I
119THCONGRESS
1
STSESSION H. R. 206
To amend the Fair Housing Act to prohibit discrimination based on use
of section 8 vouchers, and for other purposes.
IN THE HOUSE OF REPRESENTATIVES
JANUARY3, 2025
Ms. V
ELA´ZQUEZintroduced the following bill; which was referred to the Com-
mittee on Financial Services, and in addition to the Committees on Ways
and Means, and the Judiciary, for a period to be subsequently determined
by the Speaker, in each case for consideration of such provisions as fall
within the jurisdiction of the committee concerned
A BILL
To amend the Fair Housing Act to prohibit discrimination
based on use of section 8 vouchers, and for other purposes.
Be it enacted by the Senate and House of Representa-1
tives of the United States of America in Congress assembled, 2
SECTION 1. SHORT TITLE. 3
This Act may be cited as the ‘‘Landlord Account-4
ability Act of 2025’’. 5
SEC. 2. PROHIBITING HOUSING DISCRIMINATION BASED 6
ON SOURCE OF INCOME. 7
(a) I
NGENERAL.—The Fair Housing Act (42 U.S.C. 8
3601 et seq.) is amended— 9
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(1) in section 802 (42 U.S.C. 3602), by adding 1
at the end the following: 2
‘‘(p) ‘Source of income’ includes— 3
‘‘(1) current and future use of a tenant- or 4
project-based housing voucher under section 8 of the 5
United States Housing Act of 1937 (42 U.S.C. 6
1437f) and any form of Federal, State, or local 7
housing assistance provided to a person or family or 8
provided to a housing owner on behalf of a person 9
or family, including rental vouchers, rental assist-10
ance, down payment assistance, other homeowner-11
ship assistance, assistance to cover housing costs, 12
and other rental and homeownership subsidies, or 13
guarantees or financial assistance provided through 14
government and nongovernment organizations, in-15
cluding both receipt of such assistance and compli-16
ance with its terms thereof; 17
‘‘(2) income received as a monthly benefit 18
under title II of the Social Security Act (42 U.S.C. 19
401 et seq.), as a supplemental security income ben-20
efit under title XVI of the Social Security Act (42 21
U.S.C. 1381 et seq.), or as a benefit under the Rail-22
road Retirement Act of 1974 (45 U.S.C. 231 et 23
seq.) or income provided through Federal, State, or 24
local governments or nongovernment organizations, 25
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or through any public or State-supported general or 1
disability income assistance program or the terms of 2
such income; 3
‘‘(3) income received by court order, including 4
spousal support and child support; 5
‘‘(4) any payment from a trust, guardian, con-6
servator, co-signer, or relative; and 7
‘‘(5) any other source of income or funds, in-8
cluding savings accounts and investments.’’; 9
(2) in section 804 (42 U.S.C. 3604)— 10
(A) by inserting ‘‘source of income,’’ after 11
‘‘familial status,’’ each place that term appears; 12
and 13
(3) in section 805 (42 U.S.C. 3605)— 14
(A) in subsection (a), by inserting ‘‘source 15
of income,’’ after ‘‘familial status,’’; and 16
(B) in subsection (c), by inserting ‘‘source 17
of income,’’ after ‘‘handicap,’’; 18
(4) in section 806 (42 U.S.C. 3606), by insert-19
ing ‘‘source of income,’’ after ‘‘familial status,’’; 20
(5) in section 807 (42 U.S.C. 3607), by adding 21
at the end the following new subsection: 22
‘‘(c) Nothing under this title shall be construed to 23
prohibit any entity from providing a preference for vet-24
erans or based on veteran status in the sale or rental of 25
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a dwelling or in the provision of services or facilities in 1
connection therewith.’’; 2
(6) in section 808(e)(6) (42 U.S.C. 3608(e)(6)), 3
by inserting ‘‘source of income,’’ after ‘‘handicap,’’; 4
and 5
(7) in section 810(f) (42 U.S.C. 3610(f)), by 6
striking paragraph (4) and inserting the following: 7
‘‘(4) During the period beginning on the date of en-8
actment of the Landlord Accountability Act of 2025 and 9
