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Prohibits large investors who own at least 75 single-family homes from soliciting to buy properties located in a federally declared major-disaster area for six months after the declaration. The ban covers mail, interstate electronic communications, and any other form of solicitation, and includes a severability clause so other parts remain if one part is invalidated. The rule is designed to limit outreach by big institutional buyers during the early recovery period after major disasters; it does not specify criminal penalties or a detailed enforcement mechanism in the provided text.
The bill temporarily protects disaster-area homeowners and renters from rapid acquisition by large investors to preserve local housing and recovery time, but it also limits investor activity and may slow transactions and private capital flows needed for faster rebuilding.
Homeowners and renters in federally designated disaster areas are temporarily shielded for six months from aggressive purchase solicitations and purchases by large corporate landlords, giving them time to repair, rebuild, or find alternative housing.
Residents of disaster-affected communities have reduced immediate pressure from deep-pocketed investors, lowering the risk of rapid displacement or post-disaster rent increases.
Recovery housing stock in impacted communities is more likely to remain available to local needs in the near term because temporary limits reduce outside investor acquisition pressure.
Owners of 75 or more homes are barred from buying properties in disaster zones for six months, reducing the ability of institutional investors to deploy capital for reconstruction or to provide rental housing.
Homeowners trying to sell quickly after a disaster may face fewer buyers and downward pressure on sale prices, which can slow recoveries or reduce proceeds for sellers.
The temporary ban on certain out-of-area purchases could delay private investment and capital flows that might have accelerated rebuilding and housing availability.
A bright-line threshold (owners of 75+ homes) creates abrupt distinctions that may unevenly treat mid-sized landlords versus slightly larger owners, risking market distortions or fairness concerns.
Designates the official short title of the Act as the "Stop Post-Disaster Vultures Act."
Defines “institutional investor” as any person or entity that directly or indirectly owns at least 75 single-family homes in a taxable year.
Prohibits an institutional investor from making an offer to purchase any property (including lots, parcels, or homes) located within a federally declared major disaster area during the 6-month period after the declaration.
Prohibits solicitation by institutional investors in the disaster area via mail or any interstate wire during the 6-month post-declaration period.
Prohibits solicitation by any other method of contact (beyond mail or interstate wire) by institutional investors to purchase property in the disaster area during the 6-month period.
Primary effects:
Homeowners and property owners in federally declared major-disaster areas: Likely to see fewer unsolicited purchase offers and marketing from large institutional investors during the six-month period following a declaration. This may reduce pressure to sell quickly at discounted prices while recovering from a disaster.
Large investors and financial institutions owning portfolios of single-family homes: Must halt solicitation efforts in declared disaster areas for six months, limiting one channel of acquiring properties. They may still buy through other means if not soliciting, depending on the text's interpretation and enforcement details.
Local governments and recovery organizations: Could see reduced private-sector outreach to displaced residents immediately after disasters, which may ease some exploitation concerns but also reduce market activity that might otherwise expedite property transfers.
Real estate market and brokers: Short-term dampening of investor-driven transactions in declared disaster areas; possible shift toward private outreach not covered by the solicitation definition or to transactions initiated by sellers.
Legal and administrative considerations:
Enforcement and remedies are unclear in the supplied text, so practical effect depends on implementing regulations or litigation. Courts may be asked to interpret the scope of "solicitation" and whether other communications or transactions are covered.
The severability clause preserves most of the rule if courts strike down a portion, but litigation over constitutionality or preemption (e.g., interstate commerce or First Amendment concerns) is possible.
Net effect:
Expand sections to see detailed analysis
Read twice and referred to the Committee on Homeland Security and Governmental Affairs.
Introduced March 2, 2026 by Adam Schiff · Last progress March 2, 2026
Read twice and referred to the Committee on Homeland Security and Governmental Affairs.
Introduced in Senate