| 1 | 1 | | II |
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| 2 | 2 | | 119THCONGRESS |
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| 3 | 3 | | 1 |
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| 4 | 4 | | STSESSION S. 890 |
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| 5 | 5 | | To increase the number of landlords participating in the Housing Choice |
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| 6 | 6 | | Voucher program. |
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| 7 | 7 | | IN THE SENATE OF THE UNITED STATES |
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| 8 | 8 | | MARCH6, 2025 |
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| 9 | 9 | | Mr. C |
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| 10 | 10 | | OONS(for himself, Ms. SMITH, Mr. WARNOCK, Mr. MORAN, Mr. CURTIS, |
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| 11 | 11 | | and Mr. H |
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| 12 | 12 | | EINRICH) introduced the following bill; which was read twice |
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| 13 | 13 | | and referred to the Committee on Banking, Housing, and Urban Affairs |
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| 14 | 14 | | A BILL |
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| 15 | 15 | | To increase the number of landlords participating in the |
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| 16 | 16 | | Housing Choice Voucher program. |
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| 17 | 17 | | Be it enacted by the Senate and House of Representa-1 |
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| 18 | 18 | | tives of the United States of America in Congress assembled, 2 |
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| 19 | 19 | | SECTION 1. SHORT TITLE. 3 |
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| 20 | 20 | | This Act may be cited as the ‘‘Choice in Affordable 4 |
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| 21 | 21 | | Housing Act of 2025’’. 5 |
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| 22 | 22 | | SEC. 2. DEFINITIONS. 6 |
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| 23 | 23 | | In this Act— 7 |
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| 24 | 24 | | (1) the term ‘‘Housing Choice Voucher pro-8 |
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| 25 | 25 | | gram’’ means the tenant-based assistance program 9 |
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| 27 | 27 | | kjohnson on DSK7ZCZBW3PROD with $$_JOB 2 |
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| 28 | 28 | | •S 890 IS |
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| 29 | 29 | | under section 8(o) of the United States Housing Act 1 |
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| 30 | 30 | | of 1937 (42 U.S.C. 1437f(o)); 2 |
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| 31 | 31 | | (2) the term ‘‘Secretary’’ means the Secretary 3 |
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| 32 | 32 | | of Housing and Urban Development; and 4 |
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| 33 | 33 | | (3) the term ‘‘Tribal Housing and Urban Devel-5 |
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| 34 | 34 | | opment-Veterans Affairs Supportive Housing pro-6 |
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| 35 | 35 | | gram’’ means the demonstration program estab-7 |
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| 36 | 36 | | lished under paragraph (5) under the heading ‘‘ |
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| 37 | 37 | | TEN-8 |
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| 38 | 38 | | ANT-BASED RENTAL ASSISTANCE ’’ under the heading 9 |
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| 39 | 39 | | ‘‘P |
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| 40 | 40 | | UBLIC ANDINDIANHOUSING’’ in title II of divi-10 |
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| 41 | 41 | | sion K of the Consolidated and Further Continuing 11 |
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| 42 | 42 | | Appropriations Act, 2015 (Public Law 113–235; 12 |
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| 43 | 43 | | 128 Stat. 2732) (commonly known as ‘‘Tribal 13 |
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| 44 | 44 | | HUD–VASH’’). 14 |
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| 45 | 45 | | SEC. 3. FINDINGS. 15 |
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| 46 | 46 | | Congress finds the following: 16 |
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| 47 | 47 | | (1) The Housing Choice Voucher program is 17 |
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| 48 | 48 | | the Federal Government’s largest program helping 18 |
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| 49 | 49 | | low-income families, the elderly, and persons with 19 |
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| 50 | 50 | | disabilities to afford decent, safe, and sanitary hous-20 |
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| 51 | 51 | | ing in the private market. 21 |
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| 52 | 52 | | (2) The Housing Choice Voucher program is 22 |
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| 53 | 53 | | proven to have positive impacts on voucher holders, 23 |
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| 54 | 54 | | including increased housing stability, reduced home-24 |
