| 1 | 1 | | I |
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| 2 | 2 | | 119THCONGRESS |
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| 3 | 3 | | 1 |
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| 4 | 4 | | STSESSION H. R. 206 |
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| 5 | 5 | | To amend the Fair Housing Act to prohibit discrimination based on use |
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| 6 | 6 | | of section 8 vouchers, and for other purposes. |
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| 7 | 7 | | IN THE HOUSE OF REPRESENTATIVES |
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| 8 | 8 | | JANUARY3, 2025 |
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| 9 | 9 | | Ms. V |
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| 10 | 10 | | ELA´ZQUEZintroduced the following bill; which was referred to the Com- |
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| 11 | 11 | | mittee on Financial Services, and in addition to the Committees on Ways |
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| 12 | 12 | | and Means, and the Judiciary, for a period to be subsequently determined |
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| 13 | 13 | | by the Speaker, in each case for consideration of such provisions as fall |
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| 14 | 14 | | within the jurisdiction of the committee concerned |
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| 15 | 15 | | A BILL |
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| 16 | 16 | | To amend the Fair Housing Act to prohibit discrimination |
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| 17 | 17 | | based on use of section 8 vouchers, and for other purposes. |
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| 18 | 18 | | Be it enacted by the Senate and House of Representa-1 |
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| 19 | 19 | | tives of the United States of America in Congress assembled, 2 |
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| 20 | 20 | | SECTION 1. SHORT TITLE. 3 |
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| 21 | 21 | | This Act may be cited as the ‘‘Landlord Account-4 |
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| 22 | 22 | | ability Act of 2025’’. 5 |
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| 23 | 23 | | SEC. 2. PROHIBITING HOUSING DISCRIMINATION BASED 6 |
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| 24 | 24 | | ON SOURCE OF INCOME. 7 |
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| 25 | 25 | | (a) I |
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| 26 | 26 | | NGENERAL.—The Fair Housing Act (42 U.S.C. 8 |
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| 27 | 27 | | 3601 et seq.) is amended— 9 |
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| 29 | 29 | | ssavage on LAPJG3WLY3PROD with BILLS 2 |
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| 30 | 30 | | •HR 206 IH |
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| 31 | 31 | | (1) in section 802 (42 U.S.C. 3602), by adding 1 |
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| 32 | 32 | | at the end the following: 2 |
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| 33 | 33 | | ‘‘(p) ‘Source of income’ includes— 3 |
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| 34 | 34 | | ‘‘(1) current and future use of a tenant- or 4 |
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| 35 | 35 | | project-based housing voucher under section 8 of the 5 |
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| 36 | 36 | | United States Housing Act of 1937 (42 U.S.C. 6 |
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| 37 | 37 | | 1437f) and any form of Federal, State, or local 7 |
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| 38 | 38 | | housing assistance provided to a person or family or 8 |
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| 39 | 39 | | provided to a housing owner on behalf of a person 9 |
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| 40 | 40 | | or family, including rental vouchers, rental assist-10 |
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| 41 | 41 | | ance, down payment assistance, other homeowner-11 |
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| 42 | 42 | | ship assistance, assistance to cover housing costs, 12 |
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| 43 | 43 | | and other rental and homeownership subsidies, or 13 |
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| 44 | 44 | | guarantees or financial assistance provided through 14 |
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| 45 | 45 | | government and nongovernment organizations, in-15 |
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| 46 | 46 | | cluding both receipt of such assistance and compli-16 |
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| 47 | 47 | | ance with its terms thereof; 17 |
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| 48 | 48 | | ‘‘(2) income received as a monthly benefit 18 |
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| 49 | 49 | | under title II of the Social Security Act (42 U.S.C. 19 |
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| 50 | 50 | | 401 et seq.), as a supplemental security income ben-20 |
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| 51 | 51 | | efit under title XVI of the Social Security Act (42 21 |
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| 52 | 52 | | U.S.C. 1381 et seq.), or as a benefit under the Rail-22 |
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| 53 | 53 | | road Retirement Act of 1974 (45 U.S.C. 231 et 23 |
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| 54 | 54 | | seq.) or income provided through Federal, State, or 24 |
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| 55 | 55 | | local governments or nongovernment organizations, 25 |
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| 57 | 57 | | ssavage on LAPJG3WLY3PROD with BILLS 3 |
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| 58 | 58 | | •HR 206 IH |
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| 59 | 59 | | or through any public or State-supported general or 1 |
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| 60 | 60 | | disability income assistance program or the terms of 2 |
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| 61 | 61 | | such income; 3 |
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| 62 | 62 | | ‘‘(3) income received by court order, including 4 |
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| 63 | 63 | | spousal support and child support; 5 |
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| 64 | 64 | | ‘‘(4) any payment from a trust, guardian, con-6 |
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| 65 | 65 | | servator, co-signer, or relative; and 7 |
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| 66 | 66 | | ‘‘(5) any other source of income or funds, in-8 |
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| 67 | 67 | | cluding savings accounts and investments.’’; 9 |
