NATIONAL MULTIFAMILY HOUSING COUNCIL, INC. - 2025 second_quarter

Lobbying Activities (15)

Defense

Military Housing Privatization Initiative / Basic Allowance for Housing

HOUSE OF REPRESENTATIVESSENATE

Insurance

Public policies affecting risk management for flood, terrorism, disaster, cyber, business interruption, liability, builders risk, workers compensation, pandemic and the cost and availability of insurance utilized by multifamily firms. Issues pertaining to the rising cost of insurance for multifamily housing providers and its impact on housing affordability. Issues pertaining to pre-disaster mitigation and climate resiliency efforts. National Flood Insurance Program policies, guidance, and requirements affecting existing and future multifamily and single-family properties.

Executive Office of the President (EOP)Federal Housing Finance Agency (FHFA)HOUSE OF REPRESENTATIVESHousing & Urban Development, Dept of (HUD)SENATETreasury, Dept ofWhite House Office

Environment/Superfund

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Building Codes / Resiliency Climate Change Building Health and Performance Requirements (Indoor Air Quality; HVAC) Lead in Housing - 89 FR 89416 Reconsideration of the Dust-Lead Hazard Standards and Dust-Lead Post Abatement Clearance Levels EPA Refrigerant Transition Issues - 88 FR 88825 Phasedown of Hydrofluorocarbons: Technology Transitions Program Residential and Light Commercial Air Conditioning and Heat Pump Sector

Environmental Protection Agency (EPA)Executive Office of the President (EOP)HOUSE OF REPRESENTATIVESHousing & Urban Development, Dept of (HUD)SENATE

