use, special 
permit, zoning district change, 
similar discretionary permit, or 
otherwise petitioning a local zon-
ing 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 afford-
able housing; and 
(III) streamlining of State envi-
ronmental review policies; 
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(xvii) with respect to local zoning 
frameworks— 
(I) the simplification and stand-
ardization of existing zoning codes; 
(II) maximum review timelines; 
(III) best practices for the dis-
position of land owned by local gov-
ernments for affordable housing devel-
opment; 
(IV) differentiations between best 
practices for rural, suburban, and 
urban communities, and communities 
with different levels of density or pop-
ulation distribution; and 
(V) streamlining of local environ-
mental review policies; and 
(xviii) other land use measures that 
promote access to new housing opportuni-
ties identified by the Secretary; and 
(C) consider— 
(i) the effects of adopting any rec-
ommendation on eligibility for Federal dis-
cretionary grants and tax credits for the 
purpose of housing or community develop-
ment; 
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(ii) coordination between infrastruc-
ture 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 attain-
able to extremely low-, low-, and moderate- 
income residents; 
(v) a range of affordability for home-
ownership; 
(vi) accountability measures; 
(vii) the long-term cost to residents 
and businesses if more housing is not con-
structed; 
(viii) barriers to individuals seeking to 
access affordable housing in growing com-
munities 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 
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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; 
and 
(x) public comments elicited under 
paragraph (2)(A); and (xi) other consider-
ations, as identified by the Assistant Sec-
retary. 
(c) 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. 
(d) REPORTING.—Not later than 5 years after the 
date on which the Assistant Secretary publishes the final 
guidelines and best practices for State and local zoning 
frameworks under this section, the Assistant Secretary 
shall submit to the Congress a report describing— 
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(1) the States that have adopted recommenda-
tions from the guidelines and best practices, pursu-
ant to section 4 of this Act; 
(2) a summary of the localities that have adopt-
ed recommendations from the guidelines and best 
practices, pursuant to Section 4 of this Act; 
(3) a list of States that adopted a State zoning 
framework; 
(4) a summary of the modifications that each 
State has made in their State zoning framework; 
and 
(5) a general summary of the types of updates 
localities have made to their local zoning framework. 
SEC. 102. ACCELERATING HOME BUILDING GRANT PRO-
GRAM. 
(a) DEFINITIONS.—In this section: 
(1) AFFORDABLE HOUSING.—The term ‘‘afford-
able 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— 
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(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 enti-
ty’’ 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 
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(C) an Indian tribe, as defined in section 
102(a) of the Housing and Community Devel-
opment 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 re-
placement by new or refurbished housing that uti-
lizes existing utilities and infrastructure. 
(6) 
MIXED-INCOME
HOUSING.—The 
term 
‘‘mixed-income housing’’ means a housing develop-
ment that is comprised of housing units that pro-
mote differing levels of affordability in the commu-
nity. 
(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. 
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(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 jurisdic-
tion of the eligible entity, except that such grant awards 
may not be used for construction, alteration, or repair 
work. 
(c) CONSIDERATIONS.—In reviewing applications 
submitted by eligible entities for a grant under this sec-
tion, the Secretary shall consider— 
(1) the need for affordable housing by the eligi-
ble 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 
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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 produc-
tion 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 infor-
mation on the pre-reviewed designs selected and sub-
mitted 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 prac-
tices regarding such designs and make such informa-
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tion publicly available on the website of the Depart-
ment of Housing and Urban Development. 
(g) DESIGN ADOPTION AND REPAYMENT.—The Sec-
retary may require an eligible entity to return to the Sec-
retary 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. 
SEC. 103. FEDERAL GUIDELINES FOR POINT-ACCESS BLOCK 
BUILDINGS. 
(a) IN GENERAL.—Not later than 18 months after 
the date of enactment of this section, the Secretary of 
Housing and Urban Development shall issue guidelines to 
provide States, territories, Tribes, and localities with 
model code language, best practices, and technical guid-
ance that could be used to facilitate the permitting of 
point-access block residential buildings. 