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| 68 | 68 | | (2) in section 804 (42 U.S.C. 3604)— 10 |
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| 69 | 69 | | (A) by inserting ‘‘source of income,’’ after 11 |
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| 70 | 70 | | ‘‘familial status,’’ each place that term appears; 12 |
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| 71 | 71 | | and 13 |
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| 72 | 72 | | (3) in section 805 (42 U.S.C. 3605)— 14 |
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| 73 | 73 | | (A) in subsection (a), by inserting ‘‘source 15 |
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| 74 | 74 | | of income,’’ after ‘‘familial status,’’; and 16 |
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| 75 | 75 | | (B) in subsection (c), by inserting ‘‘source 17 |
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| 76 | 76 | | of income,’’ after ‘‘handicap,’’; 18 |
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| 77 | 77 | | (4) in section 806 (42 U.S.C. 3606), by insert-19 |
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| 78 | 78 | | ing ‘‘source of income,’’ after ‘‘familial status,’’; 20 |
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| 79 | 79 | | (5) in section 807 (42 U.S.C. 3607), by adding 21 |
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| 80 | 80 | | at the end the following new subsection: 22 |
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| 81 | 81 | | ‘‘(c) Nothing under this title shall be construed to 23 |
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| 82 | 82 | | prohibit any entity from providing a preference for vet-24 |
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| 83 | 83 | | erans or based on veteran status in the sale or rental of 25 |
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| 85 | 85 | | ssavage on LAPJG3WLY3PROD with BILLS 4 |
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| 86 | 86 | | •HR 206 IH |
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| 87 | 87 | | a dwelling or in the provision of services or facilities in 1 |
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| 88 | 88 | | connection therewith.’’; 2 |
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| 89 | 89 | | (6) in section 808(e)(6) (42 U.S.C. 3608(e)(6)), 3 |
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| 90 | 90 | | by inserting ‘‘source of income,’’ after ‘‘handicap,’’; 4 |
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| 91 | 91 | | and 5 |
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| 92 | 92 | | (7) in section 810(f) (42 U.S.C. 3610(f)), by 6 |
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| 93 | 93 | | striking paragraph (4) and inserting the following: 7 |
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| 94 | 94 | | ‘‘(4) During the period beginning on the date of en-8 |
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| 95 | 95 | | actment of the Landlord Accountability Act of 2025 and 9 |
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| 96 | 96 | | ending on the date that is 40 months after such date of 10 |
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| 97 | 97 | | enactment, each agency certified for purposes of this title 11 |
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| 98 | 98 | | on the day before such date of enactment shall, for pur-12 |
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| 99 | 99 | | poses of this subsection, be considered certified under this 13 |
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| 100 | 100 | | subsection with respect to those matters for which the 14 |
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| 101 | 101 | | agency was certified on that date. If the Secretary deter-15 |
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| 102 | 102 | | mines in an individual case that an agency has not been 16 |
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| 103 | 103 | | able to meet the certification requirements within this 40- 17 |
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| 104 | 104 | | month period due to exceptional circumstances, such as 18 |
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| 105 | 105 | | the infrequency of legislative sessions in that jurisdiction, 19 |
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| 106 | 106 | | the Secretary may extend such period by not more than 20 |
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| 107 | 107 | | 6 months.’’. 21 |
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| 108 | 108 | | (b) P |
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| 109 | 109 | | REVENTION OFINTIMIDATION INFAIRHOUS-22 |
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| 110 | 110 | | INGCASES.—Section 901 of the Civil Rights Act of 1968 23 |
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| 111 | 111 | | (42 U.S.C. 3631) is amended by inserting ‘‘source of in-24 |
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| 113 | 113 | | ssavage on LAPJG3WLY3PROD with BILLS 5 |
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| 114 | 114 | | •HR 206 IH |
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| 115 | 115 | | come (as defined in section 802),’’ before ‘‘or national ori-1 |
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| 116 | 116 | | gin’’ each place that term appears. 2 |
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| 117 | 117 | | (c) A |
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| 118 | 118 | | UTHORIZATION OF APPROPRIATIONS FOR EN-3 |
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| 119 | 119 | | FORCEMENT.—There is authorized to be appropriated for 4 |
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| 120 | 120 | | contracts, grants, and other assistance— 5 |
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| 121 | 121 | | (1) $90,000,000 for each of fiscal years 2026 6 |
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| 122 | 122 | | through 2035 for the Fair Housing Initiatives Pro-7 |
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| 123 | 123 | | gram under section 561 of the Housing and Com-8 |
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| 124 | 124 | | munity Development Act of 1987 (42 U.S.C. 9 |
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| 125 | 125 | | 3616a); 10 |
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| 126 | 126 | | (2) $47,000,000 for each of fiscal years 2026 11 |
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| 127 | 127 | | through 2035 for the Fair Housing Assistance Pro-12 |
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| 128 | 128 | | gram under the Fair Housing Act (42 U.S.C. 3601 13 |
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| 129 | 129 | | et seq.); and 14 |
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| 130 | 130 | | (3) $3,000,000 for each of fiscal years 2026 15 |
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| 131 | 131 | | through 2028 to the Secretary of Housing and 16 |
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| 132 | 132 | | Urban Development for a carrying out national 17 |
