In this task, you are given text for US Congressional and California state bills, your task is to generate a summary for this bill.

Example input: SECTION 1. LIABILITY OF BUSINESS ENTITIES PROVIDING USE OF FACILITIES
TO NONPROFIT ORGANIZATIONS.

(a) Definitions.--In this section:
(1) Business entity.--The term ''business entity'' means a
firm, corporation, association, partnership, consortium, joint
venture, or other form of enterprise.
(2) Facility.--The term ''facility'' means any real
property, including any building, improvement, or appurtenance.
(3) Gross negligence.--The term ''gross negligence'' means
voluntary and conscious conduct by a person with knowledge (at
the time of the conduct) that the conduct is likely to be
harmful to the health or well-being of another person.
(4) Intentional misconduct.--The term ''intentional
misconduct'' means conduct by a person with knowledge (at the
time of the conduct) that the conduct is harmful to the health
or well-being of another person.
(5) Nonprofit organization.--The term ''nonprofit
organization'' means--
(A) any organization described in section 501(c)(3)
of the Internal Revenue Code of 1986 and exempt from
tax under section 501(a) of such Code; or
(B) any not-for-profit organization organized and
conducted for public benefit and operated primarily for
charitable, civic, educational, religious, welfare, or
health purposes.
(6) State.--The term ''State'' means each of the several
States, the District of Columbia, the Commonwealth of Puerto
Rico, the Virgin Islands, Guam, American Samoa, the Northern
Mariana Islands, any other territory or possession of the
United States, or any political subdivision of any such State,
territory, or possession.
(b) Limitation on Liability.--
(1) In general.--Subject to subsection (c), a business
entity shall not be subject to civil liability relating to any
injury or death occurring at a facility of the business entity
in connection with a use of such facility by a nonprofit
organization if--
(A) the use occurs outside of the scope of business
of the business entity;
(B) such injury or death occurs during a period
that such facility is used by the nonprofit
organization; and
(C) the business entity authorized the use of such
facility by the nonprofit organization.
(2) Application.--This subsection shall apply--
(A) with respect to civil liability under Federal
and State law; and
(B) regardless of whether a nonprofit organization
pays for the use of a facility.
(c) Exception for Liability.--Subsection (b) shall not apply to an
injury or death that results from an act or omission of a business
entity that constitutes gross negligence or intentional misconduct,
including any misconduct that--
(1) constitutes a crime of violence (as that term is
defined in section 16 of title 18, United States Code) or act
of international terrorism (as that term is defined in section
2331 of title 18) for which the defendant has been convicted in
any court;
(2) constitutes a hate crime (as that term is used in the
Hate Crime Statistics Act (28 U.S.C. 534 note));
(3) involves a sexual offense, as defined by applicable
State law, for which the defendant has been convicted in any
court; or
(4) involves misconduct for which the defendant has been
found to have violated a Federal or State civil rights law.
(d) Superseding Provision.--
(1) In general.--Subject to paragraph (2) and subsection
(e), this Act preempts the laws of any State to the extent that
such laws are inconsistent with this Act, except that this Act
shall not preempt any State law that provides additional
protection from liability for a business entity for an injury
or death with respect to which conditions under subparagraphs
(A) through (C) of subsection (b)(1) apply.
(2) Limitation.--Nothing in this Act shall be construed to
supersede any Federal or State health or safety law.
(e) Election of State Regarding Nonapplicability.--This Act shall
not apply to any civil action in a State court against a business
entity in which all parties are citizens of the State if such State
enacts a statute--
(1) citing the authority of this subsection;
(2) declaring the election of such State that this Act
shall not apply to such civil action in the State; and
(3) containing no other provision.
Example output: Shields a business entity from civil liability relating to any injury or death occurring at a facility of that entity in connection with a use of such facility by a nonprofit organization if: (1) the use occurs outside the scope of business of the business entity; (2) such injury or death occurs during a period that such facility is used by such organization; and (3) the business entity authorized the use of such facility by the organization.
Makes this Act inapplicable to an injury or death that results from an act or omission of a business entity that constitutes gross negligence or intentional misconduct, including misconduct that: (1) constitutes a hate crime or a crime of violence or act of international terrorism for which the defendant has been convicted in any court; or (2) involves a sexual offense for which the defendant has been convicted in any court or misconduct for which the defendant has been found to have violated a Federal or State civil rights law.
Preempts State laws to the extent that such laws are inconsistent with this Act, except State law that provides additional protection from liability. Specifies that this Act shall not be construed to supersede any Federal or State health or safety law.
Makes this Act inapplicable to any civil action in a State court against a business entity in which all parties are citizens of the State if such State, citing this Act's authority and containing no other provision, enacts a statute declaring the State's election that this Act shall not apply to such action in the State.
Example explanation: This Bill focuses on shielding business entities from civil liability relating to an injury or death depending on the conditions of injury, hence the generated summary is correct.
Q: SECTION 1. SHORT TITLE.