Housing

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Nominations Supported the nomination of Andrew Hughes to serve as the Deputy Secretary of the U.S. Department of Housing and Urban Development. Legislation/Guidance/Housing Issues CARES Act 30-day notice of eviction requirement H.R. 1981, Choice in Affordable Housing Act of 2025, to increase the number of landlords participating in the Housing Choice Voucher program, all provisions. S. 890, Choice in Affordable Housing Act of 2025, to increase the number of landlords participating in the Housing Choice Voucher program, all provisions. H.R. 3507 (118h Congress), Yes In My Backyard Act, all provisions S. 1688 (118h Congress), Yes In My Backyard Act, all provisions. H.R. __ the Identifying Regulatory Barriers to Housing Supply Act, DRAFT legislation, to require certain grantees under title I of the Housing and Community Development Act of 1974 to submit a plan to track discriminatory land use policies, and for other purposes, all provisions. S. _the Identifying Regulatory Barriers to Housing Supply Act, DRAFT legislation, to require certain grantees under title I of the Housing and Community Development Act of 1974 to submit a plan to track discriminatory land use policies, and for other purposes, all provisions. H.R. 1078, Respect State Housing Laws Act, to amend the CARES Act to remove a requirement on lessors to provide notice to vacate, and for other purposes, all provisions. S. 470, Respect State Housing Laws Act, to amend the CARES Act to remove a requirement on lessors to provide notice to vacate, and for other purposes, all provisions. H.R. _,Reducing Regulatory Barriers to Housing Act - A bill to reduce regulatory barriers to housing, and for other purposes. H.R., the Housing for Americas Middle Class Act, reviewed draft legislation. S.1299/ H.R. 2840 the Housing Supply Frameworks Act, all provisions. H.R. 6199 (118th Congress), Build More Housing Near Transit Act of 2023, to amend title 49, United States Code, to include affordable housing incentives in certain capital investment grants, and for other purposes, all provisions. S. 3216 (118th Congress), Build More Housing Near Transit Act of 2023, to amend title 49, United States Code, to include affordable housing incentives in certain capital investment grants, and for other purposes, all provisions. Draft legislative proposal, Housing Production Partnership Program Act of 2025, for Federal subsidy for state and local multifamily property tax abatement matching program to be administered through the Department of Housing and Urban Development's Pathways to Removing Obstacles to Housing program. Draft legislative proposal, Housing Production Partnership Program Act of 2025, for Federal subsidy for state and local multifamily property tax abatement matching program to be administered through the Department of Housing and Urban Development's HOME program Draft legislation, to amend title 23, United States Code, to direct the Secretary of Transportation to establish creditworthiness standards required for transit-oriented development projects that include commercial and residential development activities to be eligible to receive TIFIA funds, and for other purposes, all provisions. Draft legislative proposal, Investing in Housing Affordability Act of 2025, to create a new program based off the Small Business Investment Company model, operated at zero subsidy cost to taxpayers, and housed at the Treasury Department to provide low-cost capital to funds that invest equity or debt in affordable rental housing and homeownership projects. Requested that Fiscal Year 2026 Transportation, Housing and Urban Development (THUD) Appropriations bill include language striking subsection (c) from Section 4024 of the CARES Act (15 U.S.C. 9058), making clear that the requirement that a lessor of a covered property provide a tenant 30-days notice before requiring the tenant to vacate has ended. Lessons learned from COVID-era Emergency Rental Assistance Program that could inform future efforts. Request that FY2026 appropriations legislation fully fund: Housing Choice Voucher program (including renewals of special purpose vouchers), Housing Choice Voucher Administrative Fee Account, Emergency Housing Voucher households, Project-Based Rental Assistance. We also asked that FY2026 appropriations address the housing needs of rural communities. Federal Housing Finance Agency interpretation of 15 U.S.C. 9058, which requires that the lessor of a covered property provide a tenant 30-days notice before requiring the tenant to vacate. Study regarding the impact of state and local tenant protection laws on the cost of rent. HOME Investments Partnership Program reforms Fiscal Year 2026 Transportation-HUD Appropriations S.1527 - Housing Affordability Act A bill to modify the multifamily loan limits under title II of the National Housing Act, and for other purposes. Fees in rental housing. Fair Housing Act (Disparate Impact Rule, Screening, Criminal History Policy, and Reporting) Fair Housing Rules as they pertain to Emotional Support Animals. Possible legislation related to federal building code requirements, exemptions or studies. Possible legislation on Fire Safety Requirements related to Single Stair Entry Regulatory Review and Reform Rules and Regulations Pertaining to the Section 8 Housing Choice Voucher Program (HCV) 30-Day Notification Requirement Prior To Termination of Lease for Nonpayment of Rent (Docket # 89 FR 101270) Final Rule (24 CFR Parts 247, 880, 884, 886, 891, and 966) Reinstatement of HUD's Discriminatory Effects Standard (Docket #88 FR 19450) Final Rule (88 FR 19450) Reducing Barriers to HUD-Assisted Housing (Docket # FR-6362-P-01) Proposed Rule (24 CFR Parts 5, 245, 882, 960, 966, and 982) Withdrawn on January 16, 2025 Floodplain Management and Protection of Wetlands; Minimum Property Standards for Flood Hazard Exposure; Building to the Federal Flood Risk Management Standard (Docket # 89 FR 30850) Final Rule (24 CFR Parts 50, 55, 58, and 200) HOME Investment Partnerships Program: Program Updates and Streamlining (Docket # 90 FR 746) Final Rule (24 CFR Parts 91, 92, 570, and 982) Adoption of Energy Efficiency Standards for New Construction of HUD- and USDA-Financed Housing; Extension of HUD Compliance Dates (Docket # 90 FR 11622) Final Determination and Reconsideration Draft Notice on Solar, Cell Tower and Rooftop Leases (Drafting Table) Guidance on Application of the Fair Housing Act to the Advertising of Housing, Credit, and Other Real Estate-Related Transactions through Digital Platforms Guidance on Application of the Fair Housing Act to the Screening of Applicants for Rental Housing Build America, Buy America Act (BABA): Request for Information Regarding Iron, Steel, Construction Materials and Manufactured Products Used in Housing Programs Pursuant to the Build America, Buy America Act (Docket # 88 FR 24690) Request for Information (FR-6331-N-01) Affirmatively Furthering Fair Housing (Docket # 90 FR 4686) Proposed Rule, withdrawn by HUD (24 CFR Parts 5, 91, 92, 93, 570, 574, 576, 903 and 983) National Standards for the Physical Inspection of Real Estate: Inspection Standards (Docket # 88 FR 40832) Notice of Proposed Rulemaking Changes to the Methodology Used for Calculating Section 8 Income Limits Under the United States Housing Act of 1937 (Docket # 89 FR 1583) Notice of Proposed Rulemaking Department of Housing and Urban Development, FR-6436-N-01-Changes to the Methodology Used for Calculating Section 8 Income Limits Under the United States Housing Act of 1937, HUD-2024-0003. Department of Housing and Urban Development, Docket No. FR-6522-N-01, Office of the Assistant Secretary of Housing-Federal Housing Commissioner, HUD, Proposed Changes in Mortgage Insurance Premiums Applicable to FHA Multifamily Insurance Programs (FR Doc. 2025-11814). Review Current Rules, Notices and Guidance pertaining to Criminal Screening, Digital Advertisements, and Discriminatory Standards Reform Rules and Regulations Pertaining to the Section 8 Housing Choice Voucher program (HCV)