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| 133 | 133 | | media campaign to raise public awareness to help in-18 |
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| 134 | 134 | | dividuals understand their expanded rights under 19 |
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| 135 | 135 | | the Fair Housing Act and learn how to report inci-20 |
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| 136 | 136 | | dents of housing discrimination. 21 |
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| 138 | 138 | | ssavage on LAPJG3WLY3PROD with BILLS 6 |
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| 139 | 139 | | •HR 206 IH |
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| 140 | 140 | | SEC. 3. PENALTIES FOR INTENTIONAL ACTS TO DIS-1 |
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| 141 | 141 | | QUALIFY DWELLING UNITS FROM ELIGI-2 |
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| 142 | 142 | | BILITY FOR FEDERAL HOUSING PROGRAMS. 3 |
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| 143 | 143 | | (a) V |
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| 144 | 144 | | IOLATION.—An owner of a dwelling unit that 4 |
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| 145 | 145 | | is available for rental may not take any action, or fail to 5 |
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| 146 | 146 | | take any action, with the intent to make the dwelling unit 6 |
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| 147 | 147 | | insufficiently decent, safe, sanitary, or inhabitable, or 7 |
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| 148 | 148 | | cause such other physical condition, so that the dwelling 8 |
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| 149 | 149 | | does not qualify for assistance within the jurisdiction of 9 |
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| 150 | 150 | | the Department (as such term is defined in section 102(m) 10 |
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| 151 | 151 | | of the Department of Housing and Urban Development 11 |
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| 152 | 152 | | Reform Act of 1989 (42 U.S.C. 3545(m))). 12 |
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| 153 | 153 | | (b) C |
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| 154 | 154 | | IVILMONEYPENALTIES.—Any person who is 13 |
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| 155 | 155 | | found by the Secretary of Housing and Urban Develop-14 |
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| 156 | 156 | | ment, after notice and opportunity for a hearing in accord-15 |
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| 157 | 157 | | ance with section 554 of title 5, United States Code, to 16 |
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| 158 | 158 | | have violated subsection (a) shall be assessed a civil money 17 |
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| 159 | 159 | | penalty by the Secretary in the amount of $100,000 for 18 |
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| 160 | 160 | | each such action or failure to act. 19 |
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| 161 | 161 | | (c) L |
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| 162 | 162 | | IABILITY TOTENANTS.—A tenant who, at the 20 |
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| 163 | 163 | | time of a violation under subsection (a), occupies the 21 |
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| 164 | 164 | | dwelling unit to which the violation relates may bring a 22 |
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| 165 | 165 | | civil action for damages in the following amounts: 23 |
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| 166 | 166 | | (1) $50,000 for each action or failure to act in 24 |
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| 167 | 167 | | violation of subsection (a). 25 |
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| 169 | 169 | | ssavage on LAPJG3WLY3PROD with BILLS 7 |
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| 170 | 170 | | •HR 206 IH |
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| 171 | 171 | | (2) Any actual damages and costs to the tenant 1 |
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| 172 | 172 | | resulting from the violation, including any costs of 2 |
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| 173 | 173 | | finding a replacement dwelling unit. 3 |
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| 174 | 174 | | SEC. 4. PENALITIES FOR VACANT UNITS. 4 |
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| 175 | 175 | | (a) V |
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| 176 | 176 | | IOLATION; PENALTY.—In the case of a dwelling 5 |
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| 177 | 177 | | unit that is located in a multifamily housing project, quali-6 |
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| 178 | 178 | | fies for assistance within the jurisdiction of the Depart-7 |
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| 179 | 179 | | ment (as such term is defined in section 102(m) of the 8 |
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| 180 | 180 | | Department of Housing and Urban Development Reform 9 |
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| 181 | 181 | | Act of 1989 (42 U.S.C. 3545 (m))), is available for rental, 10 |
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| 182 | 182 | | and is found, after notice and opportunity for a hearing 11 |
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| 183 | 183 | | in accordance with section 554 of title 5, United States 12 |
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| 184 | 184 | | Code, to be intentionally left vacant by the owner for a 13 |
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| 185 | 185 | | period of more than 60 days that begins as provided under 14 |
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| 186 | 186 | | subsection (b), the owner shall be assessed a civil money 15 |
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| 187 | 187 | | penalty in the amount of $100,000 for every 30 days that 16 |
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| 188 | 188 | | the unit is found to be intentionally left vacant. 17 |
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| 189 | 189 | | (b) T |
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| 190 | 190 | | IMING.— 18 |
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| 191 | 191 | | (1) N |
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| 192 | 192 | | EW UNITS.—In the case of a dwelling unit 19 |
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| 193 | 193 | | that has not previously been occupied, such 60-day 20 |
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| 194 | 194 | | period shall commence on the day that the unit is 21 |
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| 195 | 195 | | first habitable for occupancy, as determined by the 22 |
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| 196 | 196 | | Secretary. 23 |
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| 197 | 197 | | (2) E |