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| 55 | 55 | | lessness, and children lifted out of poverty. 25 |
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| 58 | 58 | | •S 890 IS |
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| 59 | 59 | | (3) As a public-private partnership, the Hous-1 |
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| 60 | 60 | | ing Choice Voucher program relies on the willingness 2 |
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| 61 | 61 | | of private landlords to accept vouchers. 3 |
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| 62 | 62 | | (4) Landlord participation is declining in the 4 |
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| 63 | 63 | | Housing Choice Voucher program, with an average 5 |
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| 64 | 64 | | of 10,000 housing providers leaving the program 6 |
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| 65 | 65 | | each year between 2010 and 2016. 7 |
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| 66 | 66 | | (5) Landlord participation is especially lacking 8 |
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| 67 | 67 | | in ‘‘high-opportunity neighborhoods’’ that have low 9 |
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| 68 | 68 | | poverty rates and good access to quality schools, 10 |
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| 69 | 69 | | jobs, and public transportation. 11 |
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| 70 | 70 | | (6) The Secretary has conducted and continues 12 |
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| 71 | 71 | | to conduct research on landlord participation in the 13 |
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| 72 | 72 | | Housing Choice Voucher program. 14 |
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| 73 | 73 | | (7) The Moving to Work demonstration pro-15 |
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| 74 | 74 | | gram of the Department of Housing and Urban De-16 |
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| 75 | 75 | | velopment has given participating public housing 17 |
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| 76 | 76 | | agencies the ability to test innovative strategies to 18 |
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| 77 | 77 | | incentivize landlords to accept vouchers. 19 |
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| 78 | 78 | | (8) Indian Tribes and tribally designated hous-20 |
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| 79 | 79 | | ing entities, which do not participate in the Housing 21 |
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| 80 | 80 | | Choice Voucher program, benefit from the Tribal 22 |
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| 81 | 81 | | Housing and Urban Development-Veterans Affairs 23 |
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| 82 | 82 | | Supportive Housing program, which provides rental 24 |
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| 84 | 84 | | kjohnson on DSK7ZCZBW3PROD with $$_JOB 4 |
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| 85 | 85 | | •S 890 IS |
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| 86 | 86 | | assistance to Native American veterans who are ex-1 |
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| 87 | 87 | | periencing or at risk of experiencing homelessness. 2 |
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| 88 | 88 | | SEC. 4. SENSE OF CONGRESS. 3 |
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| 89 | 89 | | It is the sense of Congress that the Housing Choice 4 |
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| 90 | 90 | | Voucher program should be improved to increase the num-5 |
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| 91 | 91 | | ber of landlords, particularly landlords with units in high- 6 |
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| 92 | 92 | | opportunity neighborhoods, who accept vouchers in order 7 |
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| 93 | 93 | | to expand housing choice and opportunity, and further fair 8 |
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| 94 | 94 | | housing. 9 |
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| 95 | 95 | | SEC. 5. INCENTIVIZING LANDLORD PARTICIPATION IN 10 |
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| 96 | 96 | | HOUSING CHOICE VOUCHER PROGRAM. 11 |
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| 97 | 97 | | (a) O |
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| 98 | 98 | | NE-TIMEINCENTIVEPAYMENTS.—Section 8(o) 12 |
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| 99 | 99 | | of the United States Housing Act of 1937 (42 U.S.C. 13 |
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| 100 | 100 | | 1437f(o)) is amended by adding at the end the following: 14 |
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| 101 | 101 | | ‘‘(23) O |
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| 102 | 102 | | NE-TIME INCENTIVE PAYMENTS .— 15 |
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| 103 | 103 | | ‘‘(A) D |
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| 104 | 104 | | EFINITION.—In this paragraph, the 16 |
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| 105 | 105 | | term ‘eligible unit’ means a dwelling unit 17 |
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| 106 | 106 | | that— 18 |