ending on the date that is 40 months after such date of 10
enactment, each agency certified for purposes of this title 11
on the day before such date of enactment shall, for pur-12
poses of this subsection, be considered certified under this 13
subsection with respect to those matters for which the 14
agency was certified on that date. If the Secretary deter-15
mines in an individual case that an agency has not been 16
able to meet the certification requirements within this 40- 17
month period due to exceptional circumstances, such as 18
the infrequency of legislative sessions in that jurisdiction, 19
the Secretary may extend such period by not more than 20
6 months.’’. 21
(b) P
REVENTION OFINTIMIDATION INFAIRHOUS-22
INGCASES.—Section 901 of the Civil Rights Act of 1968 23
(42 U.S.C. 3631) is amended by inserting ‘‘source of in-24
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come (as defined in section 802),’’ before ‘‘or national ori-1
gin’’ each place that term appears. 2
(c) A
UTHORIZATION OF APPROPRIATIONS FOR EN-3
FORCEMENT.—There is authorized to be appropriated for 4
contracts, grants, and other assistance— 5
(1) $90,000,000 for each of fiscal years 2026 6
through 2035 for the Fair Housing Initiatives Pro-7
gram under section 561 of the Housing and Com-8
munity Development Act of 1987 (42 U.S.C. 9
3616a); 10
(2) $47,000,000 for each of fiscal years 2026 11
through 2035 for the Fair Housing Assistance Pro-12
gram under the Fair Housing Act (42 U.S.C. 3601 13
et seq.); and 14
(3) $3,000,000 for each of fiscal years 2026 15
through 2028 to the Secretary of Housing and 16
Urban Development for a carrying out national 17
media campaign to raise public awareness to help in-18
dividuals understand their expanded rights under 19
the Fair Housing Act and learn how to report inci-20
dents of housing discrimination. 21
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SEC. 3. PENALTIES FOR INTENTIONAL ACTS TO DIS-1
QUALIFY DWELLING UNITS FROM ELIGI-2
BILITY FOR FEDERAL HOUSING PROGRAMS. 3
(a) V
IOLATION.—An owner of a dwelling unit that 4
is available for rental may not take any action, or fail to 5
take any action, with the intent to make the dwelling unit 6
insufficiently decent, safe, sanitary, or inhabitable, or 7
cause such other physical condition, so that the dwelling 8
does not qualify for assistance within the jurisdiction of 9
the Department (as such term is defined in section 102(m) 10
of the Department of Housing and Urban Development 11
Reform Act of 1989 (42 U.S.C. 3545(m))). 12
(b) C
IVILMONEYPENALTIES.—Any person who is 13
found by the Secretary of Housing and Urban Develop-14
ment, after notice and opportunity for a hearing in accord-15
ance with section 554 of title 5, United States Code, to 16
have violated subsection (a) shall be assessed a civil money 17
penalty by the Secretary in the amount of $100,000 for 18
each such action or failure to act. 19
(c) L
IABILITY TOTENANTS.—A tenant who, at the 20
time of a violation under subsection (a), occupies the 21
dwelling unit to which the violation relates may bring a 22
civil action for damages in the following amounts: 23
(1) $50,000 for each action or failure to act in 24
violation of subsection (a). 25
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(2) Any actual damages and costs to the tenant 1
resulting from the violation, including any costs of 2
finding a replacement dwelling unit. 3
SEC. 4. PENALITIES FOR VACANT UNITS. 4
(a) V
IOLATION; PENALTY.—In the case of a dwelling 5
unit that is located in a multifamily housing project, quali-6
fies for assistance within the jurisdiction of the Depart-7
ment (as such term is defined in section 102(m) of the 8
Department of Housing and Urban Development Reform 9
Act of 1989 (42 U.S.C. 3545 (m))), is available for rental, 10
and is found, after notice and opportunity for a hearing 11
in accordance with section 554 of title 5, United States 12
