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Core Policy Mechanism Top 5
GSIB least-cost exception for FDIC resolution
Permits the Federal Deposit Insurance Corporation (FDIC) to select a non-least-cost resolution method for failing banks to avoid consolidation into globally systemically important banking organizations, subject to joint FDIC-Federal Reserve approval, an FDIC rulemaking on maximum allowable cost, and a multi-year assessment paid by the acquiring entity to cover added costs. Requires alternating limited-scope examinations after each full-scope exam for well-managed, well-capitalized insured depository institutions and credit unions with $6 billion or less in assets, and allows qualifying institutions to request combined safety, compliance, and cybersecurity examinations. Replaces the single-cap reciprocal deposit exemption with a tiered formula (50%/40%/30%) based on portions of an institution's total liabilities and amends the 'agent institution' definition to allow banks with a Capital adequacy, Asset quality, Management, Earnings, Liquidity, and Sensitivity (CAMELS) rating of 1, 2, or 3 to qualify. Replaces the universal monthly federal credit union board meeting requirement with a risk-based tiered schedule granting reduced meeting frequency to well-managed, highly-rated credit unions while maintaining monthly requirements for new and lower-rated institutions. Replaces the existing failing-bank exception to deposit concentration limits with a stricter 'clear and convincing evidence' standard of necessity and prohibits the exception if a qualified bid from a non-concentrated, well-capitalized, and well-managed institution exists, applied across the Federal Deposit Insurance Act and Bank Holding Company Act of 1956.
- Population Scope Medium Directly affects the Federal Deposit Insurance Corporation (FDIC), Federal Reserve, insured depository institutions, credit unions, and their depositors — a large and economically significant but institutionally bounded class.
- Budgetary Magnitude High Permits FDIC to incur costs beyond the least-cost resolution floor in bank failures, potentially involving very large sums recovered via multi-year acquirer assessments; the reciprocal deposit and examination relief provisions do not themselves authorize spending but materially alter institutional financial obligations at scale.
- Legal / Regulatory Depth High Collectively restructures the legal framework for bank resolution, examination cycles, deposit classification, credit union governance, and deposit concentration limits — multiple new substantive statutory mandates, prohibitions, and enforcement authorities across the Federal Deposit Insurance Act, Bank Holding Company Act, and Federal Credit Union Act.
- Degree of Discretion Granted Medium The GSIB exception requires joint FDIC-Federal Reserve approval and rulemaking on cost caps, while examination relief and combined exam requests involve both mandatory and permissive elements.
- Implementation & Enforcement Burden Medium Requires FDIC rulemaking, joint agency approval processes, multi-year acquirer assessments, and congressional reporting — substantial but largely institutional rather than individual compliance burdens.
- Temporal Commitment High All statutory changes are permanent with no sunset, persisting indefinitely across the full set of merged provisions.
No signal yet
Core Policy Mechanism Top 5
Chassis-free manufactured home framework
Amends the National Manufactured Housing Construction and Safety Standards Act of 1974 to redefine 'manufactured home' to include chassis-free units, directs HUD to issue revised construction standards and labeling, requires states to certify parity treatment of chassis-free homes, and prohibits sale or manufacture in non-compliant states.
- Population Scope Medium Directly affects manufactured home builders, retailers, state regulators, and prospective homebuyers in a significant but specialized market segment of the housing industry.
- Budgetary Magnitude Low No funds are authorized or appropriated; the provision imposes regulatory obligations on states and industry without federal spending.
- Legal / Regulatory Depth High Expands the statutory definition of 'manufactured home,' imposes new mandatory federal construction and labeling standards, creates a state certification regime, and institutes a sales prohibition for non-compliant states — a multi-layered substantive restructuring of federal manufactured housing law.
- Degree of Discretion Granted Medium Department of Housing and Urban Development (HUD) is directed to issue standards and labels but retains discretion over their content; enforcement responsibilities are shared between states and HUD based on which administers installation.
- Implementation & Enforcement Burden High Creates a new ongoing enforcement infrastructure requiring annual state certifications, HUD review, and a prohibition mechanism — substantial recurring compliance and oversight obligations.
- Temporal Commitment High All framework elements are permanent statutory changes with annual recertification cycles and no sunset.
No signal yet
Core Policy Mechanism Top 5
FHA multifamily loan limit increases and indexing reform
Substantially raises Federal Housing Administration (FHA) multifamily mortgage insurance loan limits (approximately 4x) across sections 207, 213, 220, 221, and 231 of the National Housing Act and replaces the annual adjustment mechanism with one tied to the Census Price Deflator Index for Multifamily Residential Units Under Construction.
- Population Scope Medium Directly affects multifamily lenders, developers, and borrowers who use Federal Housing Administration (FHA) mortgage insurance — a significant but specialized market segment, not the general population.
- Budgetary Magnitude High Approximately quadruples the federally insured loan amounts across five National Housing Act programs, materially expanding FHA's insurance exposure on a recurring basis.
- Legal / Regulatory Depth Medium Replaces statutory dollar caps and an adjustment formula with new figures and a new index — a structural change to financial parameters rather than a new substantive mandate or enforceable right.
- Degree of Discretion Granted Low The new adjustment mechanism is formula-driven and mandatory, with no meaningful agency discretion; publication in the Federal Register is ministerial.
- Implementation & Enforcement Burden Low No new enforcement mechanisms are created; FHA's existing insurance administration applies the higher limits automatically.
- Temporal Commitment High The higher limits and new indexing formula are permanent statutory changes, operating indefinitely with no scheduled expiry.
No signal yet
Core Policy Mechanism Top 5
HOME funds for nonentitlement area infrastructure
Permits HOME participating jurisdictions without Community Development Block Grant (CDBG) funding to use HOME funds for infrastructure improvements — water/sewer lines, sidewalks, roads, and utility connections — directly related to and adjacent to HOME- or LIHTC-assisted housing, with applicable labor standards. Reforms the HOME Investment Partnerships Program by raising income eligibility from low-income to 100% of area median income, allowing Section 8 voucher-occupied units to qualify as affordable, raising the homeownership purchase price ceiling from 95% to 110% of area median, and limiting the Secretary's authority over jurisdiction housing choices.
- Population Scope Medium Affects HOME participating jurisdictions, housing developers, and assisted households across the country, including the expanded class of households up to 100% of area median income — a broadly distributed but program-bounded population.
