Sponsors (4)
Introduced January 14, 2026 by Laura Friedman · Last progress January 14, 2026
The bill aims to unlock more transit-oriented and attainable housing by expanding and streamlining federal credit and approvals for projects near transit—potentially improving transit access and lowering development costs—while increasing federal financial risk, reducing some environmental and public review protections, and risking displacement or uneven local outcomes unless affordability and oversight safeguards are strengthened.
Renters and lower- and middle-income households can get more affordable, feasible housing projects because the bill makes Attainable Housing projects eligible for Treasury-rate loans at closing and targets TIFIA/RRIF support to residential components serving households up to 120% AMI.
Local governments, transit agencies, commuters, and nearby residents gain greater ability to build transit-oriented development because the bill expands and extends TIFIA/RRIF credit, shortens underwriting timelines, and allows delegated origination, increasing access to capital for mixed-use development near transit.
Small businesses and neighborhood economies could benefit from increased investment and public–private partnerships spurred by easier financing for development around stations, supporting local revitalization and job access.
All taxpayers face increased federal financial exposure because extending TIFIA/RRIF, allowing non-investment-grade assessments, alternative credit demonstrations, and delegated origination raises the risk of loan defaults and contingent liabilities for the federal government.
Renters, low-income residents, and some homeowners risk displacement and higher housing costs because the bill prioritizes market-driven TOD financing and revenue-generating projects without mandating strong affordability or anti-displacement safeguards.
Local communities and the environment could see reduced public input and weaker environmental protections because NEPA categorical exclusions and limited review for certain TOD activities shorten or bypass normal environmental review.
Based on analysis of 5 sections of legislative text.
Reforms TIFIA and RRIF credit rules to better finance transit‑adjacent housing and mixed‑use projects by adding definitions, extending authorizations, and allowing alternative creditworthiness tests and delegated certification.
Revises federal credit programs to make it easier to finance housing and mixed‑use development near transit. It extends certain program authorization references, defines "attainable housing" and "transit-/transportation-oriented development" (TOD/TOD-equivalent) more precisely, and creates alternative ways for TOD projects to show creditworthiness so more projects—including smaller and mixed-use housing projects—can access TIFIA and RRIF loans more quickly. The bill also authorizes a delegated lending/originator-servicer framework, adjusts interest-rate rules for qualifying attainable housing projects, and explicitly preserves state and local zoning and land‑use authority. The changes aim to speed housing production near transit, expand public–private partnerships, and give smaller communities clearer pathways to federal credit assistance while adding new administrative authorities and risk‑sharing options for the federal programs that make these loans.