Public Law 119-101 · Enacted July 11, 2026
The 21st Century ROAD to Housing Act
A plain-English guide to the 2026 federal housing law for the people who have to live with it: public housing agencies, state housing finance agencies, developers, lenders, local governments, advocates, and rural, tribal, and veterans programs. Every fact here links to a primary source, and every page says what is still unknown.
Where the Act stands
Became law on July 11, 2026
Became law without the President’s signature. Congress cleared H.R. 6644 on June 23, 2026 and presented it to the President on June 29. The President publicly declined to sign it, and because Congress remained in session the ten-day window under Article I, Section 7 (Sundays excepted) ran out and the bill became law automatically on July 11, 2026. It is Public Law 119-101, published at 140 Stat. 846–984.
Recorded votes on the way to enactment
- House 390–9 · Feb 9, 2026 roll-call source, opens in a new tab
- Senate 89–10 · Mar 12, 2026 roll-call source, opens in a new tab
- House 396–13 · May 20, 2026 roll-call source, opens in a new tab
- Senate 85–5 · Jun 22, 2026 roll-call source, opens in a new tab
- House 358–32 · Jun 23, 2026 roll-call source, opens in a new tab
Take it to your board
9 ready-to-edit briefing packages
If you have to explain this law to a board, a leadership team, or your staff next week, start here instead of a blank page. One package per audience — PHAs, HFAs, Developers, Lenders, and 4 more — each built from the same sourced content as this hub, with placeholders where your agency's name goes. Free, no account, nothing to fill in first.
- Board deck (.pptx)
- At-a-glance flyer (.pdf)
- Leadership memo (.docx)
- Talking points & Q&A (.pdf)
Rebuilt Aug 30, 2026 · content reviewed Aug 29, 2026
Who wrote this and how it is sourced
Fazilhaq Hashimi · Founder, AI Housers
Fazilhaq Hashimi founded AI Housers, where he builds AI products for the people who run affordable housing. His first product, Houser, answers housing compliance questions with a citation to the actual source, and is live at askhouser.com. This hub was written the slow way: reading the enrolled text of the Act section by section, then linking every claim on every page back to a primary source. Where the text is genuinely unclear, the hub says so instead of picking an answer.
How we source this
- The statute is the source
- Every description of what the Act does starts from the enrolled text of H.R. 6644 as published by govinfo — not from a press release, an association summary, or news coverage. Summaries and trade reporting are used to find things worth checking, never as the authority for a claim.
- Every fact carries its link
- Dates, dollar figures, deadlines, vote counts, and section contents each carry a source link on the page where they appear, plus the date we last checked it. If a number has no source we can point you to, it does not go on the page.
- What we could not pin down is published, not hidden
- Where sources disagree, where the text is ambiguous, or where an answer depends on an agency action that has not happened yet, the hub lists it as an open question with the reasoning — rather than quietly picking the reading that makes for a cleaner page.
- This is explanation, not advice
- Nothing here is legal, financial, or compliance advice, and none of it substitutes for your counsel, your HUD field office, or the enacted text. Read it as a starting point for your own reading of the statute.
- The AI assistant is grounded or it refuses
- Ask the Act answers only from the Act’s own text. The model is given the relevant sections and told to quote them; every quote is then re-checked against the statutory text on the server, character for character. Quotes that do not verify are dropped, and when nothing survives, the assistant says it cannot verify an answer instead of producing one.
- Corrections get logged and fixed
- If something here is wrong, tell us and we will fix the page and say what changed. Point to the page and, if you can, the source that shows the correct answer — that is the fastest way to get it right.
The text everything traces back to: Enrolled bill text, H.R. 6644 (govinfo) (opens in a new tab)
Open questions we have not settled: see the FAQ
Found an error? Send a correction
Standards last reviewed August 16, 2026.
The Act in numbers
Public Law
119-101
Became law without the President’s signature, July 11, 2026
Final House vote
358–32
June 23, 2026 (Roll Call 224) — cleared for the President
Innovation Fund
$200M / yr
Authorized for FY2027–FY2031 (Sec. 208) — not yet appropriated
Institutional-investor threshold
350 homes
Sec. 1001 purchase ban applies to investors controlling 350+ single-family homes
First big deadline cluster
Jan 7, 2027
180 days after enactment — investor ban takes effect; several HUD/USDA deliverables due
CBO cost estimate
≈$0
"Estimated Budgetary Effects of H.R. 6644" (pub. 62570, July 14, 2026, as enacted): net deficit effect rounds to $0 over 2026–2036; spending subject to appropriation not estimated
Source: Enrolled bill text, H.R. 6644 (govinfo) (opens in a new tab); Public Law 119-101 (govinfo) (opens in a new tab) · each tile links its own source · verified Aug 16, 2026
The Act in 60 seconds
It is law, not a bill. H.R. 6644 (119th Congress) became Public Law 119-101 on July 11, 2026. It has 12 titles and 60 sections.
Title I — Opportunities for Housing. Front-end supply and homeownership tools: housing-counseling oversight, single-stair model codes, rural infill review relief, a public-land database, small-dollar FHA and sensor pilots, and zoning guidance.
