Sponsors
The bill channels significant federal funding and coordination toward creating and preserving affordable housing and strengthening worker training and pay, but does so at substantial taxpayer cost and with labor and administrative requirements that may raise construction costs, slow delivery, and concentrate benefits in larger or higher‑cost markets.
Low- and moderate-income renters (including middle‑class families earning 60–120% of AMI) will get access to more affordable rental units through new construction, conversions, and preservation programs funded by multiple new federal grant and loan programs.
Nonprofits, public housing agencies, and state/local governments receive sizable, flexible federal funding and technical assistance to build or convert housing, lowering financing barriers and improving program delivery.
Construction workers will see higher pay and wage protections because projects funded under the bill are required to pay Davis‑Bacon prevailing wages.
Taxpayers will fund large, recurring federal spending (multi‑billion dollar authorizations and annual appropriations) to finance the new programs, increasing federal outlays and potential deficit pressures.
Prevailing‑wage (Davis‑Bacon) and apprenticeship mandates are likely to raise construction labor costs and slow timelines, which could reduce the total number of housing units produced per dollar of federal funding and raise per‑unit costs for renters.
New compliance, application, reporting, and equity‑plan requirements increase administrative burdens for state and local governments, nonprofits, and agencies, favoring larger organizations and potentially delaying projects.
Based on analysis of 12 sections of legislative text.
Expands housing supply and tenant supports through tax-credit increases, a Treasury loan fund, conversion grants, voucher expansion, new HUD offices, Davis‑Bacon and apprenticeship rules, and a federal housing council.
Introduced December 11, 2025 by Adam Schiff · Last progress December 11, 2025
Creates multiple federal tools to increase and preserve affordable and moderate-income rental housing, expand tenant supports, and coordinate federal housing policy. It raises state housing tax credit capacity, establishes a Treasury loan fund for middle‑income rental construction, creates a competitive building-conversion grant program, and injects major funding for homelessness assistance while adding tenant protections such as 1,000,000 additional tenant-based vouchers over FY2026–FY2035. Requires prevailing wages (Davis‑Bacon) and minimum apprenticeship participation for federally financed housing construction, creates a HUD Office of Eviction Prevention and an Office of Housing Counseling for navigators, and forms a new independent Interagency Council on Housing Affordability and Preservation to produce a national strategic plan and coordinate federal actions. Several programs include multi-year authorizations and specified annual funding levels; some tax and program changes take effect after calendar year 2025.