Code, to be intentionally left vacant by the owner for a 13
period of more than 60 days that begins as provided under 14
subsection (b), the owner shall be assessed a civil money 15
penalty in the amount of $100,000 for every 30 days that 16
the unit is found to be intentionally left vacant. 17
(b) T
IMING.— 18
(1) N
EW UNITS.—In the case of a dwelling unit 19
that has not previously been occupied, such 60-day 20
period shall commence on the day that the unit is 21
first habitable for occupancy, as determined by the 22
Secretary. 23
(2) E
XISTING UNITS.—In the case of a dwelling 24
unit that has previously been occupied, such 60-day 25
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period shall commence on the day that the unit was 1
vacated by the most recent tenant. 2
(c) T
REATMENT OF REPAIRS.—In making a deter-3
mination with respect to a violation under subsection 4
(a)— 5
(1) the Secretary shall presume, subject to 6
paragraph (2), that a dwelling unit that is vacant 7
during any period between tenancies that the unit is 8
being repaired, updated, renovated, or refurbished is 9
not available for rental during such period; and 10
(2) the Secretary shall treat such presumption 11
as having been rebutted upon a showing by a pro-12
spective tenant, or agent thereof, that a reasonable 13
period of time for such updating, renovation, or re-14
furbishment elapsed. 15
SEC. 5. RESOURCES FOR RECEIVING AND RESOLVING COM-16
PLAINTS REGARDING MULTIFAMILY HOUS-17
ING PROJECTS. 18
(a) I
NCREASEDHUD STAFFING FOR COMPLAINT 19
C
ALLSTAFFING.— 20
(1) I
NCREASED STAFFING .—The Secretary 21
shall, not later than the expiration of the 180-day 22
period beginning on the date of the enactment of 23
this Act, increase the staffing level for the Multi-24
family Housing Complaint Line established and op-25
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erated by the Multifamily Housing Clearinghouse of 1
the Department so that it is sufficient and appro-2
priate to handle the volume of calls received without 3
unreasonable waiting periods. 4
(2) A
UTHORIZATION OF APPROPRIATIONS .—For 5
carrying out paragraph (1), there are authorized to 6
be appropriated to the Secretary such sums as may 7
be necessary for each fiscal year for carrying out 8
paragraph (1). 9
(b) M
ULTIFAMILYHOUSINGCOMPLAINTRESOLU-10
TIONPROGRAM.— 11
(1) I
N GENERAL.—The Secretary shall carry 12
out a Multifamily Housing Complaint Resolution 13
Program for receiving complaints about multifamily 14
housing projects from voucher users who reside in 15
such projects and local governmental officials, under 16
which the Secretary shall provide for— 17
(A) gathering of information regarding 18
each such complaint; 19
(B) determining whether there is a likeli-20
hood that there is any violation of the require-21
ments under the rental assistance voucher pro-22
gram relating to such complaint; 23
(C) informing the owner or landlord of the 24
complaint and any violations; and 25
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(D) attempting to resolve the complaint 1
and violations, including through mediation. 2
(2) R
ESOLUTION.—The Secretary may provide 3
for carrying out the activities required under para-4
graph (1)(D) through regional or field offices of the 5
Department or through such local or private organi-6
zations or agencies as the Secretary determines have 7
appropriate capabilities and expertise to carry out 8
such activities. 9
(3) F
UNDING.—Amounts made available for ad-10
ministrative fees under section 8(q) of the United 11
States Housing Act of 1937 (42 U.S.C. 1437f(q)) 12
shall be available for carrying out the program 13
under this subsection. 14
(4) R
EGULATIONS.—Not later than the expira-15
tion of the 12-month period beginning on the date 16
of the enactment of this Act, the Secretary shall 17
issue any regulations necessary to establish the Pro-18
gram required under this subsection. 19
SEC. 6. HUD DISCLOSURE OF LANDLORD COMPLAINTS. 20
(a) P