Council of Economic Advisers (CEA)Federal Housing Finance Agency (FHFA)HOUSE OF REPRESENTATIVESHousing & Urban Development, Dept of (HUD)Justice, Dept of (DOJ)Office of Management & Budget (OMB)SENATE

Tax Cuts and Job Act Permanency & Tax Reconciliation NMHC supports making permanent individual tax rates and the 20 percent qualified business income tax deduction that expire at the end of 2025. NMHC supports making permanent the Estate Tax rules enacted as part of the Tax Cuts and Jobs Act of 2017 (TCJA). In TCJA, Congress, doubled the estate tax exclusion through 2025 while retaining a top tax rate of 40 percent and stepped-up basis rules. H.R. 1, One Big Beautiful Bill Act, to provide for reconciliation pursuant to title II of H. Con. Res. 14, Title IV--Energy and Commerce, Subtitle C--Communications, Part 2--Artificial Intelligence and Information Technology Modernization, Sec. 43201. Artificial Intelligence and Information Technology Modernization Initiative; Title XI--Committee on Ways and Means, "The One, Big, Beautiful Bill, Subtitle A--Make American Workers and Families Thrive Again: Sec. 110001. Extension of Modification of Rates, Sec. 110005. Extension of Deduction for Qualified Business Income and Permanent Enhancement, Sec. 110006. Extension of Increased Estate and Gift Tax Exemption Amounts and Permanent Enhancement, and Sec. 110011. Limitation on Tax Benefit of Itemized Deductions; Subtitle B--Make Rural America and Main Street Grow Again, Part 1--Extension of Tax Cuts and Jobs Act Reforms for Rural America and Main Street, Sec. 111001. Extension of Special Depreciation Allowance for Certain Property and Sec. 111003. Modified Calculation of Adjusted Taxable Income for Purposes of Business Interest Deduction, Part 2--Additional Tax Relief for Rural America and Main Street, Sec. 111002. Renewal and Enhancement of Opportunity Zones, Sec. 111003. Increased Dollar Limitations for Expensing of Certain Depreciable Assets, and Sec. 111109. Modifications to Low-Income Housing Credit, Subtitle C--Make America Win Again, Part 1--Working Families Over Elites, Sec. 112007. Termination of New Energy Efficient Home Credit, Sec. 112008. Restrictions on Clean Electricity Production Credit, Sec. 112009. Restrictions on Clean Electricity Investment Credit, Sec. 112018. Limitation on Individual Deductions for Certain State and Local Taxes, Etc., Sec. 112026. Limitation on Excess Business Losses of Noncorporate Taxpayers, and Sec. 112028 Enforcement of Remedies Against Unfair Foreign Taxes. Amendment in the Nature of a Substitute to Committee Print Providing for Reconciliation, Title XI--Committee on Ways and Means, "The One, Big, Beautiful Bill, Subtitle A--Make American Workers and Families Thrive Again: Sec. 110001. Extension of Modification of Rates, Sec. 110005. Extension of Deduction for Qualified Business Income and Permanent Enhancement, Sec. 110006. Extension of Increased Estate and Gift Tax Exemption Amounts and Permanent Enhancement, and Sec. 110011. Limitation on Tax Benefit of Itemized Deductions; Subtitle B--Make Rural America and Main Street Grow Again, Part 1--Extension of Tax Cuts and Jobs Act Reforms for Rural America and Main Street, Sec. 111001. Extension of Special Depreciation Allowance for Certain Property and Sec. 111003. Modified Calculation of Adjusted Taxable Income for Purposes of Business Interest Deduction, Part 2--Additional Tax Relief for Rural America and Main Street, Sec. 111002. Renewal and Enhancement of Opportunity Zones, Sec. 111003. Increased Dollar Limitations for Expensing of Certain Depreciable Assets, and Sec. 111109. Modifications to Low-Income Housing Credit, Subtitle C--Make America Win Again, Part 1--Working Families Over Elites, Sec. 112007. Termination of New Energy Efficient Home Credit, Sec. 112008. Phase-Out and Restrictions on Clean Electricity Production Credit, Sec. 112009. Phase-Out and Restrictions on Clean Electricity Investment Credit, Sec. 112018. Limitation on Individual Deductions for Certain State and Local Taxes, Etc., and Sec. 112027. Limitation on Excess Business Losses of Noncorporate Taxpayers. S. Amdt. 2630 to H.R. 1, One Big Beautiful Bill Act, to provide for reconciliation pursuant to title II of H. Con. Res. 14, Amendment in the Nature of a Substitute, Title IV--Committee on Commerce, Science, and Transportation, Sec. 40012: Support for Artificial Intelligence Under the Broadband Equity, Access, and Deployment Program; Title VII--Finance, Subtitle