I
119THCONGRESS
1
STSESSION H. R. 891
To direct the Secretary of Housing and Urban Development and the Adminis-
trator of the General Services Administration to establish programs for
the development of affordable housing, and for other purposes.
IN THE HOUSE OF REPRESENTATIVES
JANUARY31, 2025
Mr. R
YANintroduced the following bill; which was referred to the Committee
on Financial Services, and in addition to the Committee on Transpor-
tation and Infrastructure, for a period to be subsequently determined by
the Speaker, in each case for consideration of such provisions as fall with-
in the jurisdiction of the committee concerned
A BILL
To direct the Secretary of Housing and Urban Development
and the Administrator of the General Services Adminis-
tration to establish programs for the development of
affordable housing, 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 ‘‘Pro-Housing Act of 4
2025’’. 5
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SEC. 2. LOCAL HOUSING POLICY GRANT AND LOAN PILOT 1
PROGRAM. 2
(a) P
LANNINGGRANTS.—Beginning not later than 3
120 days after the date of the enactment of this section, 4
the Secretary shall award grants on a competitive basis 5
to eligible entities for the purpose of developing and evalu-6
ating housing policy plans. 7
(b) I
MPLEMENTATION GRANTS.—Beginning not later 8
than 120 days after the date of the enactment of this sec-9
tion, the Secretary shall award grants on a competitive 10
basis to eligible entities for the purpose of implementing 11
housing policy plans. 12
(c) D
IRECTLOANS.— 13
(1) I
N GENERAL.—Beginning not later than 14
120 days after the date of the enactment of this sec-15
tion, the Secretary shall provide direct loans to eligi-16
ble entities for the purpose of implementing housing 17
policy plans. 18
(2) T
ERMS AND LIMITATIONS.— 19
(A) I
N GENERAL.—A direct loan provided 20
under this section shall be subject to such 21
terms and conditions as the Secretary deter-22
mines appropriate. 23
(B) I
NTEREST RATE.—The interest rate on 24
a direct loan provided under this section shall 25
be less than the yield on United States Treas-26
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ury obligations of a similar maturity to the ma-1
turity of the direct loan on the date of execu-2
tion of the loan agreement, at a rate deter-3
mined by the Secretary, for the purpose of pro-4
viding low-cost credit to eligible entities. 5
(d) R
URAL ANDEXURBANAREAMINIMUM.—The 6
Secretary shall provide not less than 20 percent of the 7
amounts awarded or loaned under this section to eligible 8
entities that plan to use them to assist an area that is 9
rural or exurban, as determined by the Secretary in con-10
sultation the Director of the United States Census Bu-11
reau. 12
(e) A
PPLICATIONS.— 13
(1) I
N GENERAL.—An eligible entity seeking a 14
planning grant, implementation grant, or direct loan 15
provided under this section shall submit to the Sec-16
retary an application at such time, in such manner, 17
and containing such information as the Secretary 18
may require. 19
(2) P
RIORITY.—In awarding a planning grant, 20
implementation grant, or direct loan provided under 21
this section, the Secretary shall give priority to eligi-22
ble entities that— 23
(A) have developed or are likely to develop 24
a housing policy plan that will— 25
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(i) improve housing supply, afford-1
ability, and accessibility for all individuals 2
of every race and income level; 3
(ii) reduce barriers to affordable hous-4
ing development; and 5
(iii) avoid the displacement of resi-6
dents by new housing developments in the 7
area under the jurisdiction of the eligible 8
entity; 9
(B) in developing or implementing a hous-10
ing policy plan, intend to leverage and effi-11
ciently use amounts from— 12
(i) another Federal, State, or local as-13
sistance program relating to housing; or 14
(ii) a private funding source; 15
(C) intend to— 16
(i) increase the supply and afford-17
ability of housing that is located— 18
(I) near local transit options; and 19
(II) in areas in which a signifi-20
cant or expanding supply of jobs or 21
demand for employment is con-22
centrated; 23
(ii) coordinate with local transpor-24
tation and workforce agencies in accom-25
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plishing the increase described in clause 1
(i); 2
(iii) leverage existing infrastructure by 3
rehabilitating or converting existing prop-4
erties when developing or implementing a 5
housing policy plan; and 6
(iv) where appropriate, coordinate pol-7
icy development for, and analysis and im-8
plementation of, the housing policy plan of 9
the eligible entity at a regional scale to 10
achieve a more equitable distribution of af-11
fordable housing across jurisdictional 12
boundaries; or 13
(D) are a coalition of States or political 14
subdivisions of States. 15
(3) S