UBLICDISCLOSURE.—The Secretary shall pub-21
licly disclose, on a website of the Department and on a 22
timely basis, information regarding each complaint re-23
ceived under the Program establish pursuant to section 24
5(b), which shall include for each such complaint— 25
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(1) the nature of the complaint; 1
(2) the date on which such complaint was sub-2
mitted to the Department; 3
(3) the disposition, as of the time of such dis-4
closure, of such complaint; and 5
(4) information identifying the multifamily 6
housing project to which such complaint relates. 7
(b) R
EPORTS TO CONGRESS.—The Secretary of 8
Housing and Urban Development shall submit a report 9
annually to the Committee on Financial Services of the 10
House of Representatives and the Committee on Banking, 11
Housing, and Urban Affairs of the Senate summarizing 12
the complaints described in subsection (a) that were re-13
ceived by the Department during the preceding year and 14
describing the disposition to such date of such complaints. 15
SEC. 7. TAX CREDIT INCENTIVE FOR MAINTENANCE OF 16
MULTIFAMILY HOUSING WITH VOUCHER 17
USER TENANTS. 18
(a) I
NGENERAL.—Subpart D of part IV of sub-19
chapter A of chapter 1 of the Internal Revenue Code of 20
1986 is amended by adding at the end the following new 21
section: 22
‘‘SEC. 45AA. LOW-INCOME HOUSING MAINTENANCE CREDIT. 23
‘‘(a) I
NGENERAL.—For purposes of section 38, in 24
the case of an eligible landlord, the low-income housing 25
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maintenance credit determined under this section for the 1
taxable year is an amount equal to the amount of the tax-2
payer’s low-income housing maintenance expenses for such 3
taxable year. 4
‘‘(b) L
IMITATIONS.— 5
‘‘(1) P
ER UNIT LIMITATION .—The credit al-6
lowed under subsection (a) with respect to any tax-7
payer for any taxable year shall not exceed the prod-8
uct of $2,500 multiplied by the number of low-in-9
come housing units owned by the taxpayer. 10
‘‘(2) P
ER BUILDING LIMITATION .—The credit 11
allowed under subsection (a) with respect to any tax-12
payer for any taxable year shall not exceed the prod-13
uct of $100,000 multiplied by the number of eligible 14
low-income housing projects owned by the taxpayer. 15
‘‘(3) P
ER TAXPAYER LIMITATION .—The credit 16
allowed under subsection (a) with respect to any tax-17
payer for any taxable year shall not exceed 18
$500,000. 19
‘‘(c) E
LIGIBLELANDLORD.—For purposes of this 20
section, the term ‘eligible landlord’ means any taxpayer 21
for any taxable year if— 22
‘‘(1) such taxpayer owns one or more eligible 23
low-income housing projects during such taxable 24
year, and 25
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‘‘(2) either— 1
‘‘(A) each complaint that is filed, under 2
the program under section 5(b) of the Landlord 3
Accountability Act of 2025, during such taxable 4
year with respect to a dwelling unit in an eligi-5
ble low-income housing project owned by such 6
taxpayer has been determined by the Secretary 7
of Housing and Urban Development to have 8
been remedied not later than the date which is 9
30 days after the date on which such complaint 10
is so filed, or 11
‘‘(B) no such complaint has been filed with 12
respect to such a dwelling unit in such a hous-13
ing project owned by such taxpayer during such 14
taxable year. 15
‘‘(d) O
THERDEFINITIONS.—For purposes of this 16
section— 17
‘‘(1) L
OW-INCOME HOUSING MAINTENANCE EX -18
PENSES.—The term ‘low-income housing mainte-19
nance expenses’ means the aggregate amount paid 20
or incurred by the taxpayer during the taxable year 21
for maintenance or improvement of low-income hous-22
ing units. 23
‘‘(2) E
LIGIBLE LOW -INCOME HOUSING 24
PROJECT.—The term ‘eligible low-income housing 25
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project’ means, with respect to a taxable year, a 1
housing project— 2
‘‘(A) that consists of five or more dwelling 3