- Budgetary Magnitude Medium Expands authorized uses of existing HOME appropriations rather than authorizing new funds, redirecting a meaningful share of a recurring federal program toward infrastructure and a broader eligible population.
- Legal / Regulatory Depth High Collectively imposes new statutory eligibility thresholds, expands authorized fund uses, constrains Secretary discretion over jurisdictions' housing choices, and creates a new qualifying pathway for Section 8 units — substantive changes to the structure of an existing federal program.
- Degree of Discretion Granted Medium Restricts the Secretary of Housing and Urban Development (HUD)'s authority to override jurisdiction housing choices while granting jurisdictions broader latitude; the infrastructure use is permissive ('may use') rather than mandatory.
- Implementation & Enforcement Burden Medium Adds applicable labor standards to a new category of funded activities, creating a recurring compliance obligation for jurisdictions using HOME funds for infrastructure.
- Temporal Commitment High All changes are permanent statutory amendments with no sunset, operating indefinitely unless Congress acts to amend the HOME program.
No signal yet
Core Policy Mechanism Top 5
Housing counseling program overhaul
Amends the Housing and Urban Development Act of 1968 to overhaul HUD's housing counseling program by updating grant geographic diversity criteria, introducing mandatory performance reviews and counselor accountability mechanisms, creating 60-day notice and informal conference rights for funding renewal denials, and requiring foreclosure mitigation counseling for delinquent federally-backed mortgage borrowers, with FHA borrower counseling paid from the Mutual Mortgage Insurance Fund.
- Population Scope Medium Reaches all federally-backed mortgage borrowers who become 30+ days delinquent and all Department of Housing and Urban Development (HUD)-funded housing counseling organizations nationwide — a broad but program-defined population.
- Budgetary Magnitude Medium Authorizes use of the Mutual Mortgage Insurance (MMI) Fund for foreclosure mitigation counseling costs for delinquent Federal Housing Administration (FHA) borrowers — a recurring, indefinite draw on an existing mandatory fund.
- Legal / Regulatory Depth High Imposes a new statutory entitlement to foreclosure counseling for delinquent borrowers, restructures grant distribution criteria, and creates binding performance review and due process obligations on HUD — substantive changes to the legal rights and duties of both the agency and program participants.
- Degree of Discretion Granted Medium HUD is given new authority to require remedial counselor actions and deny funding renewals, balanced against mandatory notice and conference rights that constrain that discretion.
- Implementation & Enforcement Burden Medium Requires recurring performance reviews of all grantee organizations and a formal due process apparatus for funding denials — ongoing adjudicative burden on the agency.
- Temporal Commitment High All statutory changes are permanent with no sunset, operating indefinitely unless Congress amends the Housing and Urban Development Act of 1968.
No signal yet
Regulatory or Legal Changes
NEPA exemptions and categorical exclusions for housing
Requires HUD to reclassify a broad range of housing activities — rental assistance, supportive services, small rehabilitation, office-to-residential conversions, infill projects, and disaster buyouts — as either NEPA-exempt or categorically excluded under regulations equivalent to 24 CFR 58.34, 58.35, 50.19, and 50.20.
- Population Scope Medium Directly affects Department of Housing and Urban Development (HUD) grantees, housing developers, and federally assisted housing project applicants — a broad but specialized class, not the general public.
- Budgetary Magnitude Low No funds are authorized or appropriated; the provision reduces regulatory process costs but creates no spending obligation.
- Legal / Regulatory Depth High Creates new statutory mandates eliminating or curtailing environmental review obligations that currently bind a wide class of federally assisted housing activities — a substantive change to existing law, not a procedural adjustment.
- Degree of Discretion Granted Medium HUD is directed to reclassify activities by regulation, with some discretionary authority over special project review designations, blending mandatory and permissive elements.
- Implementation & Enforcement Burden Low Reduces rather than adds compliance obligations by eliminating review requirements; the five-year congressional reporting cycle is administrative, not enforcement infrastructure.
- Temporal Commitment High Reclassifications are permanent statutory changes with no sunset, persisting indefinitely until Congress acts to reverse them.
No signal yet
Carve-outs, Exemptions, Eligibility
Section 3 exemption for small housing projects
Waives Section 3 of the Housing and Urban Development (HUD) Act of 1968 employment and training requirements for low-income persons for assisted housing activities involving 50 or fewer units carried out by smaller or state-level recipients.
- Population Scope Low Applies only to assisted housing activities of 50 or fewer units by smaller or state-level recipients — a narrow subset of federally assisted housing projects.
- Budgetary Magnitude Low No funds are authorized or appropriated; the provision removes a compliance obligation but creates no spending commitment.
- Legal / Regulatory Depth Medium Creates a new statutory exemption from an existing binding mandate — a constraint on the reach of current law rather than an affirmative new substantive duty.
- Degree of Discretion Granted Low The exemption is categorical and self-executing based on unit count and recipient type, leaving no agency discretion in application.
- Implementation & Enforcement Burden Low Reduces rather than adds enforcement obligations by narrowing the scope of Section 3 coverage.
- Temporal Commitment High The exemption is a permanent statutory change with no sunset, persisting indefinitely.
No signal yet
Carve-outs, Exemptions, Eligibility
Exclude VA disability benefits from HUD-VASH income
Amends the United States Housing Act of 1937 to exclude Veterans Affairs (VA) disability benefits from income eligibility calculations for the HUD-VASH program and other HUD-supported housing on VA property, including a forward-looking mandate for future VA-property HUD programs.
- Population Scope Low Applies only to disabled veterans seeking Department of Housing and Urban Development (HUD)-VASH or Department of Veterans Affairs (VA)-property housing assistance — a small, targeted population.
- Budgetary Magnitude Low No funds are authorized; the income exclusion may marginally expand program eligibility but does not appropriate new resources.
- Legal / Regulatory Depth Medium Creates a new statutory income exclusion limiting how an existing program calculates eligibility — a constraint on administrative discretion rather than a wholly new substantive mandate.
- Degree of Discretion Granted Low The exclusion is mandatory and categorical, with no agency discretion over its application to covered programs.
- Implementation & Enforcement Burden Low Requires administrative adjustment to income calculations but creates no new enforcement infrastructure or penalty mechanism.
- Temporal Commitment High The exclusion is a permanent statutory amendment, including a forward-looking mandate for future programs, with no sunset.