CORING.—The Secretary shall base the de-16
gree of priority given to an eligible entity that satis-17
fies 1 or more subparagraphs under paragraph (2) 18
on a scoring system established by the Secretary. 19
(f) M
ATCHINGREQUIREMENT FOR GRANTS.— 20
(1) I
N GENERAL.—An eligible entity that re-21
ceives a planning grant or implementation grant 22
shall contribute non-Federal amounts for developing 23
or implementing a housing policy plan financed 24
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using amounts provided in such grant in the fol-1
lowing amounts: 2
(A) If the area under the jurisdiction of an 3
eligible entity has a population of 15,000 or 4
fewer, the eligible entity shall provide non-Fed-5
eral contributions in an amount equal to 15 6
percent of the amount of the grant. 7
(B) If the area under the jurisdiction of an 8
eligible entity has a population between 15,001 9
and 30,000, the eligible entity shall provide 10
non-Federal contributions in an amount equal 11
to 25 percent of the amount of the grant. 12
(C) If the area under the jurisdiction of an 13
eligible entity has a population between 30,001 14
and 40,000, the eligible entity shall provide 15
non-Federal contributions in an amount equal 16
to 35 percent of the amount of the grant. 17
(D) If the area under the jurisdiction of an 18
eligible entity has a population between 40,001 19
and 70,000, the eligible entity shall provide 20
non-Federal contributions in an amount equal 21
to 45 percent of the amount of the grant. 22
(E) If the area under the jurisdiction of an 23
eligible entity has a population of 70,001 or 24
more, the eligible entity shall provide non-Fed-25
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eral contributions in an amount equal to 45 1
percent of the amount of the grant. 2
(2) E
LIGIBLE MATCHING AMOUNTS .—If an eli-3
gible entity uses amounts provided by the Federal 4
Government not under this section to develop or im-5
plement a housing policy plan for which the eligible 6
entity also receives a grant under this section, any 7
non-Federal contribution made by the eligible entity 8
as part of that Federal assistance program shall be 9
counted towards the requirements under paragraph 10
(1). 11
(3) R
EDUCED MATCHING REQUIREMENT .— 12
Based on the available resources of an eligible enti-13
ty, the Secretary may, at the discretion of the Sec-14
retary, reduce the amount of non-Federal contribu-15
tions required to be provided by the eligible entity 16
under paragraphs (1) and (2). 17
(g) U
SE OFFUNDS.— 18
(1) I
N GENERAL.—An eligible entity that re-19
ceives a planning grant, implementation grant, or di-20
rect loan provided under this section shall use a por-21
tion of the amounts from such grant or loan to sub-22
mit the report required under subsection (j)(1). 23
(2) P
LANNING GRANTS.—An eligible entity that 24
receives a planning grant shall use amounts from 25
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such grant to finance activities to develop and evalu-1
ate a housing policy plan for the area under the ju-2
risdiction of the eligible entity, including— 3
(A) quantifying existing and projected 4
housing needs for households of every income 5
level, including extremely low-income families, 6
as defined in section 3(b) of the United States 7
Housing Act of 1937 (42 U.S.C. 1437a(b)); 8
(B) documenting the characteristics of— 9
(i) the housing in the area; 10
(ii) the households of the area, includ-11
ing cost-burdened households; and 12
(iii) housing underproduction in the 13
area; 14
(C) developing strategies to increase the 15
housing supply and the variety of housing types 16
in the area to satisfy the housing needs of the 17
population of the area; 18
(D) analyzing population and employment 19
trends in the area and documenting projections 20
of those trends; 21
(E) considering strategies to minimize dis-22
placement of low-income families, as defined in 23
section 3(b) of the United States Housing Act 24
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of 1937 (42 U.S.C. 1437a(b)), as a result of re-1
development in the area; 2
(F) providing for participation and input 3
from community members, community groups, 4
local builders, local realtors, nonprofit housing 5
advocates, and local religious groups; and 6
(G) creating a schedule of programs and 7
actions to implement the recommendations of 8
the housing policy plan, including a plan for 9
adopting actions through a local implementing 10
ordinance or another regulatory process, such 11
as a land use plan or a comprehensive plan. 12
(h) H
OUSINGPOLICYPLANGUIDANCE.— 13
(1) I
N GENERAL.—Not later than 90 days after 14
the date of the enactment of this section, the Sec-15
retary shall issue guidance that includes rec-16
ommended policies, strategies, and reforms for eligi-17
ble entities to adopt in housing policy plans to— 18
(A) improve the elasticity of housing sup-19
ply; 20