units at least one of which was occupied during 4
such year by a family who rented the dwelling 5
unit using a voucher for rental assistance under 6
section 8(o) of the United States Housing Act 7
of 1937 (42 U.S.C. 1437f(o)); and 8
‘‘(B) with respect to which the eligible 9
landlord has entered into such binding agree-10
ments as the Secretary of Housing and Urban 11
Development shall require to ensure that rents 12
for dwelling units in the project do not, at any 13
time after the taxable year in which a low-in-14
come housing maintenance credit under this 15
section is allowable, exceed the applicable fair 16
market rental under section 8(c) of the United 17
States Housing Act of 1937 (42 U.S.C. 18
1437f(c)) for the market area in which the 19
project is located. 20
‘‘(3) L
OW-INCOME HOUSING UNIT .—The term 21
‘low-income housing unit’ means a dwelling unit 22
within an eligible low-income housing project. 23
‘‘(e) A
GGREGATIONRULE.—All persons treated as a 24
single employer under subsection (a) or (b) of section 52 25
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or subsection (m) or (o) of section 414 shall be treated 1
as one person for purposes of applying this section. The 2
credit determined under subsection (a) (after application 3
of subsection (b)) shall be allocated among such persons 4
in such manner as the Secretary may prescribe. 5
‘‘(f) T
ERMINATION.—No credit shall be determined 6
under this section with respect to any taxable year begin-7
ning after December 31, 2035.’’. 8
(b) C
REDITTOBEPART OFGENERALBUSINESS 9
C
REDIT.—Section 38(b) of such Code is amended by strik-10
ing ‘‘plus’’ at the end of paragraph (37), by striking the 11
period at the end of paragraph (38) and inserting ‘‘, plus’’, 12
and by adding at the end the following new paragraph: 13
‘‘(39) in the case of an eligible landlord (as de-14
fined in section 45AA(c)), the low-income housing 15
maintenance credit determined under section 16
45AA.’’. 17
(c) C
LERICALAMENDMENT.—The table of sections 18
for subpart D of part IV of subchapter A of chapter 1 19
of such Code is amended by adding at the end the fol-20
lowing new item: 21
‘‘Sec. 45AA. Low-income housing maintenance credit.’’.
(d) EFFECTIVEDATE.—The amendments made by 22
this section shall apply to taxable years beginning after 23
December 31, 2025. 24
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SEC. 8. PUBLIC DISPLAY OF TENANT’S RIGHTS AND COM-1
PLAINT LINE. 2
(a) R
EQUIREDDISPLAY.—An owner of a multifamily 3
housing project which qualifies for assistance within the 4
jurisdiction of the Department (as such term is defined 5
in section 102(m) of the Department of Housing and 6
Urban Reform Act of 1989 (42 U.S.C. 3545 (m)) shall 7
display, at all times and in clear and conspicuous location 8
on each floor of such project that contains any dwelling 9
unit, a written notice that includes— 10
(1) a statement describing the rights under 11
Federal law afforded to tenants of the project; 12
(2) the phone number for the Multifamily 13
Housing Complaint Line established and operated by 14
the Multifamily Housing Clearinghouse; and 15
(3) the phone number for a regional or local of-16
fice of the Department which can provide tenants 17
additional information regarding State and local re-18
sources for tenants. 19
(b) L
ANGUAGEAVAILABILITY.—The notice required 20
under subparagraph (a) shall be made available to tenants 21
in English and in Spanish, as well as any additional lan-22
guages the owner may feel necessary. 23
(c) C
IVILMONEYPENALTY.—Any person who is 24
found by the Secretary of Housing and Urban Develop-25
ment, after notice and opportunity for a hearing in accord-26
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ance with section 554 of title 5, United States Code, to 1
have failed to make a good faith effort to display notice 2
complying with subsection (a) may be assessed a civil 3
money penalty by the Secretary in the amount of $500 4