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| 198 | 198 | | XISTING UNITS.—In the case of a dwelling 24 |
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| 199 | 199 | | unit that has previously been occupied, such 60-day 25 |
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| 201 | 201 | | ssavage on LAPJG3WLY3PROD with BILLS 8 |
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| 202 | 202 | | •HR 206 IH |
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| 203 | 203 | | period shall commence on the day that the unit was 1 |
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| 204 | 204 | | vacated by the most recent tenant. 2 |
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| 205 | 205 | | (c) T |
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| 206 | 206 | | REATMENT OF REPAIRS.—In making a deter-3 |
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| 207 | 207 | | mination with respect to a violation under subsection 4 |
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| 208 | 208 | | (a)— 5 |
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| 209 | 209 | | (1) the Secretary shall presume, subject to 6 |
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| 210 | 210 | | paragraph (2), that a dwelling unit that is vacant 7 |
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| 211 | 211 | | during any period between tenancies that the unit is 8 |
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| 212 | 212 | | being repaired, updated, renovated, or refurbished is 9 |
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| 213 | 213 | | not available for rental during such period; and 10 |
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| 214 | 214 | | (2) the Secretary shall treat such presumption 11 |
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| 215 | 215 | | as having been rebutted upon a showing by a pro-12 |
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| 216 | 216 | | spective tenant, or agent thereof, that a reasonable 13 |
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| 217 | 217 | | period of time for such updating, renovation, or re-14 |
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| 218 | 218 | | furbishment elapsed. 15 |
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| 219 | 219 | | SEC. 5. RESOURCES FOR RECEIVING AND RESOLVING COM-16 |
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| 220 | 220 | | PLAINTS REGARDING MULTIFAMILY HOUS-17 |
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| 221 | 221 | | ING PROJECTS. 18 |
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| 222 | 222 | | (a) I |
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| 223 | 223 | | NCREASEDHUD STAFFING FOR COMPLAINT 19 |
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| 224 | 224 | | C |
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| 225 | 225 | | ALLSTAFFING.— 20 |
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| 226 | 226 | | (1) I |
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| 227 | 227 | | NCREASED STAFFING .—The Secretary 21 |
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| 228 | 228 | | shall, not later than the expiration of the 180-day 22 |
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| 229 | 229 | | period beginning on the date of the enactment of 23 |
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| 230 | 230 | | this Act, increase the staffing level for the Multi-24 |
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| 231 | 231 | | family Housing Complaint Line established and op-25 |
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| 233 | 233 | | ssavage on LAPJG3WLY3PROD with BILLS 9 |
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| 234 | 234 | | •HR 206 IH |
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| 235 | 235 | | erated by the Multifamily Housing Clearinghouse of 1 |
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| 236 | 236 | | the Department so that it is sufficient and appro-2 |
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| 237 | 237 | | priate to handle the volume of calls received without 3 |
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| 238 | 238 | | unreasonable waiting periods. 4 |
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| 239 | 239 | | (2) A |
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| 240 | 240 | | UTHORIZATION OF APPROPRIATIONS .—For 5 |
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| 241 | 241 | | carrying out paragraph (1), there are authorized to 6 |
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| 242 | 242 | | be appropriated to the Secretary such sums as may 7 |
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| 243 | 243 | | be necessary for each fiscal year for carrying out 8 |
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| 244 | 244 | | paragraph (1). 9 |
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| 245 | 245 | | (b) M |
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| 246 | 246 | | ULTIFAMILYHOUSINGCOMPLAINTRESOLU-10 |
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| 247 | 247 | | TIONPROGRAM.— 11 |
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| 248 | 248 | | (1) I |
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| 249 | 249 | | N GENERAL.—The Secretary shall carry 12 |
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| 250 | 250 | | out a Multifamily Housing Complaint Resolution 13 |
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| 251 | 251 | | Program for receiving complaints about multifamily 14 |
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| 252 | 252 | | housing projects from voucher users who reside in 15 |
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| 253 | 253 | | such projects and local governmental officials, under 16 |
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| 254 | 254 | | which the Secretary shall provide for— 17 |
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| 255 | 255 | | (A) gathering of information regarding 18 |
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| 256 | 256 | | each such complaint; 19 |
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| 257 | 257 | | (B) determining whether there is a likeli-20 |
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| 258 | 258 | | hood that there is any violation of the require-21 |
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| 259 | 259 | | ments under the rental assistance voucher pro-22 |
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| 260 | 260 | | gram relating to such complaint; 23 |
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| 261 | 261 | | (C) informing the owner or landlord of the 24 |
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| 262 | 262 | | complaint and any violations; and 25 |
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| 264 | 264 | | ssavage on LAPJG3WLY3PROD with BILLS 10 |
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| 265 | 265 | | •HR 206 IH |
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| 266 | 266 | | (D) attempting to resolve the complaint 1 |
