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CIVIC HERALD
HR 6644 · 119th Congress · HouseEnacted

21st Century ROAD to Housing Act

In plain language: This bill implements a wide range of reforms to lower housing costs, increase the housing supply, and protect homebuyers and renters. It prohibits large institutional investors who own 350 or more homes from purchasing additional single-family houses, unless the properties are newly built, extensively renovated, or part of specific homeownership programs. The bill also creates a pilot program to fund "whole-home" repairs for low-income homeowners and small-scale landlords, updates the rules for manufactured and modular housing, and bans the Federal Reserve from issuing a digital dollar through 2030.

Provisional: our plain-language summary, pending review.

Provisionalunreviewed: impact, provisions, stakeholders, summary
People affected5,000provisional · pending reviewSection 404(p)(2) explicitly limits the escrow savings pilot program to 'not more than 5,000 covered families'. Other provisions affect broader populations (such as all delinquent FHA borrowers, veterans, and renters of institutional properties), but the text does not provide a precise, determinable count for those populations.
Fiscal magnitude$1.0Bprovisional · pending reviewSection 208(e)(1) authorizes $200,000,000 annually for fiscal years 2027 through 2031 ($1,000,000,000 total, adjusted for inflation). Section 502(h) authorizes capacity-building grants of up to $500,000. Section 504(d)(4)(124)(a)(7)(B)(i) limits preliminary disaster grants to $5,000,000. Section 1001(d)(1) establishes civil penalties of up to $1,000,000 per violation or triple the purchase price. However, Section 1202 states that no additional funds are authorized to be appropriated to carry out the requirements of the Act, rendering these authorizations subject to existing agency appropriations.
Reach82provisional · pending reviewrigor: heuristic llm
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Issues

What this bill touches.

Banking/financial rules−45Market protections+22Corporate concentration+55Land use & zoning−68Renters & rent+30Pollution & development−52Personal data & privacy+18Disability access+30Role of governmentRegulation (cross-sector)−38Welfare & anti-poverty+32Public works+24

The sign shows the bill's direction on each issue (+ toward, − away); the number is its magnitude. Color never encodes good or bad, and never party.

Who it affects

Who it helps · who it burdens.

Who it helps

  • national and state member banksNational and state member banks gain the authority to increase their public welfare investments from 15 percent to 20 percent of their capital and surplus (Sec. 203).provisional
  • delinquent mortgage borrowersDelinquent mortgage borrowers with federally backed loans gain the opportunity to participate in housing counseling, with certain FHA-related counseling costs covered by the Mutual Mortgage Insurance Fund (Sec. 101(4)).provisional
  • low-income homeownersLow-income homeowners gain access to home repair grants, and small-scale landlords of affordable rentals gain access to forgivable loans under a new whole-home repair pilot program (Sec. 202).provisional
  • small-scale landlordsSmall-scale landlords of affordable rental properties gain access to forgivable loans for property repairs, subject to rent caps and lease extension requirements (Sec. 202).provisional
  • military veteransMilitary veterans gain a mandatory disclaimer on the Uniform Residential Loan Application notifying them that they may qualify for a VA Home Loan (Sec. 601, Sec. 603).provisional
  • disabled veteransVeterans receiving disability benefits gain by having those benefits excluded from income-eligibility calculations for federally supported housing vouchers or housing built on VA property (Sec. 602).provisional
  • local and tribal governmentsLocal, municipal, county, and tribal governments can compete for planning grants, pattern book acquisition grants, commercial-to-residential conversion grants, and a $200 million annual housing supply expansion reward program (Sec. 207, Sec. 208, Sec. 209, Sec. 210).provisional