This Act may be cited as the ''Homeowners' Emergency Mortgage
Assistance Act''.

SEC. 2. MORTGAGE EMERGENCY ASSISTANCE PROGRAM.

(a) In General.--The Secretary shall establish a program to make
payments on a mortgage insured under the National Housing Act for a 1-
to 4-family residence when--
(1) the mortgagee has given the mortgagor notice in
accordance with section 3(b) that it intends to foreclose the
mortgage;
(2) at least 2 full monthly installments due on the
mortgage are unpaid after the application of any partial
payments that may have been accepted but not yet applied to the
mortgage account;
(3) the mortgagor is suffering financial hardship due to
circumstances beyond the control of the mortgagor which render
the mortgagor unable to correct the delinquency on the mortgage
and unable to make full mortgage payments before the expiration
of the 60-day period beginning on the date that notice was sent
to the mortgagor in accordance with section 3(b);
(4) there is a reasonable prospect that the mortgagor will
be able to resume full mortgage payments not later than 36
months after the beginning of the period for which assistance
payments are provided and to pay the mortgage in full by its
maturity date or by a later date agreed upon by the mortgagee;
(5) the property mortgaged is the mortgagor's principal
place of residence;
(6) the mortgagor does not own other property which is
subject to a mortgage insured or held by the Secretary;
(7) the mortgagor has applied to the Secretary for
assistance in accordance with section 4; and
(8) the mortgagor has not been more than 60 days in arrears
on a residential mortgage within the 2-year period preceding
the delinquency for which assistance is requested, unless the
mortgagor can demonstrate that the prior delinquency was the
result of financial hardship due to circumstances beyond the
control of the mortgagor.
(b) Effect of Finding of Ineligibility.--If, after reviewing an
application for assistance submitted in accordance with section 4, the
Secretary determines that the mortgagor has not met the conditions of
eligibility described in subsection (a), the mortgagor shall be
prohibited from reapplying for assistance under this Act until the
expiration of the 6-month period beginning on the date of such
determination unless there is a material change in the financial
circumstances of the mortgagor.
(c) Determination Relating to Financial Hardship.--In determining
whether a financial hardship (which may be caused by a reduction in
income or an increase in expenses, or both) is due to circumstances
beyond the control of a mortgagor, the Secretary may consider
information regarding the mortgagor's employment record, credit
history, and current income. Such circumstances shall include, but not
be limited to--
(1) loss of job of a member of the household;
(2) salary, wage or earnings reduction of a member of the
household;
(3) injury, disability or illness of a member of the
household;
(4) divorce or separation in the household; or
(5) death of a member of the household.
(d) Housing Counseling Agencies.--The Secretary shall designate and
approve nonprofit housing counseling agencies in each State to be
available to assist the Secretary in implementing the program
established pursuant to subsection (a) of this section and to section
4(b)(1)(A). Nonprofit housing agencies designated and approved under
this subsection shall provide assistance to an eligible mortgagor
during the entire period that such mortgagor receives assistance under
this Act.