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| 267 | 267 | | and violations, including through mediation. 2 |
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| 268 | 268 | | (2) R |
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| 269 | 269 | | ESOLUTION.—The Secretary may provide 3 |
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| 270 | 270 | | for carrying out the activities required under para-4 |
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| 271 | 271 | | graph (1)(D) through regional or field offices of the 5 |
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| 272 | 272 | | Department or through such local or private organi-6 |
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| 273 | 273 | | zations or agencies as the Secretary determines have 7 |
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| 274 | 274 | | appropriate capabilities and expertise to carry out 8 |
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| 275 | 275 | | such activities. 9 |
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| 276 | 276 | | (3) F |
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| 277 | 277 | | UNDING.—Amounts made available for ad-10 |
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| 278 | 278 | | ministrative fees under section 8(q) of the United 11 |
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| 279 | 279 | | States Housing Act of 1937 (42 U.S.C. 1437f(q)) 12 |
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| 280 | 280 | | shall be available for carrying out the program 13 |
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| 281 | 281 | | under this subsection. 14 |
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| 282 | 282 | | (4) R |
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| 283 | 283 | | EGULATIONS.—Not later than the expira-15 |
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| 284 | 284 | | tion of the 12-month period beginning on the date 16 |
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| 285 | 285 | | of the enactment of this Act, the Secretary shall 17 |
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| 286 | 286 | | issue any regulations necessary to establish the Pro-18 |
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| 287 | 287 | | gram required under this subsection. 19 |
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| 288 | 288 | | SEC. 6. HUD DISCLOSURE OF LANDLORD COMPLAINTS. 20 |
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| 289 | 289 | | (a) P |
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| 290 | 290 | | UBLICDISCLOSURE.—The Secretary shall pub-21 |
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| 291 | 291 | | licly disclose, on a website of the Department and on a 22 |
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| 292 | 292 | | timely basis, information regarding each complaint re-23 |
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| 293 | 293 | | ceived under the Program establish pursuant to section 24 |
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| 294 | 294 | | 5(b), which shall include for each such complaint— 25 |
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| 296 | 296 | | ssavage on LAPJG3WLY3PROD with BILLS 11 |
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| 297 | 297 | | •HR 206 IH |
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| 298 | 298 | | (1) the nature of the complaint; 1 |
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| 299 | 299 | | (2) the date on which such complaint was sub-2 |
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| 300 | 300 | | mitted to the Department; 3 |
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| 301 | 301 | | (3) the disposition, as of the time of such dis-4 |
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| 302 | 302 | | closure, of such complaint; and 5 |
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| 303 | 303 | | (4) information identifying the multifamily 6 |
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| 304 | 304 | | housing project to which such complaint relates. 7 |
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| 305 | 305 | | (b) R |
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| 306 | 306 | | EPORTS TO CONGRESS.—The Secretary of 8 |
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| 307 | 307 | | Housing and Urban Development shall submit a report 9 |
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| 308 | 308 | | annually to the Committee on Financial Services of the 10 |
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| 309 | 309 | | House of Representatives and the Committee on Banking, 11 |
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| 310 | 310 | | Housing, and Urban Affairs of the Senate summarizing 12 |
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| 311 | 311 | | the complaints described in subsection (a) that were re-13 |
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| 312 | 312 | | ceived by the Department during the preceding year and 14 |
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| 313 | 313 | | describing the disposition to such date of such complaints. 15 |
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| 314 | 314 | | SEC. 7. TAX CREDIT INCENTIVE FOR MAINTENANCE OF 16 |
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| 315 | 315 | | MULTIFAMILY HOUSING WITH VOUCHER 17 |
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| 316 | 316 | | USER TENANTS. 18 |
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| 317 | 317 | | (a) I |
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| 318 | 318 | | NGENERAL.—Subpart D of part IV of sub-19 |
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| 319 | 319 | | chapter A of chapter 1 of the Internal Revenue Code of 20 |
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| 320 | 320 | | 1986 is amended by adding at the end the following new 21 |
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| 321 | 321 | | section: 22 |
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| 322 | 322 | | ‘‘SEC. 45AA. LOW-INCOME HOUSING MAINTENANCE CREDIT. 23 |
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| 323 | 323 | | ‘‘(a) I |
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| 324 | 324 | | NGENERAL.—For purposes of section 38, in 24 |
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| 325 | 325 | | the case of an eligible landlord, the low-income housing 25 |
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| 327 | 327 | | ssavage on LAPJG3WLY3PROD with BILLS 12 |
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| 328 | 328 | | •HR 206 IH |
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| 329 | 329 | | maintenance credit determined under this section for the 1 |
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| 330 | 330 | | taxable year is an amount equal to the amount of the tax-2 |
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| 331 | 331 | | payer’s low-income housing maintenance expenses for such 3 |
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| 332 | 332 | | taxable year. 4 |