Who it burdens

  • housing counseling agencies and counselorsHousing counseling agencies and individual counselors face performance reviews, evaluations against comparable mortgage default rates, and potential probation, suspension, or denial of renewal funding for noncompliance or incompetence (Sec. 101(2), Sec. 101(3)).provisional
  • CDBG grant recipientsCommunity Development Block Grant (CDBG) recipients must build and maintain an online, searchable public database of undeveloped land they own starting October 2026 (Sec. 104).provisional
  • slow-growing local jurisdictionsLocal jurisdictions with slow housing growth rates face a 10 percent penalty cut to their CDBG allocations from fiscal years 2030 through 2043 (Sec. 213).provisional
  • state governmentsStates must certify that they treat chassis-less manufactured homes under the same laws as traditional manufactured housing, and are barred from selling or installing them if they fail to certify (Sec. 301).provisional
  • large institutional investorsLarge institutional investors (controlling 350 or more single-family homes) are prohibited from purchasing single-family homes through October 2041, face civil penalties up to $1 million or triple the purchase price for violations, and must comply with tenant dispute reporting and annual notification requirements (Sec. 1001).provisional

Who backs it

  • Mutual Mortgage Insurance FundThe Mutual Mortgage Insurance Fund is used to pay for the fair market rate cost of housing counseling for delinquent FHA borrowers (Sec. 101(4)).provisional
  • noncompliant institutional investorsCivil penalties collected from large institutional investors violating the single-family home purchase ban are transferred to HUD to fund the HOME Investment Partnerships program (Sec. 1001(d)(2)).provisional

Who opposes it

  • Federal Reserve SystemThe Board of Governors of the Federal Reserve System and Federal reserve banks are prohibited from issuing or creating a central bank digital currency, or digital assets that function like one, through December 31, 2030 (Sec. 1101).provisional

Dollar-level funding (FEC sector totals) is coming in a later phase.

What it does

The provisions, in plain language.

  1. Authorizes a four-year FHA pilot program to increase access to home mortgages of $100,000 or less by offering lender incentives, fee adjustments, and direct consumer grants for down payments and closing costs.

    Sec. 105provisional

  2. Authorizes a pilot program through October 2031 to grant funds to local governments, tribes, and nonprofits to run "whole-home repair" initiatives, providing home repair grants to low-income homeowners and forgivable loans to small-scale landlords of affordable rentals.

    Sec. 202provisional

  3. Mandates HUD to adjust local CDBG allocations from fiscal years 2030 through 2043 by penalizing jurisdictions with slow housing growth rates with a 10 percent funding cut and distributing those funds as bonuses to fast-growing jurisdictions.

    Sec. 213provisional

  4. Amends federal safety standards to allow manufactured homes to be built without a permanent chassis, requires states to certify that they treat chassis-less homes under the same laws as traditional manufactured housing, and bars the sale of these homes in non-certified states.

    Sec. 301provisional

  5. Bars large institutional investors from buying single-family homes through October 2041, allows civil penalties up to $1 million or triple the purchase price for violations, and establishes a HUD tenant helpline to handle landlord-tenant disputes.

    Sec. 1001provisional

  6. Prohibits the Federal Reserve from issuing or creating a central bank digital currency, or digital assets that function like one, directly or indirectly through intermediate banks through December 31, 2030.

    Sec. 1101provisional

How your members of Congress line up

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Timeline

How it moved.