No signal yet
Carve-outs, Exemptions, Eligibility
Exception for Banks in Default or in Danger of Default
The responsible agency may, without regard to paragraph (1), (3), (4), or (5) of subsection (b) or paragraph (2), (4), or (5) of subsection (a), approve an application under subsection (a)(1) for approval of a merger transaction if— the merger transaction involves 1 or more banks in default or in…
- Population Scope Low Applies only in the narrow circumstance of a bank merger involving one or more institutions in default or in danger of default — an infrequent, case-specific scenario.
- Budgetary Magnitude Low No funds are authorized or appropriated; the provision modifies approval authority for a discrete category of merger transactions.
- Legal / Regulatory Depth Medium Creates a conditional exception to merger approval requirements for failing banks — a targeted modification of an existing statutory constraint rather than a new substantive mandate.
- Degree of Discretion Granted Medium The responsible agency 'may' approve without regard to specified subsections, conferring discretionary authority bounded by the default or danger-of-default condition.
- Implementation & Enforcement Burden Low No new enforcement mechanisms are created; the provision modifies the conditions under which existing approval authority may be exercised.
- Temporal Commitment High The exception is a permanent statutory change with no sunset, available indefinitely whenever the triggering condition is met.
No signal yet
Carve-outs, Exemptions, Eligibility
Exception for banks in default or in danger of default
The Board may, without regard to subparagraph (B) or (D) of paragraph (1) or paragraph (3), approve an application pursuant to paragraph (1)(A) if— the application is for an acquisition of 1 or more banks in default or in danger of default; or the application is for an acquisition with respect to…
- Population Scope Low Applies only when the Federal Reserve Board reviews an acquisition of one or more banks in default or in danger of default — an infrequent, case-specific scenario affecting a narrow institutional class.
- Budgetary Magnitude Low No funds are authorized or appropriated; the provision modifies the Board's approval authority for a discrete category of acquisitions.
- Legal / Regulatory Depth Medium Creates a conditional exception allowing the Board to waive specified approval requirements for failing-bank acquisitions — a targeted modification of existing statutory constraints rather than a new substantive mandate.
- Degree of Discretion Granted Medium The Board 'may' approve without regard to specified subparagraphs, granting discretionary authority conditioned on the default or danger-of-default trigger.
- Implementation & Enforcement Burden Low No new enforcement mechanisms are created; the provision adjusts the conditions under which existing Board approval authority applies.
- Temporal Commitment High Same as above.
No signal yet
Funding / Appropriations
Pattern book pilot grant program
Authorizes the Department of Housing and Urban Development (HUD) to run a 7-year pilot grant program funding local governments and Indian Tribes to create pre-approved housing design pattern books, with a 10% rural set-aside and grant repayment if insufficient permits are issued within 5 years.
- Population Scope Low Grants flow only to local governments and Indian Tribes that choose to apply, a narrow class of jurisdictions rather than individuals or the broad public.
- Budgetary Magnitude Medium Authorizes a grant program over 7 years with a dedicated rural set-aside, but no specific dollar appropriation is cited, placing magnitude in the moderate discretionary range.
- Legal / Regulatory Depth Medium Creates a new statutory grant authority with eligibility rules and a repayment condition, changing procedural and programmatic law without altering substantive housing or land-use mandates.
- Degree of Discretion Granted Medium Department of Housing and Urban Development (HUD) has discretion to select grantees and administer the program, but the rural set-aside and repayment trigger constrain that discretion meaningfully.
- Implementation & Enforcement Burden Low Enforcement is limited to grant repayment if permit thresholds are not met within 5 years, imposing no new regulatory compliance infrastructure.
- Temporal Commitment Low The pilot has a fixed 7-year duration, self-terminating well within 10 years unless Congress acts to extend it.
No signal yet
Core Policy Mechanism
HUD zoning guidelines and task force
Directs the HUD Assistant Secretary to publish, within three years, guidelines and best practices for state and local zoning frameworks to support housing supply at all income levels, informed by a multi-stakeholder task force and two-year public comment period covering parking minimums, density, ADUs, transit-oriented development, and anti-displacement.
No signal yet
Core Policy Mechanism
Single-stair building guidelines and pilot grants
Directs HUD to issue model code language and guidance within 18 months facilitating permitting of point-access block residential buildings up to 6 stories, coordinate with the International Code Council, and establish a 7-year competitive grant program for pilot projects evaluating such buildings.
No signal yet
Implementation & Enforcement
Special project environmental review authority
Grants HUD discretionary authority to designate assisted housing funds as subject to a special project environmental review under 42 U.S.C. 3547, shifting NEPA compliance responsibilities from the federal government to local grant recipients.
No signal yet
Core Policy Mechanism
HUD-USDA environmental review MOU and infill exemption
Requires the Department of Housing and Urban Development (HUD) and the Department of Agriculture (USDA) to enter a memorandum of understanding within 180 days for coordinated environmental reviews of jointly funded housing projects and exempts USDA from environmental studies for rural housing assistance for infill site construction.
No signal yet
Core Policy Mechanism
CDBG reforms: land use reporting, new construction, land database
Reforms the Community Development Block Grant (CDBG) program by requiring recipients to report at least every five years on pro-housing land use policies, allowing up to 20% of CDBG allocations to fund new construction of affordable housing, and requiring grantees to maintain publicly accessible online databases of undeveloped publicly owned land.
No signal yet
Funding / Appropriations
Affordable housing competitive pilot grant program
Requires HUD to establish a competitive pilot grant program within one year awarding funds to states, insular areas, metropolitan cities, urban counties, and regional planning agencies for affordable housing planning, zoning reform, and new construction, with a 10% administrative cost cap and 5-year sunset.
No signal yet
Core Policy Mechanism
Section 504 rural housing loan expansion
Amends Section 504(a) of the Housing Act of 1949 to allow loans (in addition to grants) for eligible low-income applicants and doubles the maximum loan and grant amount from $7,500 to $15,000 for rural housing repair and rehabilitation.
No signal yet
Core Policy Mechanism
Housing Choice Voucher inspection modernization
Modernizes the Section 8 Housing Choice Voucher program by allowing pre-approval inspections of new landlord units, deeming Section 8 inspection requirements satisfied for units passing LIHTC, HOME, or Rural Housing Service inspections within 12 months, and authorizing remote or video inspections for rural and small-area units.