(B) expand the supply and affordability of 21
housing; 22
(C) reduce barriers to housing develop-23
ment; and 24
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(D) meaningfully reduce housing segrega-1
tion by income and race. 2
(2) P
OLICIES.—The guidance issued under 3
paragraph (1) shall include recommendations for 4
policies, strategies, and reforms to— 5
(A) encourage and support the repurposing 6
of land or structures for housing development; 7
(B) allow for a greater variety of housing 8
types; 9
(C) revise land use policies to allow for the 10
development of more housing; 11
(D) streamline approval processes for 12
housing development; 13
(E) provide financial incentives to support 14
affordable housing development; and 15
(F) support inclusive engagement with 16
community members relating to reforms to ex-17
pand housing supply. 18
(3) A
REAS.—The guidance issued under para-19
graph (1) shall include recommendations for policies, 20
strategies, and reforms for urban, suburban, 21
exurban, and rural areas. 22
(i) L
EARNINGNETWORK.— 23
(1) I
N GENERAL.—Not later than 1 year after 24
the date on which the Secretary awards the first 25
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planning grant, implementation grant, or direct loan 1
provided under this section, the Secretary shall es-2
tablish a learning network to— 3
(A) facilitate problem solving relating to 4
the development and implementation of housing 5
policy plans; and 6
(B) disseminate best practices and effec-7
tive strategies and policies to improve local 8
housing supply and affordability. 9
(2) A
CCESSIBILITY.—The learning network es-10
tablished under paragraph (1) shall be accessible 11
to— 12
(A) eligible entities that receive a grant or 13
loan under this section; and 14
(B) eligible entities that submit an applica-15
tion under subsection (e). 16
(j) R
EPORTS ANDSTUDY.— 17
(1) G
RANT AND LOAN RECIPIENT REPORTS .— 18
Not later than 180 days after the date on which an 19
eligible entity receives a planning grant, implementa-20
tion grant, or direct loan provided under this sec-21
tion, and not less frequently than quarterly there-22
after for a 3-year period, the eligible entity shall 23
submit to the Secretary a report that includes— 24
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(A) a description of the expenditures the 1
eligible entity has made with amounts from 2
such grant or loan; 3
(B) for an eligible entity receiving a plan-4
ning grant, a summary of the progress of the 5
eligibility entity towards finalizing a housing 6
policy plan; and 7
(C) for an eligible entity receiving an im-8
plementation grant, data relating to the success 9
of the implementation of the housing policy 10
plan of the eligible entity. 11
(2) S
ECRETARY STUDY AND REPORT .— 12
(A) I
N GENERAL.—Not later than 5 years 13
after the date of the enactment of this section, 14
the Secretary shall conduct a study with respect 15
to— 16
(i) the impact of implementation 17
grants, planning grants, and direct loans 18
provided under this section on the areas 19
under the jurisdiction of eligible entities re-20
ceiving those grants or loans; and 21
(ii) successful strategies from housing 22
policy plans that were impactful in— 23
(I) expanding the housing supply; 24
and 25
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(II) increasing the quantity of 1
quality and affordable housing while 2
avoiding the displacement of the resi-3
dents of an area. 4
(B) R
EPORT.—Not later than 1 year after 5
the date on which the Secretary completes the 6
study required under subparagraph (A), the 7
Secretary shall submit to the appropriate com-8
mittees of the Congress a report on the study. 9
(k) A
PPROPRIATIONS.— 10
(1) I
N GENERAL.—There are authorized to be 11
appropriated to the Secretary $200,000,000 for each 12
of fiscal years 2026 through 2031 to carry out this 13
section. 14
(2) C
OSTS OF DIRECT LOANS .—The Secretary 15
may use any amounts made available under para-16
graph (1) to pay the costs of providing direct loans 17
under this section. 18
(l) D
EFINITIONS.—In this section: 19
(1) C
OST-BURDENED HOUSEHOLD .—The term 20
‘‘cost-burdened household’’ means a household that 21
spends not less than 30 percent of the income of the 22
household on housing. 23
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(2) DEPARTMENT.—The term ‘‘Department’’ 1
means the Department of Housing and Urban De-2
velopment. 3
(3) D
IRECT LOAN.—The term ‘‘direct loan’’ has 4
the meaning given the term in section 502 of the 5
Federal Credit Reform Act (2 U.S.C. 661a). 6
(4) E
LIGIBLE ENTITY.—The term ‘‘eligible enti-7
ty’’ means a State, a political subdivision of a State, 8
a coalition of States or political subdivisions of 9
States, an Indian Tribe, or a Native Hawaiian orga-10
nization that— 11
(A) demonstrates, with respect to the area 12
under the jurisdiction of the State, political 13
subdivision, coalition, Indian Tribe, or organiza-14