(b) CONTENTS.—When developing the guidelines 
under subsection (a), the Secretary shall consider— 
(1) fire safety considerations, including sprin-
kler coverage, smoke detection, ventilation, and 
building egress performance; 
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(2) construction costs and potential impacts on 
housing affordability, including the potential for in-
creasing housing supply in high-cost jurisdictions; 
(3) flexibility for diverse consumer needs, in-
cluding family sizes, unit configurations, and acces-
sibility; 
(4) examples of single-stair codes adopted or 
considered by States and cities in the United States; 
(5) examples single-stair codes used in relevant 
international standards; 
(6) research and model language relating to 
single-stair codes produced by organizations that 
focus on point-access block building design and 
building-code reform; 
(7) consulting with experts, including devel-
opers, architects, fire marshals, researchers, econo-
mists, housing authorities, and officials in States 
that have enacted or piloted single-stair codes; and 
(8) alternative methods of safety compliance, 
including options that utilize additional passive or 
active safety features. 
(c) COORDINATION
WITH
THE
INTERNATIONAL 
CODE COUNCIL.—The Secretary shall coordinate with the 
International Code Council to encourage the International 
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Code Council to incorporate provisions about point-access 
block buildings into the International Building Code. 
(d) GRANTS.—The Secretary may award competitive 
grants to eligible entities to implement pilot projects that 
evaluate, demonstrate, or validate the safety, feasibility, 
or cost-effectiveness of point-access block residential build-
ings. 
(e) RULE OF CONSTRUCTION.—Nothing in this sec-
tion may be construed to preempt a State or local building 
code. 
(f) DEFINITIONS.—In this section: 
(1) POINT-ACCESS
BLOCK
BUILDING.—The 
term ‘‘point-access block building’’ means a Group 
R-2 occupancy residential structure, as such term is 
defined by the International Building Code, in which 
a single internal stairway provides access and egress 
for all dwelling units in a building that is not great-
er than 5 stories in height. 
(2) ELIGIBLE ENTITY.—The term ‘‘eligible enti-
ty’’ means a State, unit of local government, Tribal 
government, public housing agency, nonprofit hous-
ing organization, community development organiza-
tion, private developer, construction firm, qualified 
design firm, engineering firm, academic institution, 
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research institution, or any partnership or consor-
tium comprised of 2 or more such types of entities. 
SEC. 
104. 
UNLOCKING 
HOUSING 
SUPPLY 
THROUGH 
STREAMLINED AND MODERNIZED REVIEWS. 
(a) NEPA STREAMLINING FOR HUD HOUSING-RE-
LATED ACTIVITIES.— 
(1) IN GENERAL.—The Secretary of Housing 
and Urban Development shall, in accordance with 
section 553 of title 5, United States Code, and sec-
tion 103 of the National Environmental Policy Act 
of 1969 (42 U.S.C. 4333), expand and reclassify 
housing-related activities under the necessary admin-
istrative 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, as 
defined in section 8(o) of the United 
States Housing Act of 1937 (42 U.S.C. 
1437f(o)). 
(ii) 
Supportive 
services, 
including 
health care, housing services, permanent 
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housing placement, day care, nutritional 
services, short-term payment 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 main-
tenance, security, operation, utilities, fur-
nishings, equipment, supplies, staff train-
ing, and recruitment and other incidental 
costs. 
(iv) Economic development activities, 
including equipment purchases, inventory 
financing, interest subsidies, operating ex-
penses, and similar costs not associated 
with construction or expansion of existing 
operations. 
(v) Activities to assist homebuyers to 
purchase existing dwelling units or dwell-
ing units under construction, including 
closing costs and down payment assistance, 
interest rate buydowns, and similar activi-
ties that result in the transfer of title. 
(vi) Affordable housing pre-develop-
ment costs related to obtaining site op-
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participate in the tenant-based assist-
ance program under this subsection, 
the public housing agency shall in-
clude in the information provided to 
the family a list of dwelling units that 
have been inspected under subclause 
(II) and determined to meet the hous-
ing quality standards under subpara-
graph (B).’’. 
(b) SATISFACTION OF INSPECTION REQUIREMENTS 
THROUGH PARTICIPATION
IN OTHER HOUSING PRO-
GRAMS.—Section 8(o)(8) of the United States Housing 
Act of 1937 (42 U.S.C. 1437f(o)(8)) is amended by add-
ing at the end the following: 
‘‘(I) SATISFACTION
OF
INSPECTION
RE-
QUIREMENTS
THROUGH
PARTICIPATION
IN 
OTHER HOUSING PROGRAMS.— 
‘‘(i) 
LOW-INCOME
HOUSING
TAX 
CREDIT-FINANCED
BUILDINGS.—A dwell-
ing unit shall be deemed to meet the in-
spection requirements under this para-
graph if— 
‘‘(I) the dwelling unit is in a 
building, the acquisition, rehabilita-
tion, or construction of which was fi-
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