No signal yet
Funding / Appropriations
FHA small-dollar mortgage pilot
Authorizes the Department of Housing and Urban Development (HUD) to establish a voluntary pilot program within one year to expand access to small-dollar mortgages ($100,000 or less on 1-4 unit primary residences) using lender incentives, adjusted FHA terms, borrower grants, and technical assistance; sunsets after four years.
No signal yet
Core Policy Mechanism
Public welfare investment cap raised to 20%
Amends the Revised Statutes and the Federal Reserve Act to increase the permissible limit on public welfare investments by national banks and state member banks from 15 percent to 20 percent of capital and surplus, with biennial congressional reports detailing these investments.
No signal yet
Regulatory or Legal Changes
VA Home Loan disclosure on uniform loan application
Requires the Federal Housing Finance Agency (FHFA) Director, within 6 months, to mandate that Fannie Mae and Freddie Mac include a Department of Veterans Affairs (VA) Home Loan eligibility disclosure on the Uniform Residential Loan Application below the military service question and above the signature line.
No signal yet
Core Policy Mechanism
Family Self-Sufficiency escrow savings pilot
Establishes a pilot program in which up to 25 eligible entities create interest-bearing escrow accounts for up to 5,000 low-income families receiving Section 8 or 9 assistance, depositing rent increases attributable to earned income growth into escrow rather than collecting them as rent, with income exclusion protections and voluntary opt-out rights.
No signal yet
Core Policy Mechanism
Interagency housing data MOU (HUD/USDA/VA)
Requires the Department of Housing and Urban Development (HUD), the Department of Agriculture (USDA), and the Department of Veterans Affairs (VA) to enter a memorandum of understanding within 180 days to share housing research and market data and jointly report to Congress within one year on collaboration opportunities.
No signal yet
Core Policy Mechanism
HUD eviction hotline program
Requires the Department of Housing and Urban Development (HUD) to establish a hotline offering eviction-related counseling and referrals to tenants in covered federally assisted rental units, with notice posted in common areas of covered properties; program sunsets seven years after enactment.
No signal yet
Funding / Appropriations
Temperature sensor grant pilot program
Directs the Department of Housing and Urban Development (HUD) to create a grant pilot program for public housing agencies and federally assisted rental unit owners to acquire, install, and test approved temperature sensors, subject to written resident consent, PII protections, and a 3-year termination.
No signal yet
Core Policy Mechanism
Annual HUD Secretary congressional testimony
Amends the HUD Act to require the Secretary of Housing and Urban Development (HUD) to appear annually before the House Committee on Financial Services and the Senate Committee on Banking, Housing, and Urban Affairs to testify on a defined list of topics covering operations, housing conditions, and progress on affordable housing and homelessness.
No signal yet
Implementation & Enforcement
Public housing receiver/monitor accountability regime
Establishes oversight and transparency requirements for public housing agencies under court-appointed receivers or federal monitors, including annual notices to HUD, annual congressional reports by overseers, public website disclosure of contracts, and Inspector General reviews on request.
No signal yet
Core Policy Mechanism
Custodial deposit brokered-deposit exception
Amends Section 29 of the Federal Deposit Insurance Act to exempt custodial deposits at eligible community banks (under $10 billion in assets meeting capital and rating standards) from brokered deposit classification, up to 20 percent of total liabilities, with interest rate caps on undercapitalized banks' custodial deposits.
No signal yet
Core Policy Mechanism
Raise bank exam frequency threshold to $6 billion
Amends Section 10(d) of the Federal Deposit Insurance Act to double the asset threshold from $3 billion to $6 billion governing which banks qualify for reduced-frequency supervisory examinations.
No signal yet
Implementation & Enforcement
Systemic risk determination transparency reports
Requires the Government Accountability Office (GAO) and federal banking agencies to submit multiple rounds of reports to Congress at 60/90/180/210 days after a systemic risk determination, covering mismanagement, compensation, supervisory shortcomings, examination reports, and regulatory recommendations.
No signal yet
Core Policy Mechanism
Financial Agent Mentor-Protégé Program
Requires the Secretary of the Treasury to create a program pairing large financial institutions or designated financial agents with small institutions, including minority and rural depository institutions, to build their capacity to serve as financial agents, with required guidance, annual outreach, exclusion procedures, and congressional reporting.
No signal yet
Core Policy Mechanism
De novo institution application streamlining
Requires each federal financial institutions regulatory agency to streamline de novo institution applications by reviewing forms, designating caseworkers, establishing mentor-protégé programs, and developing state-and-stakeholder engagement plans to support creation of new banks, credit unions, CDFIs, and minority depository institutions.
No signal yet
Core Policy Mechanism
New community bank phase-in and business plan deviation
Authorizes federal banking agencies to grant qualifying community banks newly chartered between 2026 and 2028 a 2-year phase-in for federal capital requirements and establishes a formal process for those banks to request deviations from approved business plans, with a deemed-approval rule if agencies fail to act within 90 days.
No signal yet
Funding / Appropriations
Reduce Federal Reserve surplus fund by $115 million
Reduces the statutory cap on the Federal Reserve's discretionary surplus fund under 12 U.S.C. 289(a)(3)(A) by $115,000,000, effective September 30, 2035, reducing the amount the Federal Reserve may retain in its surplus account and presumably offsetting bill costs.
No signal yet
Core Policy Mechanism
HUD zoning guidelines and task force
Directs the HUD Assistant Secretary to publish, within three years, guidelines and best practices for state and local zoning frameworks to support housing supply at all income levels, informed by a multi-stakeholder task force and two-year public comment period covering parking minimums, density, ADUs, transit-oriented development, and anti-displacement.
No signal yet
Core Policy Mechanism
Single-stair building guidelines and pilot grants
Directs HUD to issue model code language and guidance within 18 months facilitating permitting of point-access block residential buildings up to 6 stories, coordinate with the International Code Council, and establish a 7-year competitive grant program for pilot projects evaluating such buildings.
No signal yet
Implementation & Enforcement
Special project environmental review authority
Grants HUD discretionary authority to designate assisted housing funds as subject to a special project environmental review under 42 U.S.C. 3547, shifting NEPA compliance responsibilities from the federal government to local grant recipients.