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| 107 | 107 | | ‘‘(i) is located in a census tract with 19 |
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| 108 | 108 | | a poverty rate of less than 20 percent; and 20 |
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| 109 | 109 | | ‘‘(ii) has not previously been subject 21 |
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| 110 | 110 | | to a housing assistance payment contract 22 |
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| 111 | 111 | | under this subsection. 23 |
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| 112 | 112 | | ‘‘(B) I |
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| 113 | 113 | | NCENTIVE PAYMENT AUTHORITY .— 24 |
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| 115 | 115 | | kjohnson on DSK7ZCZBW3PROD with $$_JOB 5 |
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| 116 | 116 | | •S 890 IS |
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| 117 | 117 | | ‘‘(i) IN GENERAL.—To incentivize 1 |
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| 118 | 118 | | landlords who own dwelling units in low- 2 |
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| 119 | 119 | | poverty areas to enter into housing assist-3 |
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| 120 | 120 | | ance payment contracts under this sub-4 |
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| 121 | 121 | | section, the Secretary shall provide assist-5 |
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| 122 | 122 | | ance under this paragraph to public hous-6 |
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| 123 | 123 | | ing agencies to be used to offer a one-time 7 |
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| 124 | 124 | | payment directly to the owner of an eligi-8 |
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| 125 | 125 | | ble unit entering into a housing assistance 9 |
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| 126 | 126 | | payment contract with the public housing 10 |
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| 127 | 127 | | agency for the eligible unit. 11 |
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| 128 | 128 | | ‘‘(ii) A |
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| 129 | 129 | | MOUNT.—The amount of an in-12 |
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| 130 | 130 | | centive payment made to an eligible owner 13 |
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| 131 | 131 | | under clause (i) may not exceed 200 per-14 |
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| 132 | 132 | | cent of the monthly housing assistance 15 |
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| 133 | 133 | | payment made to the eligible owner for the 16 |
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| 134 | 134 | | eligible unit. 17 |
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| 135 | 135 | | ‘‘(iii) C |
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| 136 | 136 | | ONDITIONS PERMITTED .—Sub-18 |
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| 137 | 137 | | ject to paragraph (7), a public housing 19 |
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| 138 | 138 | | agency may require the owner of an eligi-20 |
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| 139 | 139 | | ble unit, as a condition of receiving an in-21 |
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| 140 | 140 | | centive payment under clause (i), to com-22 |
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| 141 | 141 | | mit to lease the eligible unit to tenants as-23 |
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| 142 | 142 | | sisted under this subsection for more than 24 |
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| 143 | 143 | | 1 year. 25 |
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| 146 | 146 | | •S 890 IS |
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| 147 | 147 | | ‘‘(iv) LIMIT.—The owner of an eligible 1 |
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| 148 | 148 | | unit may not receive more than 1 incentive 2 |
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| 149 | 149 | | payment under clause (i), regardless of— 3 |
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| 150 | 150 | | ‘‘(I) the number of eligible units 4 |
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| 151 | 151 | | owned by the owner; or 5 |
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| 152 | 152 | | ‘‘(II) the number of public hous-6 |
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| 153 | 153 | | ing agencies with which the owner has 7 |
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| 154 | 154 | | entered into housing assistance pay-8 |
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| 155 | 155 | | ment contracts.’’. 9 |
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| 156 | 156 | | (b) S |
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| 157 | 157 | | ECURITYDEPOSITPAYMENTS.—Section 8(o) of 10 |
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| 158 | 158 | | the United States Housing Act of 1937 (42 U.S.C. 11 |
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| 159 | 159 | | 1437f(o)), as amended by subsection (a), is amended by 12 |
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| 160 | 160 | | adding at the end the following: 13 |
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| 161 | 161 | | ‘‘(24) S |