A--Tax, Chapter 1--Providing Permanent Tax Relief for Middle-Class Families and Workers, Sec. 70101: Extension and Enhancement of Reduced Rates, Sec. 70105: Extension and Enhancement of Deduction for Qualified Business Income, Sec. 70106: Extension and Enhancement of Increased Estate and Gift Tax Exemption Amounts, and Sec. 70111: Limitation on Tax Benefits of Itemized Deductions; Chapter 3-Establishing Certainty and Competitiveness for American Job Creators, Subchapter A--Permanent U.S. Business Tax Reform and Boosting Domestic Investment, Sec. 70301: Full Expensing for Certain Business Property, Sec 70303: Modification of Limitation on Business Interest, and Sec. 70306: Increased Dollar Limitations for Expensing of Certain Depreciable Business Assets; Chapter 4--Investing in American Families, Communities, and Small Businesses, Subchapter C--Permanent Investments in Community Development, Sec. 70421: Permanent Renewal and Enhancement of Opportunity Zones and Sec 70422: Permanent Enhancement of Low-Income Housing Tax Credit; Chapter 5:--Ending Green New Deal Spending, Promoting America-First Energy, and Other Reforms, Subchapter A--Termination of Green New Deal Subsidies, Sec 70507: Termination of Energy Efficient Commercial Buildings Deduction; Sec. 70508: Termination of New Energy Efficient Home Credit; Sec. 70512: Termination and Restrictions on Clean Electricity Production Credit; and Sec. 70513: Termination and Restrictions on Clean Electricity Investment Credit; Chapter 6--Enhancing Deduction and Income Tax Credit Guardrails, and Other Reforms, Sec. 70601: Modification and Extension of Limitation on Excess Business Losses by Noncorporate Taxpayers. Senate Finance Committee Reconciliation Legislation: Title VII--Finance, Subtitle A--Tax, Chapter 1--Providing Permanent Tax Relief for Middle-Class Families and Workers, Sec. 70101: Extension and Enhancement of Reduced Rates, Sec. 70105: Extension and Enhancement of Deduction for Qualified Business Income, Sec. 70106: Extension and Enhancement of Increased Estate and Gift Tax Exemption Amounts, and Sec. 70111: Limitation on Tax Benefit of Itemized Deductions; Chapter 3--Establishing Certainty and Competitiveness for American Job Creators, Subchapter A--Permanent U.S. Business Tax Reforms and Boosting Domestic Investment, Sec. 70301: Full Expensing for Certain Business Property, Sec. 70303: Modification of Limitation on Business Interest, and Sec. 70306: Increased Dollar Limitation for Expensing of Certain Depreciable Assets; Chapter 4--Investing in American Families, Communities, and Small Businesses, Subchapter C--Permanent Investments in Community Development, Sec. 70421: Permanent Renewal and Enhancement of Opportunity Zones and Sec. 70422: Permanent Enhancement of Low-Income Housing Tax Credit; Chapter 5--Ending Green New Deal Spending, Promoting America-First Energy and Other Reforms, Subchapter A--Termination of Green New Deal Subsidies, Sec. 70507: Termination of Energy Efficient Commercial Buildings Deduction, Sec. 70508: Termination of New Energy Efficient Home Credit, Sec. 70513: Phase-Out and Restrictions on Clean Electricity Production Credit, and Sec. 70512: Phase-Out and Restrictions on Clean Electricity Investment Credit; and Chapter 6--Enhancing Deduction and Income Tax Guardrails, and Other Reforms, Subchapter A--Enhancing Deduction Guardrails and Other Reforms, Sec 70601: Limitation on Individual Deductions for Certain State and Local Taxes, etc. (SALT) and Addressing SALT Workarounds and Sec. 70602: Extension and Modification of Limitation on Excess Business Losses of Noncorporate Taxpayers H.R. 703, Main Street Tax Certainty Act, to amend the Internal Revenue Code of 1986 to make permanent the deduction for qualified business income, all provisions. S. 213, Main Street Tax Certainty Act, to amend the Internal Revenue Code of 1986 to make permanent the deduction for qualified business income, all provisions. H.Con.Res. 14, Establishing the congressional budget for the United States Government for fiscal year 2025 and setting forth the appropriate budgetary levels for fiscal years 2026 through 2034, provisions impacting tax policy Revenue-Raising Provisions NMHC opposes imposing the net investment income tax (NIIT) on active income while also potentially increasing the NIIT rate. NMHC opposes requiring 100-percent recapture of depreciation deductions as ordinary income for real estate. NMHC opposes restricting the deductibility of