No signal yet
Core Policy Mechanism
HUD-USDA environmental review MOU and infill exemption
Requires the Department of Housing and Urban Development (HUD) and the Department of Agriculture (USDA) to enter a memorandum of understanding within 180 days for coordinated environmental reviews of jointly funded housing projects and exempts USDA from environmental studies for rural housing assistance for infill site construction.
No signal yet
Core Policy Mechanism
CDBG reforms: land use reporting, new construction, land database
Reforms the Community Development Block Grant (CDBG) program by requiring recipients to report at least every five years on pro-housing land use policies, allowing up to 20% of CDBG allocations to fund new construction of affordable housing, and requiring grantees to maintain publicly accessible online databases of undeveloped publicly owned land.
No signal yet
Funding / Appropriations
Affordable housing competitive pilot grant program
Requires HUD to establish a competitive pilot grant program within one year awarding funds to states, insular areas, metropolitan cities, urban counties, and regional planning agencies for affordable housing planning, zoning reform, and new construction, with a 10% administrative cost cap and 5-year sunset.
No signal yet
Core Policy Mechanism
Section 504 rural housing loan expansion
Amends Section 504(a) of the Housing Act of 1949 to allow loans (in addition to grants) for eligible low-income applicants and doubles the maximum loan and grant amount from $7,500 to $15,000 for rural housing repair and rehabilitation.
No signal yet
Core Policy Mechanism
Housing Choice Voucher inspection modernization
Modernizes the Section 8 Housing Choice Voucher program by allowing pre-approval inspections of new landlord units, deeming Section 8 inspection requirements satisfied for units passing LIHTC, HOME, or Rural Housing Service inspections within 12 months, and authorizing remote or video inspections for rural and small-area units.
No signal yet
Funding / Appropriations
FHA small-dollar mortgage pilot
Authorizes the Department of Housing and Urban Development (HUD) to establish a voluntary pilot program within one year to expand access to small-dollar mortgages ($100,000 or less on 1-4 unit primary residences) using lender incentives, adjusted FHA terms, borrower grants, and technical assistance; sunsets after four years.
No signal yet
Core Policy Mechanism
Public welfare investment cap raised to 20%
Amends the Revised Statutes and the Federal Reserve Act to increase the permissible limit on public welfare investments by national banks and state member banks from 15 percent to 20 percent of capital and surplus, with biennial congressional reports detailing these investments.
No signal yet
Regulatory or Legal Changes
VA Home Loan disclosure on uniform loan application
Requires the Federal Housing Finance Agency (FHFA) Director, within 6 months, to mandate that Fannie Mae and Freddie Mac include a Department of Veterans Affairs (VA) Home Loan eligibility disclosure on the Uniform Residential Loan Application below the military service question and above the signature line.
No signal yet
Core Policy Mechanism
Family Self-Sufficiency escrow savings pilot
Establishes a pilot program in which up to 25 eligible entities create interest-bearing escrow accounts for up to 5,000 low-income families receiving Section 8 or 9 assistance, depositing rent increases attributable to earned income growth into escrow rather than collecting them as rent, with income exclusion protections and voluntary opt-out rights.
No signal yet
Core Policy Mechanism
Interagency housing data MOU (HUD/USDA/VA)
Requires the Department of Housing and Urban Development (HUD), the Department of Agriculture (USDA), and the Department of Veterans Affairs (VA) to enter a memorandum of understanding within 180 days to share housing research and market data and jointly report to Congress within one year on collaboration opportunities.
No signal yet
Core Policy Mechanism
HUD eviction hotline program
Requires the Department of Housing and Urban Development (HUD) to establish a hotline offering eviction-related counseling and referrals to tenants in covered federally assisted rental units, with notice posted in common areas of covered properties; program sunsets seven years after enactment.
No signal yet
Funding / Appropriations
Temperature sensor grant pilot program
Directs the Department of Housing and Urban Development (HUD) to create a grant pilot program for public housing agencies and federally assisted rental unit owners to acquire, install, and test approved temperature sensors, subject to written resident consent, PII protections, and a 3-year termination.
No signal yet
Core Policy Mechanism
Annual HUD Secretary congressional testimony
Amends the HUD Act to require the Secretary of Housing and Urban Development (HUD) to appear annually before the House Committee on Financial Services and the Senate Committee on Banking, Housing, and Urban Affairs to testify on a defined list of topics covering operations, housing conditions, and progress on affordable housing and homelessness.
No signal yet
Implementation & Enforcement
Public housing receiver/monitor accountability regime
Establishes oversight and transparency requirements for public housing agencies under court-appointed receivers or federal monitors, including annual notices to HUD, annual congressional reports by overseers, public website disclosure of contracts, and Inspector General reviews on request.
No signal yet
Core Policy Mechanism
Custodial deposit brokered-deposit exception
Amends Section 29 of the Federal Deposit Insurance Act to exempt custodial deposits at eligible community banks (under $10 billion in assets meeting capital and rating standards) from brokered deposit classification, up to 20 percent of total liabilities, with interest rate caps on undercapitalized banks' custodial deposits.
No signal yet
Core Policy Mechanism
Raise bank exam frequency threshold to $6 billion
Amends Section 10(d) of the Federal Deposit Insurance Act to double the asset threshold from $3 billion to $6 billion governing which banks qualify for reduced-frequency supervisory examinations.
No signal yet
Implementation & Enforcement
Systemic risk determination transparency reports
Requires the Government Accountability Office (GAO) and federal banking agencies to submit multiple rounds of reports to Congress at 60/90/180/210 days after a systemic risk determination, covering mismanagement, compensation, supervisory shortcomings, examination reports, and regulatory recommendations.
No signal yet
Core Policy Mechanism
Financial Agent Mentor-Protégé Program
Requires the Secretary of the Treasury to create a program pairing large financial institutions or designated financial agents with small institutions, including minority and rural depository institutions, to build their capacity to serve as financial agents, with required guidance, annual outreach, exclusion procedures, and congressional reporting.
No signal yet
Core Policy Mechanism
De novo institution application streamlining
Requires each federal financial institutions regulatory agency to streamline de novo institution applications by reviewing forms, designating caseworkers, establishing mentor-protégé programs, and developing state-and-stakeholder engagement plans to support creation of new banks, credit unions, CDFIs, and minority depository institutions.