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| 333 | 333 | | ‘‘(b) L |
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| 334 | 334 | | IMITATIONS.— 5 |
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| 335 | 335 | | ‘‘(1) P |
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| 336 | 336 | | ER UNIT LIMITATION .—The credit al-6 |
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| 337 | 337 | | lowed under subsection (a) with respect to any tax-7 |
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| 338 | 338 | | payer for any taxable year shall not exceed the prod-8 |
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| 339 | 339 | | uct of $2,500 multiplied by the number of low-in-9 |
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| 340 | 340 | | come housing units owned by the taxpayer. 10 |
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| 341 | 341 | | ‘‘(2) P |
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| 342 | 342 | | ER BUILDING LIMITATION .—The credit 11 |
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| 343 | 343 | | allowed under subsection (a) with respect to any tax-12 |
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| 344 | 344 | | payer for any taxable year shall not exceed the prod-13 |
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| 345 | 345 | | uct of $100,000 multiplied by the number of eligible 14 |
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| 346 | 346 | | low-income housing projects owned by the taxpayer. 15 |
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| 347 | 347 | | ‘‘(3) P |
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| 348 | 348 | | ER TAXPAYER LIMITATION .—The credit 16 |
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| 349 | 349 | | allowed under subsection (a) with respect to any tax-17 |
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| 350 | 350 | | payer for any taxable year shall not exceed 18 |
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| 351 | 351 | | $500,000. 19 |
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| 352 | 352 | | ‘‘(c) E |
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| 353 | 353 | | LIGIBLELANDLORD.—For purposes of this 20 |
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| 354 | 354 | | section, the term ‘eligible landlord’ means any taxpayer 21 |
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| 355 | 355 | | for any taxable year if— 22 |
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| 356 | 356 | | ‘‘(1) such taxpayer owns one or more eligible 23 |
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| 357 | 357 | | low-income housing projects during such taxable 24 |
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| 358 | 358 | | year, and 25 |
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| 360 | 360 | | ssavage on LAPJG3WLY3PROD with BILLS 13 |
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| 361 | 361 | | •HR 206 IH |
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| 362 | 362 | | ‘‘(2) either— 1 |
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| 363 | 363 | | ‘‘(A) each complaint that is filed, under 2 |
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| 364 | 364 | | the program under section 5(b) of the Landlord 3 |
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| 365 | 365 | | Accountability Act of 2025, during such taxable 4 |
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| 366 | 366 | | year with respect to a dwelling unit in an eligi-5 |
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| 367 | 367 | | ble low-income housing project owned by such 6 |
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| 368 | 368 | | taxpayer has been determined by the Secretary 7 |
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| 369 | 369 | | of Housing and Urban Development to have 8 |
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| 370 | 370 | | been remedied not later than the date which is 9 |
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| 371 | 371 | | 30 days after the date on which such complaint 10 |
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| 372 | 372 | | is so filed, or 11 |
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| 373 | 373 | | ‘‘(B) no such complaint has been filed with 12 |
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| 374 | 374 | | respect to such a dwelling unit in such a hous-13 |
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| 375 | 375 | | ing project owned by such taxpayer during such 14 |
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| 376 | 376 | | taxable year. 15 |
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| 377 | 377 | | ‘‘(d) O |
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| 378 | 378 | | THERDEFINITIONS.—For purposes of this 16 |
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| 379 | 379 | | section— 17 |
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| 380 | 380 | | ‘‘(1) L |
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| 381 | 381 | | OW-INCOME HOUSING MAINTENANCE EX -18 |
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| 382 | 382 | | PENSES.—The term ‘low-income housing mainte-19 |
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| 383 | 383 | | nance expenses’ means the aggregate amount paid 20 |
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| 384 | 384 | | or incurred by the taxpayer during the taxable year 21 |
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| 385 | 385 | | for maintenance or improvement of low-income hous-22 |
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| 386 | 386 | | ing units. 23 |
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| 387 | 387 | | ‘‘(2) E |
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| 388 | 388 | | LIGIBLE LOW -INCOME HOUSING 24 |
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| 389 | 389 | | PROJECT.—The term ‘eligible low-income housing 25 |
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| 391 | 391 | | ssavage on LAPJG3WLY3PROD with BILLS 14 |
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| 392 | 392 | | •HR 206 IH |
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| 393 | 393 | | project’ means, with respect to a taxable year, a 1 |
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| 394 | 394 | | housing project— 2 |
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| 395 | 395 | | ‘‘(A) that consists of five or more dwelling 3 |
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| 396 | 396 | | units at least one of which was occupied during 4 |
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| 397 | 397 | | such year by a family who rented the dwelling 5 |
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| 398 | 398 | | unit using a voucher for rental assistance under 6 |
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| 399 | 399 | | section 8(o) of the United States Housing Act 7 |
|---|
| 400 | 400 | | of 1937 (42 U.S.C. 1437f(o)); and 8 |
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| 401 | 401 | | ‘‘(B) with respect to which the eligible 9 |
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| 402 | 402 | | landlord has entered into such binding agree-10 |
