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2026 Bipartisan Housing Bill — What’s in the 21st Century ROAD to Housing Act

By Ron Harmon, TriWest Realtors

The 21st Century ROAD to Housing Act is a landmark bipartisan housing reform package that passed both the House (358–32) and Senate (85–5) in June 2026, and became law at midnight on July 11, 2026, after President Trump refused to sign it in protest over a separate elections bill UPI+1.

Key Provisions

1. Increase Housing Supply & Remove Barriers

• Streamlines environmental reviews to speed home construction TIME+1.

• Encourages communities to build more housing with funding and grant programs UPI.

• Reforms restrictive zoning policies to allow more housing development UPI.

2. Institutional Investor Ban on Single-Family Homes

• Prohibits large institutional investors from buying more than 350 single-family homes Better Mortgage+1.

• Build-to-rent developers are exempt, but must now provide annual renter outreach resources and a toll-free dispute hotline Better Mortgage+1.

3. FHA & Small-Dollar Mortgage Reforms

• Directs the CFPB to study and adjust compensation rules to make small-dollar lending (under ~$100,000) viable again, especially in rural and lower-cost markets Better Mortgage.

• Updates manufactured housing loan limits Better Mortgage.

4. Rental Assistance & Housing Programs

• Lifts the Rental Assistance Demonstration (RAD) program cap by 100,000 units Bipartisan Policy Center.

• Authorizes the Community Development Block Grant Disaster Recovery (CDBG-DR) program for three years Bipartisan Policy Center.

• Expands the Moving to Work (MTW) program cohort Bipartisan Policy Center.

• Modernizes housing counseling and financial literacy programs Bipartisan Policy Center.

5. Disaster Recovery & Community Development

• Improves disaster recovery funding for housing usahousinginformation.com.

• Increases community banking and lending support Bipartisan Policy Center.

6. Manufactured Housing Reforms

• Updates loan limits and program support for manufactured housing communities Better Mortgage+1.

7. Federal Loan Limits & Housing Counseling

• Raises federal loan limits for certain programs usahousinginformation.com.

• Expands federal housing counseling services Bipartisan Policy Center.

What It Does Not Do

The bill focuses on removing barriers and modernizing programs rather than creating large new spending programs usahousinginformation.com. It does not include broad direct subsidies for homebuyers or renters.

Impact

Supporters say it’s the most comprehensive housing reform in decades, aiming to lower costs, increase supply, and give more control to local governments Critics note it doesn’t go far enough but acknowledge it’s a major first step  

In short, the 2026 housing bill is a sweeping bipartisan effort to modernize housing policy, curb speculative investor buying, expand rental assistance, and make lending more viable — all without a major new federal spending spike.  

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