No signal yet
Core Policy Mechanism
New community bank phase-in and business plan deviation
Authorizes federal banking agencies to grant qualifying community banks newly chartered between 2026 and 2028 a 2-year phase-in for federal capital requirements and establishes a formal process for those banks to request deviations from approved business plans, with a deemed-approval rule if agencies fail to act within 90 days.
No signal yet
Funding / Appropriations
Reduce Federal Reserve surplus fund by $115 million
Reduces the statutory cap on the Federal Reserve's discretionary surplus fund under 12 U.S.C. 289(a)(3)(A) by $115,000,000, effective September 30, 2035, reducing the amount the Federal Reserve may retain in its surplus account and presumably offsetting bill costs.
No signal yet
Summary
The 21st Century ROAD to Housing Act is an omnibus housing and financial regulation bill that directs the Department of Housing and Urban Development (HUD), the Department of Agriculture (USDA), and federal banking regulators to expand housing supply, streamline reviews, and modify rules for community banks and credit unions. It reshapes federal housing programs, environmental review procedures, and banking supervision while creating several pilot programs and grants. Among other elements, the bill * directs HUD to issue zoning and housing design guidelines and fund pattern-book and single-stair building pilots; * reclassifies many housing activities as exempt or categorically excluded under National Environmental Policy Act (NEPA) review; * raises Federal Housing Administration (FHA) multifamily loan limits and reforms the HOME and Community Development Block Grant (CDBG) programs; * expands manufactured housing definitions and authorizes an FHA small-dollar mortgage pilot; * creates escrow savings, eviction hotline, and temperature sensor pilots for assisted tenants; * eases examination and chartering rules for community banks and credit unions; and * tightens conditions on bank consolidation and systemic risk determinations.
AI-generated summary, pending human review.
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Core Policy Mechanism Top 5
GSIB least-cost exception for FDIC resolution
Permits the Federal Deposit Insurance Corporation (FDIC) to select a non-least-cost resolution method for failing banks to avoid consolidation into globally systemically important banking organizations, subject to joint FDIC-Federal Reserve approval, an FDIC rulemaking on maximum allowable cost, and a multi-year assessment paid by the acquiring entity to cover added costs. Requires alternating limited-scope examinations after each full-scope exam for well-managed, well-capitalized insured depository institutions and credit unions with $6 billion or less in assets, and allows qualifying institutions to request combined safety, compliance, and cybersecurity examinations. Replaces the single-cap reciprocal deposit exemption with a tiered formula (50%/40%/30%) based on portions of an institution's total liabilities and amends the 'agent institution' definition to allow banks with a Capital adequacy, Asset quality, Management, Earnings, Liquidity, and Sensitivity (CAMELS) rating of 1, 2, or 3 to qualify. Replaces the universal monthly federal credit union board meeting requirement with a risk-based tiered schedule granting reduced meeting frequency to well-managed, highly-rated credit unions while maintaining monthly requirements for new and lower-rated institutions. Replaces the existing failing-bank exception to deposit concentration limits with a stricter 'clear and convincing evidence' standard of necessity and prohibits the exception if a qualified bid from a non-concentrated, well-capitalized, and well-managed institution exists, applied across the Federal Deposit Insurance Act and Bank Holding Company Act of 1956.
- Population Scope Medium Directly affects the Federal Deposit Insurance Corporation (FDIC), Federal Reserve, insured depository institutions, credit unions, and their depositors — a large and economically significant but institutionally bounded class.
- Budgetary Magnitude High Permits FDIC to incur costs beyond the least-cost resolution floor in bank failures, potentially involving very large sums recovered via multi-year acquirer assessments; the reciprocal deposit and examination relief provisions do not themselves authorize spending but materially alter institutional financial obligations at scale.
- Legal / Regulatory Depth High Collectively restructures the legal framework for bank resolution, examination cycles, deposit classification, credit union governance, and deposit concentration limits — multiple new substantive statutory mandates, prohibitions, and enforcement authorities across the Federal Deposit Insurance Act, Bank Holding Company Act, and Federal Credit Union Act.
- Degree of Discretion Granted Medium The GSIB exception requires joint FDIC-Federal Reserve approval and rulemaking on cost caps, while examination relief and combined exam requests involve both mandatory and permissive elements.
- Implementation & Enforcement Burden Medium Requires FDIC rulemaking, joint agency approval processes, multi-year acquirer assessments, and congressional reporting — substantial but largely institutional rather than individual compliance burdens.
- Temporal Commitment High All statutory changes are permanent with no sunset, persisting indefinitely across the full set of merged provisions.
No signal yet
Core Policy Mechanism
GSIB least-cost exception for FDIC resolution
Core Policy Mechanism Top 5
Chassis-free manufactured home framework
Amends the National Manufactured Housing Construction and Safety Standards Act of 1974 to redefine 'manufactured home' to include chassis-free units, directs HUD to issue revised construction standards and labeling, requires states to certify parity treatment of chassis-free homes, and prohibits sale or manufacture in non-compliant states.
- Population Scope Medium Directly affects manufactured home builders, retailers, state regulators, and prospective homebuyers in a significant but specialized market segment of the housing industry.
- Budgetary Magnitude Low No funds are authorized or appropriated; the provision imposes regulatory obligations on states and industry without federal spending.
- Legal / Regulatory Depth High Expands the statutory definition of 'manufactured home,' imposes new mandatory federal construction and labeling standards, creates a state certification regime, and institutes a sales prohibition for non-compliant states — a multi-layered substantive restructuring of federal manufactured housing law.
- Degree of Discretion Granted Medium Department of Housing and Urban Development (HUD) is directed to issue standards and labels but retains discretion over their content; enforcement responsibilities are shared between states and HUD based on which administers installation.
- Implementation & Enforcement Burden High Creates a new ongoing enforcement infrastructure requiring annual state certifications, HUD review, and a prohibition mechanism — substantial recurring compliance and oversight obligations.
- Temporal Commitment High All framework elements are permanent statutory changes with annual recertification cycles and no sunset.
No signal yet
Core Policy Mechanism
Chassis-free manufactured home framework
Core Policy Mechanism Top 5
FHA multifamily loan limit increases and indexing reform
Substantially raises Federal Housing Administration (FHA) multifamily mortgage insurance loan limits (approximately 4x) across sections 207, 213, 220, 221, and 231 of the National Housing Act and replaces the annual adjustment mechanism with one tied to the Census Price Deflator Index for Multifamily Residential Units Under Construction.