tion— 15
(i) rising housing costs or a reason-16
able expectation that housing costs will rise 17
in the area; and 18
(ii) a housing supply shortage; 19
(B) if applying for a planning grant— 20
(i) intends to develop, or is in the 21
process of developing, a housing policy 22
plan; and 23
(ii) demonstrates an intent to use a 24
portion of the planning grant to engage 25
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with community stakeholders and housing 1
practitioners in developing a housing policy 2
plan; and 3
(C) if applying for an implementation 4
grant or direct loan under this section— 5
(i) has adopted and plans to imple-6
ment, or is in the process of implementing, 7
a housing policy plan; and 8
(ii) demonstrates the engagement of 9
community stakeholders and housing prac-10
titioners in developing the housing policy 11
plan. 12
(5) H
OUSING POLICY PLAN.—The term ‘‘hous-13
ing policy plan’’ means a comprehensive plan of an 14
eligible entity to, with respect to the area under the 15
jurisdiction of the eligible entity— 16
(A) increase the housing supply in the 17
area, while avoiding the displacement of the 18
residents of the area; 19
(B) increase the affordability of housing in 20
the area; and 21
(C) reduce barriers to housing development 22
in the area. 23
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(6) IMPLEMENTATION GRANT .—The term ‘‘im-1
plementation grant’’ means a grant awarded under 2
subsection (b). 3
(7) I
NDIAN TRIBE.—The term ‘‘Indian Tribe’’ 4
has the meaning given the term in section 4 of the 5
Indian Self-Determination and Education Assistance 6
Act (25 U.S.C. 5304). 7
(8) N
ATIVE HAWAIIAN ORGANIZATION .—The 8
term ‘‘Native Hawaiian organization’’ has the mean-9
ing given the term in section 2 of the Native Amer-10
ican Graves Protection and Repatriation Act (25 11
U.S.C. 3001). 12
(9) P
LANNING GRANT.—The term ‘‘planning 13
grant’’ means a grant awarded under subsection (a). 14
(10) S
ECRETARY.—The term ‘‘Secretary’’ 15
means the Secretary of Housing and Urban Develop-16
ment, acting through the Assistant Secretary for 17
Community Planning and Development, in coordina-18
tion with— 19
(A) the Office of Economic Resilience of 20
the Office of Community Planning and Develop-21
ment of the Department; 22
(B) the Office of Policy Development and 23
Research of the Department; 24
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(C) the Office of Fair Housing and Equal 1
Opportunity of the Department; 2
(D) the Office of Housing of the Depart-3
ment; and 4
(E) the Office of Public and Indian Hous-5
ing of the Department. 6
(11) S
TATE.—The term ‘‘State’’ means any 7
State of the United States, the District of Columbia, 8
the Commonwealth of Puerto Rico, the Virgin Is-9
lands, Guam, American Samoa, the Commonwealth 10
of the Northern Mariana Islands, and any possession 11
of the United States. 12
SEC. 3. TRANSFER OF UNUSED FEDERAL REAL PROPERTY 13
TO STATE AND LOCAL AUTHORITIES FOR DE-14
VELOPMENT. 15
(a) I
NGENERAL.—Not later than 120 days after the 16
date of the enactment of this section, the Administrator 17
of General Services shall establish a pilot program under 18
which unused Federal real property is transferred in ac-19
cordance with subsection (b)(2) to eligible entities for the 20
development of mixed-use neighborhoods or affordable 21
housing. 22
(b) T
RANSFER OFPROPERTY.— 23
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(1) IN GENERAL.—Any unused Federal real 1
property shall be transferred by the head of the 2
agency concerned to the Administrator. 3
(2) T
RANSFER TO ELIGIBLE ENTITY .—The Ad-4
ministrator shall transfer to eligible entities any un-5
used Federal real property transferred to the Ad-6
ministrator under paragraph (1). 7
(c) S
UNSET.—Any transfers of property described in 8
subsection (b) shall terminate on the date that is 5 years 9
after the date of the enactment of this section. 10
(d) D
EFINITIONS.—In this section: 11
(1) A
DMINISTRATOR.—The term ‘‘Adminis-12
trator’’ means the Administrator of the General 13
Services. 14
(2) A
FFORDABLE HOUSING .—The term ‘‘afford-15
able housing’’ means housing that qualifies as af-16
fordable housing under section 215 of the Cranston- 17
Gonzalez National Affordable Housing Act (42 18
U.S.C. 12745). 19
(3) A
GENCY.—The term ‘‘agency’’ has the 20
meaning given the term ‘‘Executive agency’’ in sec-21
tion 105 of title 5, United States Code. 22
(4) E
LIGIBLE ENTITY.—The term ‘‘eligible enti-23
ty’’ means an entity established under State or local 24
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law as responsible for housing and urban develop-1
ment planning. 2
(5) U
NUSED FEDERAL REAL PROPERTY .—The 3
term ‘‘unused Federal real property’’ means land or 4
a building— 5
(A) owned by the Federal Government; 6
and 7
(B) declared unused by the head of an 8
agency. 9
Æ
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