for each day of each such failure, except that the Secretary 5
shall waive such penalty in any case in which an owner 6
cures such violation within the 5-day period beginning 7
upon notice by the Secretary of such violation. 8
(d) M
ODELNOTICE.— 9
(1) D
EVELOPMENT.—Not later than the expira-10
tion of the 12-month period beginning on the date 11
of the enactment of this Act, the Secretary shall de-12
velop and publish in the Federal Register a model 13
notice that fulfills the requirements under sub-14
sections (a)(1) and (a)(2). 15
(2) A
VAILABILITY.—The Secretary shall make 16
copies of the notice developed pursuant to paragraph 17
(1) available, upon request, to owners of multifamily 18
housing projects. 19
(e) A
PPLICABILITY.—Subsections (a) and (b) shall 20
apply beginning upon the expiration of the 60-day period 21
that begins on the date that the Secretary publishes notice 22
in the Federal Register pursuant to subsection (c)(1). 23
(f) R
EGULATIONS.—Not later than the expiration of 24
the 180-day period beginning on the date of the enactment 25
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of this Act, the Secretary shall issue regulations to carry 1
out this section. 2
SEC. 9. GRANTS FOR TENANT HARASSMENT PREVENTION 3
PROGRAMS. 4
(a) A
UTHORITY.—The Secretary may, to the extent 5
amounts are made available for grants under this section, 6
make grants to States, Indian tribes, units of local govern-7
ment, and nonprofit, nongovernmental affordable housing 8
organizations to develop, expand, or assist tenant harass-9
ment prevention programs. 10
(b) T
ENANTHARASSMENT PREVENTION PRO-11
GRAM.—For purposes of this section, the term ‘‘tenant 12
harassment prevention program’’ means any program or 13
activities designed to protect, assist, or educate tenants 14
of residential rental dwelling units regarding harassing or 15
illegal behavior by their landlords intended to force the 16
tenant to vacate the dwelling unit or surrender any of 17
their rights as tenants. Such term includes programs and 18
activities providing legal assistance, counseling, education, 19
intervention, complaint processes. 20
(c) F
EDERALSHARE.—The amount of a grant under 21
this section for any tenant harassment prevention pro-22
gram may not exceed 75 percent of the total costs of the 23
program or activities to be carried out, including adminis-24
trative costs. 25
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(d) APPLICATIONS.—The Secretary shall provide for 1
eligible entities specified in subsection (a) to apply for 2
grants under this section, which applications shall describe 3
the tenant harassment prevention program to be assisted 4
with grant amounts, the activities to be carried out under 5
the program, and the projected costs of such activities. 6
(e) S
ELECTION.—The Secretary shall select appli-7
cants to receive grants based on criteria that the Secretary 8
shall establish. 9
(f) A
UTHORIZATION OF APPROPRIATIONS.—There 10
are authorized to be appropriated $25,000,000 for each 11
of fiscal years 2024 through 2028 for grants under this 12
section. 13
SEC. 10. DEFINITIONS. 14
For purposes of this Act, the following definitions 15
shall apply: 16
(1) M
ULTIFAMILY HOUSING PROJECT .—The 17
term ‘‘multifamily housing project’’ means a housing 18
project consisting of five or more dwelling units. 19
(2) R
ENTAL ASSISTANCE VOUCHER .—The term 20
‘‘rental assistance voucher’’ means a voucher for 21
rental assistance made available under section 8(o) 22
of the United States Housing Act of 1937 (42 23
U.S.C. 1437f(o)). 24
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(3) SECRETARY.—The term ‘‘Secretary’’ means 1
the Secretary of Housing and Urban Development. 2
(4) V
OUCHER USER.—The term ‘‘voucher user’’ 3
means a family who is renting a dwelling unit using 4
a rental assistance voucher. 5
SEC. 11. REGULATIONS. 6
The Secretary may issue any regulations necessary 7
to carry out this Act. 8
Æ
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