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| 403 | 403 | | ments as the Secretary of Housing and Urban 11 |
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| 404 | 404 | | Development shall require to ensure that rents 12 |
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| 405 | 405 | | for dwelling units in the project do not, at any 13 |
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| 406 | 406 | | time after the taxable year in which a low-in-14 |
|---|
| 407 | 407 | | come housing maintenance credit under this 15 |
|---|
| 408 | 408 | | section is allowable, exceed the applicable fair 16 |
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| 409 | 409 | | market rental under section 8(c) of the United 17 |
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| 410 | 410 | | States Housing Act of 1937 (42 U.S.C. 18 |
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| 411 | 411 | | 1437f(c)) for the market area in which the 19 |
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| 412 | 412 | | project is located. 20 |
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| 413 | 413 | | ‘‘(3) L |
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| 414 | 414 | | OW-INCOME HOUSING UNIT .—The term 21 |
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| 415 | 415 | | ‘low-income housing unit’ means a dwelling unit 22 |
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| 416 | 416 | | within an eligible low-income housing project. 23 |
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| 417 | 417 | | ‘‘(e) A |
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| 418 | 418 | | GGREGATIONRULE.—All persons treated as a 24 |
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| 419 | 419 | | single employer under subsection (a) or (b) of section 52 25 |
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| 421 | 421 | | ssavage on LAPJG3WLY3PROD with BILLS 15 |
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| 422 | 422 | | •HR 206 IH |
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| 423 | 423 | | or subsection (m) or (o) of section 414 shall be treated 1 |
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| 424 | 424 | | as one person for purposes of applying this section. The 2 |
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| 425 | 425 | | credit determined under subsection (a) (after application 3 |
|---|
| 426 | 426 | | of subsection (b)) shall be allocated among such persons 4 |
|---|
| 427 | 427 | | in such manner as the Secretary may prescribe. 5 |
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| 428 | 428 | | ‘‘(f) T |
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| 429 | 429 | | ERMINATION.—No credit shall be determined 6 |
|---|
| 430 | 430 | | under this section with respect to any taxable year begin-7 |
|---|
| 431 | 431 | | ning after December 31, 2035.’’. 8 |
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| 432 | 432 | | (b) C |
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| 433 | 433 | | REDITTOBEPART OFGENERALBUSINESS 9 |
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| 434 | 434 | | C |
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| 435 | 435 | | REDIT.—Section 38(b) of such Code is amended by strik-10 |
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| 436 | 436 | | ing ‘‘plus’’ at the end of paragraph (37), by striking the 11 |
|---|
| 437 | 437 | | period at the end of paragraph (38) and inserting ‘‘, plus’’, 12 |
|---|
| 438 | 438 | | and by adding at the end the following new paragraph: 13 |
|---|
| 439 | 439 | | ‘‘(39) in the case of an eligible landlord (as de-14 |
|---|
| 440 | 440 | | fined in section 45AA(c)), the low-income housing 15 |
|---|
| 441 | 441 | | maintenance credit determined under section 16 |
|---|
| 442 | 442 | | 45AA.’’. 17 |
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| 443 | 443 | | (c) C |
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| 444 | 444 | | LERICALAMENDMENT.—The table of sections 18 |
|---|
| 445 | 445 | | for subpart D of part IV of subchapter A of chapter 1 19 |
|---|
| 446 | 446 | | of such Code is amended by adding at the end the fol-20 |
|---|
| 447 | 447 | | lowing new item: 21 |
|---|
| 448 | 448 | | ‘‘Sec. 45AA. Low-income housing maintenance credit.’’. |
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| 449 | 449 | | (d) EFFECTIVEDATE.—The amendments made by 22 |
|---|
| 450 | 450 | | this section shall apply to taxable years beginning after 23 |
|---|
| 451 | 451 | | December 31, 2025. 24 |
|---|
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| 453 | 453 | | ssavage on LAPJG3WLY3PROD with BILLS 16 |
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| 454 | 454 | | •HR 206 IH |
|---|
| 455 | 455 | | SEC. 8. PUBLIC DISPLAY OF TENANT’S RIGHTS AND COM-1 |
|---|
| 456 | 456 | | PLAINT LINE. 2 |
|---|
| 457 | 457 | | (a) R |
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| 458 | 458 | | EQUIREDDISPLAY.—An owner of a multifamily 3 |
|---|
| 459 | 459 | | housing project which qualifies for assistance within the 4 |
|---|
| 460 | 460 | | jurisdiction of the Department (as such term is defined 5 |
|---|
| 461 | 461 | | in section 102(m) of the Department of Housing and 6 |
|---|
| 462 | 462 | | Urban Reform Act of 1989 (42 U.S.C. 3545 (m)) shall 7 |
|---|
| 463 | 463 | | display, at all times and in clear and conspicuous location 8 |
|---|
| 464 | 464 | | on each floor of such project that contains any dwelling 9 |
|---|
| 465 | 465 | | unit, a written notice that includes— 10 |
|---|
| 466 | 466 | | (1) a statement describing the rights under 11 |
|---|
| 467 | 467 | | Federal law afforded to tenants of the project; 12 |
|---|
| 468 | 468 | | (2) the phone number for the Multifamily 13 |
|---|
| 469 | 469 | | Housing Complaint Line established and operated by 14 |
|---|
| 470 | 470 | | the Multifamily Housing Clearinghouse; and 15 |
|---|
| 471 | 471 | | (3) the phone number for a regional or local of-16 |
|---|
| 472 | 472 | | fice of the Department which can provide tenants 17 |
|---|
| 473 | 473 | | additional information regarding State and local re-18 |
|---|
| 474 | 474 | | sources for tenants. 19 |
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| 475 | 475 | | (b) L |
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| 476 | 476 | | ANGUAGEAVAILABILITY.—The notice required 20 |
|---|
| 477 | 477 | | under subparagraph (a) shall be made available to tenants 21 |
|---|
| 478 | 478 | | in English and in Spanish, as well as any additional lan-22 |
|---|
| 479 | 479 | | guages the owner may feel necessary. 23 |
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| 480 | 480 | | (c) C |
|---|
| 481 | 481 | | IVILMONEYPENALTY.—Any person who is 24 |
|---|
| 482 | 482 | | found by the Secretary of Housing and Urban Develop-25 |
|---|
| 483 | 483 | | ment, after notice and opportunity for a hearing in accord-26 |
|---|
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| 485 | 485 | | ssavage on LAPJG3WLY3PROD with BILLS 17 |
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| 486 | 486 | | •HR 206 IH |