Title II — Building More in America. The supply-side core: CDBG new construction, streamlined environmental review, planning grants and a $200 million-a-year Innovation Fund, RESIDE conversions, higher FHA multifamily limits, permanent RAD, and Build Now.
Title IV — Accessing the American Dream. Homeownership and asset-building: small-dollar mortgage studies, appraiser modernization, an FSS-style escrow pilot, and voucher inspection flexibility for PHAs.
Title V — Program Reform. Program reform for grant administrators: HOME rewritten and permanently reauthorized, USDA rural housing overhauled, an ESG cap waiver, a three-year CDBG-DR program, and a new Moving to Work cohort.
Title IX — Strengthening Community Banks' Role in Housing. A banking title: looser brokered-deposit rules for smaller banks, a $6 billion exam-cycle threshold, credit union board flexibility, and streamlined de novo bank formation.
Follow the money carefully. CBO scored the enacted law as essentially budget-neutral: a net deficit effect that rounds to $0 over 2026–2036, from small direct-spending and revenue changes that offset. (CBO estimate of Jul 14, 2026; reviewed Aug 29, 2026.)
The five titles with the most sections are shown here; each line links to the full title overview, and every claim in the provisions carries its source.
The 12 titles
Open the explorerEach card opens the Provisions explorer filtered to that title, so you can read the sections inside it.
Title I
7 sectionsOpportunities for Housing
Front-end supply and homeownership tools: housing-counseling oversight, single-stair model codes, rural infill review relief, a public-land database, small-dollar FHA and sensor pilots, and zoning guidance.
View sectionsTitle II
13 sectionsBuilding More in America
The supply-side core: CDBG new construction, streamlined environmental review, planning grants and a $200 million-a-year Innovation Fund, RESIDE conversions, higher FHA multifamily limits, permanent RAD, and Build Now.
View sectionsTitle III
4 sectionsManufactured Housing for America
Manufactured housing modernized: no permanent-chassis requirement, HUD authority over energy standards, higher FHA Title I loan limits, and a seven-year PRICE grant program.
View sectionsTitle IV
5 sectionsAccessing the American Dream
Homeownership and asset-building: small-dollar mortgage studies, appraiser modernization, an FSS-style escrow pilot, and voucher inspection flexibility for PHAs.
View sectionsTitle V
5 sectionsProgram Reform
Program reform for grant administrators: HOME rewritten and permanently reauthorized, USDA rural housing overhauled, an ESG cap waiver, a three-year CDBG-DR program, and a new Moving to Work cohort.
View sectionsTitle VI
3 sectionsVeterans and Housing
Three veterans provisions: a VA-loan prompt on the loan application, VA disability excluded from HUD-VASH income, and an FHA-versus-VA cost disclosure.
View sectionsTitle VII
4 sectionsOversight and Accountability
Oversight hooks: an annual HUD Secretary hearing, monthly FHA capital reports, USICH reporting, and appraisal reconsideration-of-value procedures.
View sectionsTitle VIII
5 sectionsAccountability, Coordination, Studies, and Reporting
Coordination and studies: HUD–USDA–VA data sharing, environmental-review streamlining, a work-requirements study, four GAO studies, and transparency for PHAs under receivership.
View sectionsTitle IX
9 sectionsStrengthening Community Banks' Role in Housing
A banking title: looser brokered-deposit rules for smaller banks, a $6 billion exam-cycle threshold, credit union board flexibility, and streamlined de novo bank formation.
View sectionsTitle X
1 sectionHome-Ownership for Main Street America
Bars large institutional investors (350+ single-family homes) from buying more single-family homes from January 7, 2027, with exceptions, civil penalties, and a HUD renter outreach resource.
View sectionsTitle XI
1 sectionCentral Bank Digital Currency
Bars the Federal Reserve from issuing a central bank digital currency through December 31, 2030.
View sectionsTitle XII
2 sectionsMiscellaneous
Severability plus the Act’s key fiscal sentence: no additional funds are authorized, so new programs depend on future appropriations.
View sections
Find your part
All guidesWhat changes and what to do — for PHAs, HFAs, developers, lenders, local governments, advocates, rural & tribal, and veterans & homelessness programs.
What's next
Full implementation trackerJan 7, 2027
in 80 days
DetailsSec. 106HUDNot startedSet eligibility criteria for PHAs and owners to join the temperature sensor pilot, define "temperature-related complaints" and "temperature-related violations," and set standards for protecting personally identifiable information collected in the pilot.
Statute: Not later than 180 days after the date of enactment of this Act · status as of Aug 29, 2026
Jan 7, 2027
in 80 days
DetailsSec. 501HUDNot startedComplete a review of how Build America, Buy America (BABA) applies to HOME-assisted activities; issue updated guidance within 90 days after the review; report to Congress by the 270-day mark (§501(m)).
Statute: Not later than 180 days after the date of enactment of this Act · status as of Aug 29, 2026
Jan 7, 2027
in 80 days
DetailsSec. 502USDA-RHSNot startedPublish an advance notice of proposed rulemaking and consult stakeholders for the new Housing Preservation and Revitalization Program (new Housing Act of 1949 §545); an interim final rule follows by the one-year mark.