  1. Jul 11, 2026Became Public Law No: 119-101.
  2. Jul 11, 2026Became Public Law No: 119-101.
  3. Jul 11, 2026Sent to Archivist of the United States unsigned.
  4. Jun 29, 2026Presented to President.
  5. Jun 29, 2026Presented to President.
  6. Jun 23, 2026Motion to reconsider laid on the table Agreed to without objection.
  7. Jun 23, 2026On motion that the House suspend the rules and agree to the Senate amendment to the House amendment to the Senate amendment Agreed to by the Yeas and Nays: (2/3 required): 358 - 32 (Roll no. 224). (text: CR H4151-4187)
  8. Jun 23, 2026Resolving differences -- House actions: On motion that the House suspend the rules and agree to the Senate amendment to the House amendment to the Senate amendment Agreed to by the Yeas and Nays: (2/3 required): 358 - 32 (Roll no. 224). (text: CR H4151-4187)
  9. Jun 23, 2026At the conclusion of debate, the Yeas and Nays were demanded and ordered. Pursuant to the provisions of clause 8, rule XX, the Chair announced that further proceedings on the motion would be postponed.
  10. Jun 23, 2026Mr. Hill (AR) moved that the House suspend the rules and agree to the Senate amendment to the House amendment to the Senate amendment. (consideration: CR H4151-4193)
  11. Jun 22, 2026Senate concurred in the House amendment to the Senate amendment with an amendment (SA 5823) by Yea-Nay Vote. 85 - 5. Record Vote Number: 182.
  12. Jun 22, 2026Resolving differences -- Senate actions: Senate concurred in the House amendment to the Senate amendment with an amendment (SA 5823) by Yea-Nay Vote. 85 - 5. Record Vote Number: 182.
  13. Jun 18, 2026Motion by Senator Thune to refer to Senate Committee on Banking, Housing, and Urban Affairs the House message to accompany H.R. 6644 with instructions to report back forthwith with the following amendment (SA 5825) fell when cloture was invoked on the motion to concur in the House amendment to the Senate amendment to H.R. 6644 in Senate.
  14. Jun 18, 2026Cloture on the motion to concur in the House amendment to the Senate amendment to H.R. 6644 with an amendment (SA 5823) invoked in Senate by Yea-Nay Vote. 84 - 8. Record Vote Number: 180.
  15. Jun 16, 2026Cloture motion on the motion to concur in the House amendment to the Senate amendment to H.R. 6644 with an amendment (SA 5823) presented in Senate.
  16. Jun 16, 2026Motion to proceed to consideration of the House message to accompany H.R. 6644 agreed to in Senate by Yea-Nay Vote. 87 - 8. Record Vote Number: 175.
  17. May 20, 2026House agreed to Senate amendment with amendment pursuant to H. Res. 1299 (consideration: CR H3643-3644)
  18. May 20, 2026Resolving differences -- House actions: House agreed to Senate amendment with amendment pursuant to H. Res. 1299
  19. Mar 12, 2026Passed Senate with an amendment by Yea-Nay Vote. 89 - 10. Record Vote Number: 53.
  20. Mar 12, 2026Passed/agreed to in Senate: Passed Senate with an amendment by Yea-Nay Vote. 89 - 10. Record Vote Number: 53.
  21. Mar 11, 2026Cloture invoked in Senate by Yea-Nay Vote. 82 - 11. Record Vote Number: 52. (CR S1005)
  22. Mar 10, 2026Motion by Senator Thune to commit to Senate Committee on Banking, Housing, and Urban Affairs with instructions to report back forthwith with the following amendment (SA 4313) fell when cloture was invoked on amendment SA 4308 in Senate.
  23. Mar 5, 2026Cloture motion on the measure presented in Senate. (CR S877)
  24. Mar 4, 2026Motion to proceed to consideration of measure agreed to in Senate by Yea-Nay Vote. 90 - 8. Record Vote Number: 45. (CR S773)
  25. Mar 2, 2026Cloture on the motion to proceed to the measure invoked in Senate by Yea-Nay Vote. 84 - 6. Record Vote Number: 44. (CR S728)
  26. Feb 26, 2026Cloture motion on the motion to proceed to the measure presented in Senate. (CR S692)
  27. Feb 9, 2026The title of the measure was amended. Agreed to without objection.
  28. Feb 9, 2026Motion to reconsider laid on the table Agreed to without objection.
  29. Feb 9, 2026On motion to suspend the rules and pass the bill, as amended Agreed to by the Yeas and Nays: (2/3 required): 390 - 9 (Roll no. 57). (text: CR H2050-2070)
  30. Feb 9, 2026Passed/agreed to in House: On motion to suspend the rules and pass the bill, as amended Agreed to by the Yeas and Nays: (2/3 required): 390 - 9 (Roll no. 57). (text: CR H2050-2070)
  31. Jan 15, 2026Reported (Amended) by the Committee on Financial Services. H. Rept. 119-457, Part I.
  32. Jan 15, 2026Reported (Amended) by the Committee on Financial Services. H. Rept. 119-457, Part I.
  33. Dec 17, 2025Ordered to be Reported (Amended) by the Yeas and Nays: 50 - 1.
  34. Dec 11, 2025Introduced in House
  35. Dec 11, 2025Introduced in House

The original text

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Sources & provenance

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