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| 162 | 162 | | ECURITY DEPOSIT PAYMENTS .— 14 |
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| 163 | 163 | | ‘‘(A) S |
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| 164 | 164 | | ECURITY DEPOSIT PAYMENT AU -15 |
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| 165 | 165 | | THORITY.—The Secretary shall provide assist-16 |
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| 166 | 166 | | ance to public housing agencies to be used to 17 |
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| 167 | 167 | | pay the owner of a dwelling unit assisted under 18 |
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| 168 | 168 | | this subsection for a security deposit, or a sub-19 |
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| 169 | 169 | | stantial portion thereof, on behalf of the tenant 20 |
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| 170 | 170 | | of the dwelling unit in accordance with subpara-21 |
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| 171 | 171 | | graph (B). 22 |
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| 172 | 172 | | ‘‘(B) M |
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| 173 | 173 | | INIMUM PHA REQUIREMENTS .—A 23 |
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| 174 | 174 | | public housing agency that receives assistance 24 |
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| 175 | 175 | | from the Secretary under subparagraph (A) 25 |
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| 178 | 178 | | •S 890 IS |
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| 179 | 179 | | shall administer the assistance in accordance 1 |
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| 180 | 180 | | with the following conditions: 2 |
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| 181 | 181 | | ‘‘(i) The public housing agency shall 3 |
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| 182 | 182 | | pay the owners of dwelling units assisted 4 |
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| 183 | 183 | | under this subsection for a security de-5 |
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| 184 | 184 | | posit, or a substantial portion thereof, in 6 |
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| 185 | 185 | | an amount determined by the public hous-7 |
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| 186 | 186 | | ing agency, on behalf of the tenants of the 8 |
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| 187 | 187 | | dwelling units. 9 |
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| 188 | 188 | | ‘‘(ii) In making payments to owners of 10 |
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| 189 | 189 | | dwelling units under clause (i), the public 11 |
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| 190 | 190 | | housing agency shall give priority to own-12 |
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| 191 | 191 | | ers of dwelling units occupied by extremely 13 |
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| 192 | 192 | | low-income families. 14 |
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| 193 | 193 | | ‘‘(iii) The owner of a dwelling unit 15 |
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| 194 | 194 | | may deduct amounts from a security de-16 |
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| 195 | 195 | | posit payment received under clause (i) to 17 |
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| 196 | 196 | | cover damages beyond normal wear and 18 |
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| 197 | 197 | | tear caused by the tenant of the dwelling 19 |
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| 198 | 198 | | unit, any member of the tenant’s house-20 |
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| 199 | 199 | | hold, or any guest or other person under 21 |
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| 200 | 200 | | the tenant’s control. 22 |
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| 201 | 201 | | ‘‘(iv) The public housing agency shall 23 |
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| 202 | 202 | | conduct a damage claims process where-24 |
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| 203 | 203 | | by— 25 |
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| 207 | 207 | | ‘‘(I) in order to deduct amounts 1 |
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| 208 | 208 | | from a security deposit payment re-2 |
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| 209 | 209 | | ceived under clause (i), the owner of 3 |
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| 210 | 210 | | a covered dwelling unit must submit a 4 |
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| 211 | 211 | | claim to the public housing agency 5 |
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| 212 | 212 | | with an itemized list of damages and 6 |
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| 213 | 213 | | evidence and request reimbursement; 7 |
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| 214 | 214 | | and 8 |
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| 215 | 215 | | ‘‘(II) the tenant of a covered 9 |
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| 216 | 216 | | dwelling unit may refute a claim sub-10 |
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| 217 | 217 | | mitted under subclause (I). 11 |
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| 218 | 218 | | ‘‘(v) The public housing agency 12 |