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| 487 | 487 | | ance with section 554 of title 5, United States Code, to 1 |
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| 488 | 488 | | have failed to make a good faith effort to display notice 2 |
|---|
| 489 | 489 | | complying with subsection (a) may be assessed a civil 3 |
|---|
| 490 | 490 | | money penalty by the Secretary in the amount of $500 4 |
|---|
| 491 | 491 | | for each day of each such failure, except that the Secretary 5 |
|---|
| 492 | 492 | | shall waive such penalty in any case in which an owner 6 |
|---|
| 493 | 493 | | cures such violation within the 5-day period beginning 7 |
|---|
| 494 | 494 | | upon notice by the Secretary of such violation. 8 |
|---|
| 495 | 495 | | (d) M |
|---|
| 496 | 496 | | ODELNOTICE.— 9 |
|---|
| 497 | 497 | | (1) D |
|---|
| 498 | 498 | | EVELOPMENT.—Not later than the expira-10 |
|---|
| 499 | 499 | | tion of the 12-month period beginning on the date 11 |
|---|
| 500 | 500 | | of the enactment of this Act, the Secretary shall de-12 |
|---|
| 501 | 501 | | velop and publish in the Federal Register a model 13 |
|---|
| 502 | 502 | | notice that fulfills the requirements under sub-14 |
|---|
| 503 | 503 | | sections (a)(1) and (a)(2). 15 |
|---|
| 504 | 504 | | (2) A |
|---|
| 505 | 505 | | VAILABILITY.—The Secretary shall make 16 |
|---|
| 506 | 506 | | copies of the notice developed pursuant to paragraph 17 |
|---|
| 507 | 507 | | (1) available, upon request, to owners of multifamily 18 |
|---|
| 508 | 508 | | housing projects. 19 |
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| 509 | 509 | | (e) A |
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| 510 | 510 | | PPLICABILITY.—Subsections (a) and (b) shall 20 |
|---|
| 511 | 511 | | apply beginning upon the expiration of the 60-day period 21 |
|---|
| 512 | 512 | | that begins on the date that the Secretary publishes notice 22 |
|---|
| 513 | 513 | | in the Federal Register pursuant to subsection (c)(1). 23 |
|---|
| 514 | 514 | | (f) R |
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| 515 | 515 | | EGULATIONS.—Not later than the expiration of 24 |
|---|
| 516 | 516 | | the 180-day period beginning on the date of the enactment 25 |
|---|
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| 519 | 519 | | •HR 206 IH |
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| 520 | 520 | | of this Act, the Secretary shall issue regulations to carry 1 |
|---|
| 521 | 521 | | out this section. 2 |
|---|
| 522 | 522 | | SEC. 9. GRANTS FOR TENANT HARASSMENT PREVENTION 3 |
|---|
| 523 | 523 | | PROGRAMS. 4 |
|---|
| 524 | 524 | | (a) A |
|---|
| 525 | 525 | | UTHORITY.—The Secretary may, to the extent 5 |
|---|
| 526 | 526 | | amounts are made available for grants under this section, 6 |
|---|
| 527 | 527 | | make grants to States, Indian tribes, units of local govern-7 |
|---|
| 528 | 528 | | ment, and nonprofit, nongovernmental affordable housing 8 |
|---|
| 529 | 529 | | organizations to develop, expand, or assist tenant harass-9 |
|---|
| 530 | 530 | | ment prevention programs. 10 |
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| 531 | 531 | | (b) T |
|---|
| 532 | 532 | | ENANTHARASSMENT PREVENTION PRO-11 |
|---|
| 533 | 533 | | GRAM.—For purposes of this section, the term ‘‘tenant 12 |
|---|
| 534 | 534 | | harassment prevention program’’ means any program or 13 |
|---|
| 535 | 535 | | activities designed to protect, assist, or educate tenants 14 |
|---|
| 536 | 536 | | of residential rental dwelling units regarding harassing or 15 |
|---|
| 537 | 537 | | illegal behavior by their landlords intended to force the 16 |
|---|
| 538 | 538 | | tenant to vacate the dwelling unit or surrender any of 17 |
|---|
| 539 | 539 | | their rights as tenants. Such term includes programs and 18 |
|---|
| 540 | 540 | | activities providing legal assistance, counseling, education, 19 |
|---|
| 541 | 541 | | intervention, complaint processes. 20 |
|---|
| 542 | 542 | | (c) F |
|---|
| 543 | 543 | | EDERALSHARE.—The amount of a grant under 21 |
|---|
| 544 | 544 | | this section for any tenant harassment prevention pro-22 |
|---|
| 545 | 545 | | gram may not exceed 75 percent of the total costs of the 23 |
|---|
| 546 | 546 | | program or activities to be carried out, including adminis-24 |
|---|
| 547 | 547 | | trative costs. 25 |
|---|
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| 550 | 550 | | •HR 206 IH |
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| 551 | 551 | | (d) APPLICATIONS.—The Secretary shall provide for 1 |
|---|
| 552 | 552 | | eligible entities specified in subsection (a) to apply for 2 |
|---|
| 553 | 553 | | grants under this section, which applications shall describe 3 |
|---|
| 554 | 554 | | the tenant harassment prevention program to be assisted 4 |
|---|
| 555 | 555 | | with grant amounts, the activities to be carried out under 5 |
|---|
| 556 | 556 | | the program, and the projected costs of such activities. 6 |
|---|
| 557 | 557 | | (e) S |
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| 558 | 558 | | ELECTION.—The Secretary shall select appli-7 |
|---|
| 559 | 559 | | cants to receive grants based on criteria that the Secretary 8 |
|---|
| 560 | 560 | | shall establish. 9 |
|---|
| 561 | 561 | | (f) A |
|---|
| 562 | 562 | | UTHORIZATION OF APPROPRIATIONS.—There 10 |
|---|
| 563 | 563 | | are authorized to be appropriated $25,000,000 for each 11 |
|---|
| 564 | 564 | | of fiscal years 2024 through 2028 for grants under this 12 |
|---|
| 565 | 565 | | section. 13 |
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| 566 | 566 | | SEC. 10. DEFINITIONS. 14 |
|---|
| 567 | 567 | | For purposes of this Act, the following definitions 15 |
|---|
| 568 | 568 | | shall apply: 16 |
|---|
| 569 | 569 | | (1) M |
|---|
| 570 | 570 | | ULTIFAMILY HOUSING PROJECT .—The 17 |
|---|
| 571 | 571 | | term ‘‘multifamily housing project’’ means a housing 18 |
|---|
| 572 | 572 | | project consisting of five or more dwelling units. 19 |
|---|
| 573 | 573 | | (2) R |
|---|
| 574 | 574 | | ENTAL ASSISTANCE VOUCHER .—The term 20 |
|---|
| 575 | 575 | | ‘‘rental assistance voucher’’ means a voucher for 21 |
|---|
| 576 | 576 | | rental assistance made available under section 8(o) 22 |
|---|
| 577 | 577 | | of the United States Housing Act of 1937 (42 23 |
|---|
| 578 | 578 | | U.S.C. 1437f(o)). 24 |
|---|
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| 580 | 580 | | ssavage on LAPJG3WLY3PROD with BILLS 20 |
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| 581 | 581 | | •HR 206 IH |
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| 582 | 582 | | (3) SECRETARY.—The term ‘‘Secretary’’ means 1 |
|---|
| 583 | 583 | | the Secretary of Housing and Urban Development. 2 |
|---|
| 584 | 584 | | (4) V |
|---|
| 585 | 585 | | OUCHER USER.—The term ‘‘voucher user’’ 3 |
|---|
| 586 | 586 | | means a family who is renting a dwelling unit using 4 |
|---|
| 587 | 587 | | a rental assistance voucher. 5 |
|---|
| 588 | 588 | | SEC. 11. REGULATIONS. 6 |
|---|
| 589 | 589 | | The Secretary may issue any regulations necessary 7 |
|---|
| 590 | 590 | | to carry out this Act. 8 |
|---|
| 591 | 591 | | Æ |
|---|
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