- Population Scope Medium Directly affects multifamily lenders, developers, and borrowers who use Federal Housing Administration (FHA) mortgage insurance — a significant but specialized market segment, not the general population.
- Budgetary Magnitude High Approximately quadruples the federally insured loan amounts across five National Housing Act programs, materially expanding FHA's insurance exposure on a recurring basis.
- Legal / Regulatory Depth Medium Replaces statutory dollar caps and an adjustment formula with new figures and a new index — a structural change to financial parameters rather than a new substantive mandate or enforceable right.
- Degree of Discretion Granted Low The new adjustment mechanism is formula-driven and mandatory, with no meaningful agency discretion; publication in the Federal Register is ministerial.
- Implementation & Enforcement Burden Low No new enforcement mechanisms are created; FHA's existing insurance administration applies the higher limits automatically.
- Temporal Commitment High The higher limits and new indexing formula are permanent statutory changes, operating indefinitely with no scheduled expiry.
No signal yet
Core Policy Mechanism
FHA multifamily loan limit increases and indexing reform
Core Policy Mechanism Top 5
HOME funds for nonentitlement area infrastructure
Permits HOME participating jurisdictions without Community Development Block Grant (CDBG) funding to use HOME funds for infrastructure improvements — water/sewer lines, sidewalks, roads, and utility connections — directly related to and adjacent to HOME- or LIHTC-assisted housing, with applicable labor standards. Reforms the HOME Investment Partnerships Program by raising income eligibility from low-income to 100% of area median income, allowing Section 8 voucher-occupied units to qualify as affordable, raising the homeownership purchase price ceiling from 95% to 110% of area median, and limiting the Secretary's authority over jurisdiction housing choices.
- Population Scope Medium Affects HOME participating jurisdictions, housing developers, and assisted households across the country, including the expanded class of households up to 100% of area median income — a broadly distributed but program-bounded population.
- Budgetary Magnitude Medium Expands authorized uses of existing HOME appropriations rather than authorizing new funds, redirecting a meaningful share of a recurring federal program toward infrastructure and a broader eligible population.
- Legal / Regulatory Depth High Collectively imposes new statutory eligibility thresholds, expands authorized fund uses, constrains Secretary discretion over jurisdictions' housing choices, and creates a new qualifying pathway for Section 8 units — substantive changes to the structure of an existing federal program.
- Degree of Discretion Granted Medium Restricts the Secretary of Housing and Urban Development (HUD)'s authority to override jurisdiction housing choices while granting jurisdictions broader latitude; the infrastructure use is permissive ('may use') rather than mandatory.
- Implementation & Enforcement Burden Medium Adds applicable labor standards to a new category of funded activities, creating a recurring compliance obligation for jurisdictions using HOME funds for infrastructure.
- Temporal Commitment High All changes are permanent statutory amendments with no sunset, operating indefinitely unless Congress acts to amend the HOME program.
No signal yet
Core Policy Mechanism
HOME funds for nonentitlement area infrastructure
Core Policy Mechanism Top 5
Housing counseling program overhaul
Amends the Housing and Urban Development Act of 1968 to overhaul HUD's housing counseling program by updating grant geographic diversity criteria, introducing mandatory performance reviews and counselor accountability mechanisms, creating 60-day notice and informal conference rights for funding renewal denials, and requiring foreclosure mitigation counseling for delinquent federally-backed mortgage borrowers, with FHA borrower counseling paid from the Mutual Mortgage Insurance Fund.
- Population Scope Medium Reaches all federally-backed mortgage borrowers who become 30+ days delinquent and all Department of Housing and Urban Development (HUD)-funded housing counseling organizations nationwide — a broad but program-defined population.
- Budgetary Magnitude Medium Authorizes use of the Mutual Mortgage Insurance (MMI) Fund for foreclosure mitigation counseling costs for delinquent Federal Housing Administration (FHA) borrowers — a recurring, indefinite draw on an existing mandatory fund.
- Legal / Regulatory Depth High Imposes a new statutory entitlement to foreclosure counseling for delinquent borrowers, restructures grant distribution criteria, and creates binding performance review and due process obligations on HUD — substantive changes to the legal rights and duties of both the agency and program participants.
- Degree of Discretion Granted Medium HUD is given new authority to require remedial counselor actions and deny funding renewals, balanced against mandatory notice and conference rights that constrain that discretion.
- Implementation & Enforcement Burden Medium Requires recurring performance reviews of all grantee organizations and a formal due process apparatus for funding denials — ongoing adjudicative burden on the agency.
- Temporal Commitment High All statutory changes are permanent with no sunset, operating indefinitely unless Congress amends the Housing and Urban Development Act of 1968.
No signal yet
Core Policy Mechanism
Housing counseling program overhaul
Regulatory or Legal Changes
NEPA exemptions and categorical exclusions for housing
Requires HUD to reclassify a broad range of housing activities — rental assistance, supportive services, small rehabilitation, office-to-residential conversions, infill projects, and disaster buyouts — as either NEPA-exempt or categorically excluded under regulations equivalent to 24 CFR 58.34, 58.35, 50.19, and 50.20.
- Population Scope Medium Directly affects Department of Housing and Urban Development (HUD) grantees, housing developers, and federally assisted housing project applicants — a broad but specialized class, not the general public.
- Budgetary Magnitude Low No funds are authorized or appropriated; the provision reduces regulatory process costs but creates no spending obligation.
- Legal / Regulatory Depth High Creates new statutory mandates eliminating or curtailing environmental review obligations that currently bind a wide class of federally assisted housing activities — a substantive change to existing law, not a procedural adjustment.
- Degree of Discretion Granted Medium HUD is directed to reclassify activities by regulation, with some discretionary authority over special project review designations, blending mandatory and permissive elements.
- Implementation & Enforcement Burden Low Reduces rather than adds compliance obligations by eliminating review requirements; the five-year congressional reporting cycle is administrative, not enforcement infrastructure.
- Temporal Commitment High Reclassifications are permanent statutory changes with no sunset, persisting indefinitely until Congress acts to reverse them.
No signal yet
Regulatory or Legal Changes (optional)
NEPA exemptions and categorical exclusions for housing
Carve-outs, Exemptions, Eligibility
Section 3 exemption for small housing projects
Waives Section 3 of the Housing and Urban Development (HUD) Act of 1968 employment and training requirements for low-income persons for assisted housing activities involving 50 or fewer units carried out by smaller or state-level recipients.