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| 219 | 219 | | shall— 13 |
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| 220 | 220 | | ‘‘(I) establish an amount of re-14 |
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| 221 | 221 | | pair costs for which a tenant will be 15 |
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| 222 | 222 | | responsible; and 16 |
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| 223 | 223 | | ‘‘(II) notify a tenant, upon the 17 |
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| 224 | 224 | | tenant entering into a lease for a 18 |
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| 225 | 225 | | dwelling unit assisted under this sub-19 |
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| 226 | 226 | | section, of the amount described in 20 |
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| 227 | 227 | | subclause (I). 21 |
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| 228 | 228 | | ‘‘(vi) The public housing agency may 22 |
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| 229 | 229 | | determine what action to take if a tenant 23 |
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| 230 | 230 | | demonstrates an inability to pay the 24 |
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| 232 | 232 | | kjohnson on DSK7ZCZBW3PROD with $$_JOB 9 |
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| 233 | 233 | | •S 890 IS |
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| 234 | 234 | | amount of repair costs for which the ten-1 |
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| 235 | 235 | | ant is responsible under clause (v). 2 |
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| 236 | 236 | | ‘‘(vii) At the end of a tenant’s occu-3 |
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| 237 | 237 | | pancy of a dwelling unit assisted under 4 |
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| 238 | 238 | | this subsection, the landlord shall return to 5 |
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| 239 | 239 | | the public housing agency any unused 6 |
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| 240 | 240 | | amount of a security deposit payment re-7 |
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| 241 | 241 | | ceived under clause (i). 8 |
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| 242 | 242 | | ‘‘(C) R |
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| 243 | 243 | | ULE OF CONSTRUCTION .—Nothing 9 |
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| 244 | 244 | | in subparagraph (B) shall be construed to pro-10 |
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| 245 | 245 | | hibit a public housing agency from establishing 11 |
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| 246 | 246 | | additional conditions for the administration of 12 |
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| 247 | 247 | | assistance received under subparagraph (A) in 13 |
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| 248 | 248 | | accordance with applicable State and local 14 |
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| 249 | 249 | | laws.’’. 15 |
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| 250 | 250 | | (c) L |
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| 251 | 251 | | ANDLORDLIAISONBONUSPAYMENTS.—Section 16 |
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| 252 | 252 | | 8(o) of the United States Housing Act of 1937 (42 U.S.C. 17 |
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| 253 | 253 | | 1437f(o)), as amended by subsection (b), is amended by 18 |
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| 254 | 254 | | adding at the end the following: 19 |
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| 255 | 255 | | ‘‘(25) L |
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| 256 | 256 | | ANDLORD LIAISON BONUS PAYMENTS .— 20 |
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| 257 | 257 | | ‘‘(A) I |
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| 258 | 258 | | N GENERAL.—Each year, the Sec-21 |
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| 259 | 259 | | retary shall award 1 bonus payment to each 22 |
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| 260 | 260 | | public housing agency that employs, contracts 23 |
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| 261 | 261 | | with a service partner that employs, or dem-24 |
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| 262 | 262 | | onstrates an intent to employ or contract with 25 |
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| 265 | 265 | | •S 890 IS |
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| 266 | 266 | | a service partner that employs, not less than 1 1 |
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| 267 | 267 | | dedicated landlord liaison whose duties include, 2 |
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| 268 | 268 | | with respect to the tenant-based assistance pro-3 |
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| 269 | 269 | | gram under subsection (o)— 4 |
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| 270 | 270 | | ‘‘(i) conducting landlord outreach, re-5 |
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| 271 | 271 | | cruitment, and retention; 6 |
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| 272 | 272 | | ‘‘(ii) educating and training landlords 7 |