SEC. 3. LEGAL ACTION.

(a) Conditions Under Which Legal Action Is Prohibited.--Except as
otherwise provided in the Act, a mortgagee of a mortgage which is
insured under the National Housing Act for a 1- to 4-family residence
may not accelerate the maturity of or commence any legal action
regarding such a mortgage (including, but not limited to, mortgage
foreclosure to recover under such obligation) or take possession of any
security of the mortgagor for such mortgage obligation unless the
mortgagee has sent to the mortgagor notice pursuant to subsection (b).
In addition, the mortgagee may not take such action--
(1) before the expiration of the 30-day period beginning on
the date that notice of the intent to take such action was sent
to the mortgagor in accordance with subsection (b);
(2) before the expiration of the 30-day period beginning on
the date of the initial meeting between the mortgagor and an
approved counseling agency held in accordance with section
4(a);
(3) if an application for such assistance under this Act
has been submitted to the Secretary on behalf of the mortgagor
and such application--
(A) is pending; or
(B) has been approved but payments have not yet
been made toward the mortgage; or
(4) if payment toward the mortgage is being made under this
Act.
(b) Requirements of Notice.--The Secretary shall issue regulations
that include, but are not limited to, a uniform notice under this
section. Such notice shall be in plain language and shall--
(1) inform the mortgagor in large bold type that he or she
may be eligible for temporary assistance in making mortgage
payments;
(2) include an explanation of the mortgage assistance
program under this Act;
(3) inform the mortgagor that to apply for mortgage
assistance, he or she shall attend a meeting in accordance with
section 4(a) within 30 days of the date of the notice;
(4) include the legal action intended and the basis
therefore;
(5) include a list of approved counseling agencies located
in the State in which the mortgagor resides;
(6) be sent via first class mail to the last known address
of the mortgagor; and
(7) be subject to such other requirements as prescribed by
the Secretary.

SEC. 4. APPLICATION FOR ASSISTANCE.

(a) Meeting.--
(1) In general.--To apply for assistance under this Act,
not later than 30 days after receiving notice in accordance
with section 3(b), a mortgagor shall attend a face to face
meeting with the mortgagee or an approved counseling agency to
attempt to prevent legal action for which the notice was sent
by restructuring the mortgage payment schedule. A meeting under
this paragraph may be conducted over the telephone under
circumstances prescribed by the Secretary.
(2) Notice.--If the mortgagor meets with the approved
counseling agency within the period specified in paragraph (1),
the approved counseling agency shall send notice of the meeting
which includes, but is not limited to, the date of the meeting,
to the mortgagee not later than 5 business days after the
meeting.
(b) Preparation; Submission.--
(1) In general.--If the mortgagor is not able to resolve
the default and prevent foreclosure before the expiration of
the 30-day period beginning on the date of the meeting, the
mortgagor may file an application for mortgage assistance under
this Act. At the request of the mortgagor, an approved
counseling agency shall--
(A) assist the mortgagor in preparing an
application for assistance under this Act; and
(B) not later than 30 days after the mortgagor
initially requests assistance in the preparation of the
application, submit the completed application to the
Secretary.
(2) Fees.--The Secretary may pay approved counseling
agencies a fee, in an amount determined by the Secretary, for
rendering assistance pursuant to this Act.
(c) Notice to Mortgagee.--If the approved counseling agency submits
an application for assistance to the Secretary on behalf of a
mortgagor, the approved counseling agency shall, not later than 5
business days after submitting the application, inform the mortgagee of
the date that the application was submitted.
(d) Form; Contents.--An application for assistance under this Act
shall be submitted on a form prescribed by the Secretary and shall
include a financial statement disclosing all assets and liabilities of
the mortgagor, whether singly or jointly held, and all household income
regardless of source.
(e) Effect of Misrepresentation.--A mortgagor who intentionally
misrepresents any financial information in connection with the filing
of an application for assistance under this Act may be denied
assistance and required to immediately repay any amount of assistance
received, and the mortgagee may, at any time thereafter, take any legal
action to enforce the mortgage without any further restrictions or
requirements under this Act.
(f) Availability.--An application for assistance under this Act may
be obtained from an approved counseling agency.
(g) Determination on Application.--
(1) Time period.--The Secretary shall determine eligibility
of a mortgagor for assistance under this Act not later than 60
days after receipt of the application of the mortgagor.
(2) Notification.--Not later than 5 business days after
making the determination on an application for assistance, the
Secretary shall notify the mortgagor and the mortgagee as to
whether the application has been approved or disapproved.