Statute: Not later than 180 days after the date of enactment of the 21st Century ROAD to Housing Act · status as of Aug 29, 2026
Jan 7, 2027
in 80 days
DetailsSec. 505HUDNot startedSubmit the first comprehensive annual report to Congress on every Moving to Work cohort (administrative plans, longitudinal data, use of flexibilities). Only after this report may HUD add up to 25 high-performing PHAs to the new Economic Opportunity and Pathways to Independence Cohort.
Statute: Not later than 180 days after the date of enactment of this Act, and annually thereafter · status as of Aug 29, 2026
Jan 7, 2027
in 80 days
DetailsSec. 801HUDNot startedHUD, USDA, and VA jointly report to Congress on opportunities to collaborate and reduce inefficiencies across their housing programs, including laws and regulations that get in the way (HUD-USDA-VA Interagency Coordination Act). Under §801(b)(2) the report must first be published in the Federal Register for a 30-day comment period before it is submitted.
Statute: Not later than 180 days after the date of enactment of this Act · status as of Aug 29, 2026
Dates are computed from the enactment date (Jul 11, 2026) plus the statutory clock quoted in each section; countdowns are relative to Oct 19, 2026 (Eastern).
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Tell us which sections you follow and we will email you when a federal agency issues guidance, a rule, or a notice implementing them. There is no schedule and no newsletter — quiet weeks stay quiet.
Latest on the journey
Full timeline- Upcoming
October 1, 2026 · Both
Fiscal Year 2027 begins — the first year the Innovation Fund could be funded
Section 208 authorizes $200 million a year for FY2027–2031, but Section 1202 says no additional funds are authorized for the Act as a whole. Whether ROAD programs receive dollars depends on the FY2027 THUD appropriations bill.
- Upcoming
September 9, 2026 · Agency
Sec. 213 (Build Now Act): HUD must notify CDBG grantees of their housing growth improvement rate (60 days)
The notice tells each grantee whether it sits above, at, or below the median rate and comes with HUD guidance on reducing regulatory barriers. The CDBG bonus/reduction mechanism itself starts with the third full fiscal year after enactment and runs through FY2043.
- Implementation
August 13, 2026 · Agency
HUD publishes the CDBG-DR formula notice (Sec. 504) — the first action on a statutory deadline
Section 504 (new HCDA §124(a)(4)) required HUD to publish the latest CDBG-DR formula allocation methodologies within 30 days of enactment, i.e. by Aug 10, 2026. HUD published the notice three days later, on Aug 13, 2026, at 91 FR 52314 (Docket FR-6337-N-02); comments are due Sep 14, 2026.
Everything on this hub
How We Got Here
The affordability crisis in numbers, the lineage of federal housing law, and the legislative journey from committee to enactment.
Open How We Got HereSection-by-Section
Every title and section of the Act in plain English — filter by audience, agency, or type, and deep-link to any section.
Open ProvisionsGuides by Audience
What changes and what to do — for PHAs, HFAs, developers, lenders, local governments, advocates, rural & tribal, and veterans & homelessness programs.
Open For YouMoney
Authorizations vs. appropriations, CBO estimates, and where the dollars are — or are not.
Open MoneyImplementation Tracker
Agency actions, statutory deadlines, rulemaking status, and what to watch next.
Open ImplementationBriefing Packages
Board-ready decks, one-page flyers, leadership memos, and talking points — built from this hub for PHAs, HFAs, developers, lenders, local governments, advocates, and more.
Open BriefingsResource Library
Bill text, section-by-sections, CRS/CBO, association explainers, agency guidance, and trade press — annotated and filterable.
Open ResourcesFAQ & Glossary
Straight answers to common questions, plus the vocabulary you need to read the Act.
Open FAQThe Act and the Housing Credit
The ROAD to Housing Act does not amend the Low-Income Housing Tax Credit. The 2025 tax law did. What each law actually changed, kept apart.
Open LIHTCWhat Didn’t Make It
Provisions that were in earlier versions of the bill, or that advocates expected to be, and are not in the enacted law — who wanted them, when they fell out, and where each fight has moved.
Open What Didn’t Make ItAppropriations Watch
Program by program, whether the Act has money in FY2027 — the House bill, the Senate bill that does not exist, the two pending continuing resolutions, and what October 1 changes.
Open AppropriationsComment & Engage
Federal comment periods open right now, how to write a comment an agency has to reckon with, and the dockets the Act guarantees are still coming.
Open CommentField Notes & Pulse
Moderated notes from practitioners implementing the Act, short pulse questions on where agencies actually are, and a private feedback box.
Open CommunityChange Log
What changed on this hub and when — new content, corrections, implementation-status updates, and new tools.
Open Change Log
Disclaimer: This hub is an independent, plain-language explainer built by a housing professional — it is not legal, compliance, or financial advice and is not affiliated with HUD, USDA, Congress, or any agency. Every fact links to a primary or authoritative source; when something could not be verified we say so. Always confirm against the enacted text and official agency guidance before acting.
What changed on this hub · last updated August 29, 2026
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