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| 273 | 273 | | regarding the program; and 8 |
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| 274 | 274 | | ‘‘(iii) operating a phone hotline, online 9 |
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| 275 | 275 | | portal, monitored email address, or other 10 |
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| 276 | 276 | | mechanism designated by the Secretary for 11 |
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| 277 | 277 | | landlord questions and concerns regarding 12 |
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| 278 | 278 | | the program. 13 |
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| 279 | 279 | | ‘‘(B) D |
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| 280 | 280 | | EMONSTRATING COMPLIANCE .—The 14 |
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| 281 | 281 | | Secretary shall determine how a public housing 15 |
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| 282 | 282 | | agency may demonstrate that it offers or in-16 |
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| 283 | 283 | | tends to offer a landlord liaison service for pur-17 |
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| 284 | 284 | | poses of subparagraph (A). 18 |
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| 285 | 285 | | ‘‘(C) A |
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| 286 | 286 | | MOUNT.—The Secretary shall estab-19 |
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| 287 | 287 | | lish an amount for the landlord liaison bonus 20 |
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| 288 | 288 | | payment authorized under subparagraph (A) 21 |
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| 289 | 289 | | that— 22 |
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| 290 | 290 | | ‘‘(i) may vary by region; 23 |
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| 291 | 291 | | ‘‘(ii) does not exceed the 150 percent 24 |
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| 292 | 292 | | of the average cost of employing, or con-25 |
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| 295 | 295 | | •S 890 IS |
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| 296 | 296 | | tracting with a service partner that em-1 |
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| 297 | 297 | | ploys, such a landlord liaison, based on 2 |
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| 298 | 298 | | local market conditions; and 3 |
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| 299 | 299 | | ‘‘(iii) is sufficient to incentivize public 4 |
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| 300 | 300 | | housing agencies to employ, or contact 5 |
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| 301 | 301 | | with a service partner that employs, such 6 |
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| 302 | 302 | | a landlord liaison.’’. 7 |
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| 303 | 303 | | (d) H |
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| 304 | 304 | | OUSINGPARTNERSHIPFUND.—Section 8 of the 8 |
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| 305 | 305 | | United States Housing Act of 1937 (42 U.S.C. 1437f) is 9 |
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| 306 | 306 | | amended by adding at the end the following: 10 |
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| 307 | 307 | | ‘‘(ee) H |
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| 308 | 308 | | ERSCHELLASHKOWITZHOUSINGPARTNER-11 |
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| 309 | 309 | | SHIPFUND.— 12 |
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| 310 | 310 | | ‘‘(1) E |
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| 311 | 311 | | STABLISHMENT.—The Secretary shall es-13 |
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| 312 | 312 | | tablish a fund, to be known as the ‘Herschel 14 |
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| 313 | 313 | | Lashkowitz Housing Partnership Fund’, for the pur-15 |
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| 314 | 314 | | pose of incentivizing landlords to participate in the 16 |
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| 315 | 315 | | tenant-based assistance program under subsection 17 |
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| 316 | 316 | | (o) in accordance with paragraph (2) of this sub-18 |
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| 317 | 317 | | section. 19 |
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| 318 | 318 | | ‘‘(2) A |
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| 319 | 319 | | UTHORIZED USES.—The Secretary shall 20 |
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| 320 | 320 | | use amounts from the Housing Partnership Fund 21 |
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| 321 | 321 | | for— 22 |
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| 322 | 322 | | ‘‘(A) incentive payments under subsection 23 |
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| 323 | 323 | | (o)(23); 24 |
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| 325 | 325 | | kjohnson on DSK7ZCZBW3PROD with $$_JOB 12 |
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| 326 | 326 | | •S 890 IS |
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| 327 | 327 | | ‘‘(B) security deposit payments under sub-1 |
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| 328 | 328 | | section (o)(24); 2 |