SEC. 5. ASSISTANCE PAYMENTS BY SECRETARY.

(a) Amount to Bring Mortgage Current.--If the Secretary determines
that a mortgagor is eligible for assistance under this Act, the
Secretary shall pay to the mortgagee from the Mutual Mortgage Insurance
Fund the full amount due to the mortgagee pursuant to the terms of the
mortgage without regard to any acceleration under the mortgage, or the
full amount of any alternative mortgage payments agreed to by the
mortgagee and mortgagor on the date that the application is approved by
the Secretary. This amount shall include the amount of principal,
interest, taxes, assessments, ground rents, hazard insurance, any
mortgage insurance or credit insurance premiums, and reasonable
attorneys' fees incurred by such mortgagee in relation to the
arrearage.
(b) Monthly Assistance Payments.--
(1) In general.--The Secretary shall make monthly mortgage
assistance payments to the mortgagee on behalf of the mortgagor
pursuant to this Act.
(2) Obligation of the mortgagor.--A mortgagor on whose
behalf the Secretary is making the mortgage assistance payments
shall pay monthly payments to the Secretary. Such payments
shall be in an amount which will cause the mortgagor's total
housing expense not to exceed 35 percent of the mortgagor's net
effective income. This shall be the maximum amount the
mortgagor can be required to pay during the 36 months a
mortgagor is eligible for mortgage assistance.
(3) Obligation of the secretary.--Upon receipt of this
payment from the mortgagor, the Secretary or the Secretary's
duly authorized agent shall send the total mortgage payment
directly to the mortgagee.
(c) Review Upon Delinquency.--If the mortgagor fails to pay to the
Secretary any amounts due directly from the mortgagor under this
section not later than 15 days after such due date, the Secretary or
its designated agent shall review the mortgagor's financial
circumstances to determine whether a delinquency in payments due from
the mortgagor under this section or section 6 is the result of a change
in the mortgagor's financial circumstances since the payment amount was
last determined. If the delinquency is not the result of a change in
the mortgagor's financial circumstances, the Secretary shall terminate
future mortgage assistance payments and the mortgagee may, at any time
thereafter, take any legal action to enforce its mortgage without any
further restriction or requirement. If the delinquency is the result of
such a change, the Secretary shall modify the mortgagor's required
payments to the Secretary as the Secretary shall determine.
(d) Period for Assistance.--Payments under this Act shall be
provided for a period not to exceed 36 months, either consecutively or
nonconsecutively. The Secretary shall establish procedures for periodic
review of the mortgagor's financial circumstances for the purpose of
determining the necessity for continuation, termination, or adjustment
of the amount of the payments.

SEC. 6. REPAYMENT OF ASSISTANCE.

