Sponsors (32)
The bill invests in increasing affordable housing supply, tenant protections, disaster recovery, and community banking support while strengthening HUD oversight — but does so at notable taxpayer cost and with tradeoffs including program dilution for the poorest households, privacy and administrative burdens, potential market disruptions (manufactured housing and banking), and implementation uncertainty.
Renters, low‑ and moderate‑income households, and local jurisdictions will get expanded resources and incentives (grants, technical assistance, zoning‑reform support, ADU/duplex by‑right policies, and a rural set‑aside) to increase affordable housing supply and choice.
Disaster‑affected households, communities, and state/local governments will gain dedicated long‑term recovery and mitigation funding, faster preliminary grants, and improved HUD‑FEMA‑SBA coordination to speed rebuilding and reduce repetitive losses.
Renters in large‑owner portfolios and local communities will get stronger tenant protections and market safeguards (hotline/website, annual investor disclosure, limits on large investor acquisitions, and penalties with proceeds directed to HOME activities), improving oversight and potentially easing local price pressure.
Very low‑income households risk receiving less assistance because expanding HOME eligibility up to 100% AMI and adding broader program authorities can dilute limited resources and shifting to an authorization (without set funding) creates uncertainty about actual program scale.
Taxpayers may face significant new costs from multiple grant and recovery programs (e.g., $200M/yr zoning grants, long‑term recovery funds, and loan restructuring/subsidies for rural housing), and loan restructuring authorities could increase federal outlays if losses are large.
Programs that prioritize jurisdictions with demonstrated capacity or prior growth may disadvantage high‑need communities lacking administrative resources or local zoning authority, entrenching geographic inequities in housing investment.
Based on analysis of 16 sections of legislative text.
Reforms HUD programs and oversight, reauthorizes HOME, creates planning and disaster recovery grants, updates manufactured housing rules, limits large investor home purchases, and bans a Fed-issued CBDC until 2030.
Official title: 21st Century ROAD to Housing Act
Introduced December 11, 2025 by French Hill · Last progress May 20, 2026
Makes broad changes to federal housing, community development, and housing finance rules to expand and reshape housing programs, strengthen oversight, and limit certain institutional investor and Federal Reserve activities. It revises HUD counseling and grant programs, creates planning and whole-home repair definitions, reforms HOME and community development programs, updates manufactured housing rules, expands community bank access to brokered deposits under conditions, adds disaster recovery grant authorities and data-sharing, strengthens FHA/FHA-related reporting and oversight, restricts large single-family investor purchases, and temporarily bans a Federal Reserve-issued central bank digital currency. Imposes new reporting, certification, and review duties on HUD, FHA, CFPB, FDIC, FHFA, USDA, VA, Treasury, and other agencies; sets timelines for rulemaking, studies, and grants; and includes civil penalties, program authorizations, and severability and no-new-appropriations provisions. Many provisions take effect on enactment or within specified short deadlines (months to a few years) and the CBDC prohibition sunsets at the end of 2030.