state and local taxes (e.g., income, property, and industry-related taxes) by pass-through entities and REITs. NMHC supports retaining current law with regard to like-kind exchanges. NMHC believes that carried interest should be treated as a long-term capital gain if the underlying asset is held for at least one year. Low-Income Housing Tax Credit and Middle-Income Housing Tax Credit Workforce Housing Tax Credit: NMHC supports the establishment of a Workforce Housing Tax Credit to spur production of multifamily housing for households earning up to 100 percent of area median income. Low-Income Housing Tax Credit: We support increasing credit authority and reducing the bond financing test. We also support increasing the private-activity bond volume cap to increase the use of 4 percent Low-Income Housing Tax Credits S. 3436 (118th Congress), Workforce Housing Tax Credit Act, to amend the Internal Revenue Code of 1986 to provide a credit for middle-income housing, and for other purposes, all provisions. H.R. 6686 (118th Congress), Workforce Housing Tax Credit Act, to amend the Internal Revenue Code of 1986 to provide a credit for middle-income housing, and for other purposes, all provisions. H.R. 2725, Affordable Housing Credit Improvement Act of 2025, to amend the Internal Revenue Code of 1986 to reform the low-income housing credit, and for other purposes, all provisions, in particular issues relating to increased tax credit authority and tax-exempt bond financing requirements. S. 1515, Affordable Housing Credit Improvement Act of 2025, a bill to amend the Internal Revenue Code of 1986 to reform the low-income housing credit, and for other purposes, all provisions. Adaptive Reuse H.R. 2410, Revitalizing Downtowns and Main Streets Act, to amend the Internal Revenue Code of 1986 to provide an investment credit for converting non-residential buildings to affordable housing, all provisions. Opportunity Zones NMHC supports: (1) Enabling States to recertify and/or redesignate Opportunity Zones to account for current economic realities and changes since Zones were originally designated; (2) Establishing new deferral deadlines so that taxpayers are incentivized to receive both a longer deferral period and the potential for a 10 percent or 15 percent basis increase with respect to reinvested capital gains; and (3) Reducing the basis increase necessary to qualify a multifamily rehabilitation project for Opportunity Zone purposes. H.R. 5761 (118th Congress), Opportunity Zones Transparency, Extension, and Improvement Act, to amend the Internal Revenue Code of 1986 to modify the rules relating to qualified opportunity zones, and for other purposes, all provisions Tax Depreciation NMHC believes Congress should consider proposals to shorten the depreciation recovery period of multifamily structures while opposing measures to increase the 25 percent depreciation recapture rate applicable to sales. Also studied proposals to shorten depreciation recovery period of affordable multifamily housing units. Litigation and Tax Impact S. 1821, Tackling Predatory Litigation Funding Act, to amend the Internal Revenue Code of 1986 to establish a tax on income from litigation which is received by third-party entities that provided financing for such litigation, all provisions. H.R. 3512, Tackling Predatory Litigation Funding Act, to amend the Internal Revenue Code of 1986 to establish a tax on income from litigation which is received by third-party entities that provided financing for such litigation, all provisions. Tax Regulations Department of the Treasury and Internal Revenue Service, 26 CFR Part 1, TD 9992, RIN 1545-BQ36, Guidance on the Definition of Domestically Controlled Investment Entities. Department of the Treasury, Internal Revenue Service, 26 CFR Part 1, TD 10028, RIN 1545-BR07, Certain Partnership Related-Party Basis Adjustment Transactions as Transactions of Interest. Internal Revenue Service, Notice 2025-23, Notice of Intent to Remove 26 CFR 1.6011-18; Waiver of Penalties under Sections 6707A(a), 6707(a), and 6708; Withdrawal of Notice 2024-54.

2025 second_quarter Filing

Lobbying Activities (15)

Defense

Insurance

Environment/Superfund

Housing

Lobbyists (9)

Copyright/Patent/Trademark

Postal

Immigration

Clean Air and Water (quality)

Labor Issues/Antitrust/Workplace

Financial Institutions/Investments/Securities

Homeland Security

Telecommunications

Energy/Nuclear

Transportation

Taxation/Internal Revenue Code