- Population Scope Low Applies only to assisted housing activities of 50 or fewer units by smaller or state-level recipients — a narrow subset of federally assisted housing projects.
- Budgetary Magnitude Low No funds are authorized or appropriated; the provision removes a compliance obligation but creates no spending commitment.
- Legal / Regulatory Depth Medium Creates a new statutory exemption from an existing binding mandate — a constraint on the reach of current law rather than an affirmative new substantive duty.
- Degree of Discretion Granted Low The exemption is categorical and self-executing based on unit count and recipient type, leaving no agency discretion in application.
- Implementation & Enforcement Burden Low Reduces rather than adds enforcement obligations by narrowing the scope of Section 3 coverage.
- Temporal Commitment High The exemption is a permanent statutory change with no sunset, persisting indefinitely.
No signal yet
Carve-outs, Exemptions, Eligibility (optional)
Section 3 exemption for small housing projects
Carve-outs, Exemptions, Eligibility
Exclude VA disability benefits from HUD-VASH income
Amends the United States Housing Act of 1937 to exclude Veterans Affairs (VA) disability benefits from income eligibility calculations for the HUD-VASH program and other HUD-supported housing on VA property, including a forward-looking mandate for future VA-property HUD programs.
- Population Scope Low Applies only to disabled veterans seeking Department of Housing and Urban Development (HUD)-VASH or Department of Veterans Affairs (VA)-property housing assistance — a small, targeted population.
- Budgetary Magnitude Low No funds are authorized; the income exclusion may marginally expand program eligibility but does not appropriate new resources.
- Legal / Regulatory Depth Medium Creates a new statutory income exclusion limiting how an existing program calculates eligibility — a constraint on administrative discretion rather than a wholly new substantive mandate.
- Degree of Discretion Granted Low The exclusion is mandatory and categorical, with no agency discretion over its application to covered programs.
- Implementation & Enforcement Burden Low Requires administrative adjustment to income calculations but creates no new enforcement infrastructure or penalty mechanism.
- Temporal Commitment High The exclusion is a permanent statutory amendment, including a forward-looking mandate for future programs, with no sunset.
No signal yet
Carve-outs, Exemptions, Eligibility (optional)
Exclude VA disability benefits from HUD-VASH income
Carve-outs, Exemptions, Eligibility
Exception for Banks in Default or in Danger of Default
The responsible agency may, without regard to paragraph (1), (3), (4), or (5) of subsection (b) or paragraph (2), (4), or (5) of subsection (a), approve an application under subsection (a)(1) for approval of a merger transaction if— the merger transaction involves 1 or more banks in default or in…
- Population Scope Low Applies only in the narrow circumstance of a bank merger involving one or more institutions in default or in danger of default — an infrequent, case-specific scenario.
- Budgetary Magnitude Low No funds are authorized or appropriated; the provision modifies approval authority for a discrete category of merger transactions.
- Legal / Regulatory Depth Medium Creates a conditional exception to merger approval requirements for failing banks — a targeted modification of an existing statutory constraint rather than a new substantive mandate.
- Degree of Discretion Granted Medium The responsible agency 'may' approve without regard to specified subsections, conferring discretionary authority bounded by the default or danger-of-default condition.
- Implementation & Enforcement Burden Low No new enforcement mechanisms are created; the provision modifies the conditions under which existing approval authority may be exercised.
- Temporal Commitment High The exception is a permanent statutory change with no sunset, available indefinitely whenever the triggering condition is met.
No signal yet
Carve-outs, Exemptions, Eligibility (optional)
Exception for Banks in Default or in Danger of Default
Carve-outs, Exemptions, Eligibility
Exception for banks in default or in danger of default
The Board may, without regard to subparagraph (B) or (D) of paragraph (1) or paragraph (3), approve an application pursuant to paragraph (1)(A) if— the application is for an acquisition of 1 or more banks in default or in danger of default; or the application is for an acquisition with respect to…
- Population Scope Low Applies only when the Federal Reserve Board reviews an acquisition of one or more banks in default or in danger of default — an infrequent, case-specific scenario affecting a narrow institutional class.
- Budgetary Magnitude Low No funds are authorized or appropriated; the provision modifies the Board's approval authority for a discrete category of acquisitions.
- Legal / Regulatory Depth Medium Creates a conditional exception allowing the Board to waive specified approval requirements for failing-bank acquisitions — a targeted modification of existing statutory constraints rather than a new substantive mandate.
- Degree of Discretion Granted Medium The Board 'may' approve without regard to specified subparagraphs, granting discretionary authority conditioned on the default or danger-of-default trigger.
- Implementation & Enforcement Burden Low No new enforcement mechanisms are created; the provision adjusts the conditions under which existing Board approval authority applies.
- Temporal Commitment High Same as above.
No signal yet
Carve-outs, Exemptions, Eligibility (optional)
Exception for banks in default or in danger of default
Funding / Appropriations
Pattern book pilot grant program
Authorizes the Department of Housing and Urban Development (HUD) to run a 7-year pilot grant program funding local governments and Indian Tribes to create pre-approved housing design pattern books, with a 10% rural set-aside and grant repayment if insufficient permits are issued within 5 years.
- Population Scope Low Grants flow only to local governments and Indian Tribes that choose to apply, a narrow class of jurisdictions rather than individuals or the broad public.
- Budgetary Magnitude Medium Authorizes a grant program over 7 years with a dedicated rural set-aside, but no specific dollar appropriation is cited, placing magnitude in the moderate discretionary range.
- Legal / Regulatory Depth Medium Creates a new statutory grant authority with eligibility rules and a repayment condition, changing procedural and programmatic law without altering substantive housing or land-use mandates.
- Degree of Discretion Granted Medium Department of Housing and Urban Development (HUD) has discretion to select grantees and administer the program, but the rural set-aside and repayment trigger constrain that discretion meaningfully.
- Implementation & Enforcement Burden Low Enforcement is limited to grant repayment if permit thresholds are not met within 5 years, imposing no new regulatory compliance infrastructure.
- Temporal Commitment Low The pilot has a fixed 7-year duration, self-terminating well within 10 years unless Congress acts to extend it.
No signal yet
Funding / Appropriations (optional)
Pattern book pilot grant program
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