(a) Assistance Loan.--The amount by which the assistance payments
made by the Secretary to the mortgagee exceeds the amount of payments
made by the mortgagor to the Secretary shall be a loan by the Secretary
to the mortgagor. The loan shall be evidenced by such documents as the
Secretary shall determine necessary to protect the interests of the
United States.
(b) Repayment of Assistance Loan.--Before making assistance
payments under this Act on behalf of a mortgagor, the Secretary shall
enter into an agreement with the mortgagor for repayment of all
mortgage assistance made by the Secretary under section 5, plus
interest as provided in subsection (c). The agreement shall provide for
monthly payments by the mortgagor to the Secretary which (1) shall
begin once the Secretary has determined that continuation of mortgage
assistance payments to the mortgagee is unnecessary, and (2) shall be
in an amount determined as follows:
(1) Housing expense less than 35 percent.--If the
mortgagor's total housing expense is less than 35 percent of
the mortgagor's net effective income, the mortgagor shall pay
to the Secretary the difference between 35 percent of the
mortgagor's net effective income and the mortgagor's total
housing expense unless otherwise determined by the Secretary
after examining the mortgagor's financial circumstances and
ability to contribute to repayment of the mortgage assistance.
(2) Housing expense greater than 35 percent.--If the
mortgagor's total housing expense is more than 35 percent of
the mortgagor's net effective income, repayment of the mortgage
assistance shall be deferred until the mortgagor's total
housing expense is less than 35 percent of the mortgagor's net
effective income.
(3) When mortgage paid in full.--Notwithstanding paragraphs
(1) and (2), if repayment of mortgage assistance is not made by
the date that the mortgage is paid in full, the mortgagor shall
make mortgage assistance repayments in an amount not less than
the previous regular mortgage payment until the mortgage
assistance is repaid.
(c) Interest.--Interest shall accrue on all mortgage assistance
made under this Act at the rate determined monthly by the Secretary of
the Treasury to be equal to the then current average yield on
outstanding 30-year bonds issued by the Secretary of the Treasury under
section 3102 of title 31, United States Code, and shall accrue only
during the period in which the mortgagor is required to make repayment
under this section.
(d) Lien to Secure Repayment of Assistance.--Repayment of amounts
owed to the Secretary from a mortgagor shall be secured by a mortgage
lien on the property and by such other obligation as the Secretary may
require. The lien or other security interest of the Secretary shall not
be deemed to take priority over any other secured lien or secured
interest in effect against the mortgagor's property on the date
assistance payments begin. The Secretary may allow subordination of the
mortgage assistance lien only if such subordination is necessary to
permit the mortgagor to obtain a home improvement loan for repairs
necessary to preserve the property.
(e) Time for Repayment.--Payments under this section shall be made
by the mortgagor to the Secretary not later than 14 days after each
mortgage payment is due under the mortgage (or in the case of repayment
after the mortgage has been paid in full, not later than the date the
mortgage payments were due under the mortgage).

SEC. 7. DEFINITIONS.

For the purposes of this Act, the following definitions apply:
(1) Approved counseling agency.--The term ''approved
counseling agency'' means a nonprofit housing counseling agency
approved by the Secretary pursuant to section 2(e).
(2) Gross household income.--The term ''gross household
income'' means the total income of a mortgagor, the mortgagor's
spouse, children residing in the same residence as the
mortgagor, and any other person living in such residence that
is declared by the mortgagor as a dependent for Federal income
tax purposes.
(3) Household.--The term ''household'' means a mortgagor,
the mortgagor's spouse, children residing in the same residence
as the mortgagor, and any other person living in such residence
that is declared by the mortgagor as a dependent for Federal
income tax purposes.
(4) Housing expense.--The term ''housing expense'' means
the sum of the mortgagor's monthly maintenance, utility, and
hazard insurance expense, taxes, and required mortgage
payments, including escrows.
(5) Mortgagee; mortgagor.--The terms ''mortgagee'' and
''mortgagor'' have the meanings given such terms in section 201
of the National Housing Act (12 U.S.C. 1707).
(6) Net effective income.--The term ''net effective
income'' means the gross household income of the mortgagor,
less city, State, and Federal income and social security taxes.
(7) Secretary.--The term ''Secretary'' means the Secretary
of Housing and Urban Development.
A:
Homeowners' Emergency Mortgage Assistance Act - Directs the Secretary of Housing and Urban Development to establish a mortgage emergency assistance program for qualifying homeowners with National Housing Act-insured mortgages who are temporarily unable to meet their obligations due to financial hardship beyond their control.

Requires: (1) homeowner repayment of such assistance and interest; and (2) certain conditions to be met before legal action may be taken against a qualifying homeowner, including providing the homeowner with program notice.