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| 329 | 329 | | ‘‘(C) landlord liaison bonus payments 3 |
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| 330 | 330 | | under subsection (o)(25); and 4 |
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| 331 | 331 | | ‘‘(D) other uses, as determined by a public 5 |
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| 332 | 332 | | housing agency and approved by the Secretary, 6 |
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| 333 | 333 | | designed primarily— 7 |
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| 334 | 334 | | ‘‘(i) to recruit owners of dwelling 8 |
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| 335 | 335 | | units, particularly dwelling units in census 9 |
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| 336 | 336 | | tracts with a poverty rate of less than 20 10 |
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| 337 | 337 | | percent, to enter into housing assistance 11 |
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| 338 | 338 | | payment contracts under subsection (o); 12 |
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| 339 | 339 | | and 13 |
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| 340 | 340 | | ‘‘(ii) to ensure that owners that enter 14 |
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| 341 | 341 | | into housing assistance payment contracts 15 |
|---|
| 342 | 342 | | as described in clause (i) of this subpara-16 |
|---|
| 343 | 343 | | graph continue to lease their dwelling units 17 |
|---|
| 344 | 344 | | to tenants assisted under subsection (o). 18 |
|---|
| 345 | 345 | | ‘‘(3) R |
|---|
| 346 | 346 | | EPORTS.—The Secretary shall require a 19 |
|---|
| 347 | 347 | | public housing agency that receives assistance from 20 |
|---|
| 348 | 348 | | the Herschel Lashkowitz Housing Partnership Fund 21 |
|---|
| 349 | 349 | | to submit an annual report to the Secretary on the 22 |
|---|
| 350 | 350 | | use of the assistance. 23 |
|---|
| 351 | 351 | | ‘‘(4) A |
|---|
| 352 | 352 | | UTHORIZATION OF ADDITIONAL APPRO -24 |
|---|
| 353 | 353 | | PRIATIONS.—There is authorized to be appropriated 25 |
|---|
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| 355 | 355 | | kjohnson on DSK7ZCZBW3PROD with $$_JOB 13 |
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| 356 | 356 | | •S 890 IS |
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| 357 | 357 | | for deposit in the Herschel Lashkowitz Housing 1 |
|---|
| 358 | 358 | | Partnership Fund $100,000,000 for each of fiscal 2 |
|---|
| 359 | 359 | | years 2025 through 2029, to remain available until 3 |
|---|
| 360 | 360 | | expended.’’. 4 |
|---|
| 361 | 361 | | SEC. 6. TRIBAL HUD–VASH AUTHORIZATION OF APPRO-5 |
|---|
| 362 | 362 | | PRIATIONS. 6 |
|---|
| 363 | 363 | | There is authorized to be appropriated to the Sec-7 |
|---|
| 364 | 364 | | retary of Housing and Urban Development $7,000,000 for 8 |
|---|
| 365 | 365 | | each of fiscal years 2025 through 2029 for the Tribal 9 |
|---|
| 366 | 366 | | Housing and Urban Development-Veterans Affairs Sup-10 |
|---|
| 367 | 367 | | portive Housing program. 11 |
|---|
| 368 | 368 | | SEC. 7. HOUSING QUALITY STANDARDS. 12 |
|---|
| 369 | 369 | | (a) S |
|---|
| 370 | 370 | | ATISFACTION OFINSPECTIONREQUIREMENTS 13 |
|---|
| 371 | 371 | | T |
|---|
| 372 | 372 | | HROUGHPARTICIPATION IN OTHERHOUSINGPRO-14 |
|---|
| 373 | 373 | | GRAMS.—Section 8(o)(8) of the United States Housing 15 |
|---|
| 374 | 374 | | Act of 1937 (42 U.S.C. 1437f(o)(8)), as amended by sec-16 |
|---|
| 375 | 375 | | tion 101(a) of the Housing Opportunity Through Mod-17 |
|---|
| 376 | 376 | | ernization Act of 2016 (Public Law 114–201; 130 Stat. 18 |
|---|
| 377 | 377 | | 783), is amended by adding at the end the following: 19 |
|---|
| 378 | 378 | | ‘‘(I) S |
|---|
| 379 | 379 | | ATISFACTION OF INSPECTION RE -20 |
|---|
| 380 | 380 | | QUIREMENTS THROUGH PARTICIPATION IN 21 |
|---|
| 381 | 381 | | OTHER HOUSING PROGRAMS .— 22 |
|---|
| 382 | 382 | | ‘‘(i) L |
|---|
| 383 | 383 | | OW-INCOME HOUSING TAX 23 |
|---|
| 384 | 384 | | CREDIT-FINANCED BUILDINGS .—A dwell-24 |
|---|
| 385 | 385 | | ing unit shall be deemed to meet the in-25 |
|---|
| 386 | 386 | | VerDate Sep 11 2014 19:19 Mar 22, 2025 Jkt 059200 PO 00000 Frm 00013 Fmt 6652 Sfmt 6201 E:\BILLS\S890.IS S890 |
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| 387 | 387 | | kjohnson on DSK7ZCZBW3PROD with $$_JOB 14 |
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| 388 | 388 | | •S 890 IS |
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| 389 | 389 | | spection requirements under this para-1 |
|---|
| 390 | 390 | | graph if— 2 |
|---|
| 391 | 391 | | ‘‘(I) the dwelling unit is in a 3 |
|---|
| 392 | 392 | | building, the acquisition, rehabilita-4 |
|---|
| 393 | 393 | | tion, or construction of which was fi-5 |
|---|
| 394 | 394 | | nanced by a person who received a 6 |
|---|
| 395 | 395 | | low-income housing tax credit under 7 |
|---|
| 396 | 396 | | section 42 of the Internal Revenue 8 |
|---|
| 397 | 397 | | Code of 1986 in exchange for that fi-9 |
|---|
| 398 | 398 | | nancing; 10 |
|---|
| 399 | 399 | | ‘‘(II) the dwelling unit was phys-11 |
|---|
| 400 | 400 | | ically inspected and passed inspection 12 |
|---|
| 401 | 401 | | as part of the low-income housing tax 13 |
|---|
| 402 | 402 | | credit program described in subclause 14 |
|---|
| 403 | 403 | | (I) during the preceding 12-month pe-15 |
|---|
| 404 | 404 | | riod; and 16 |
|---|
| 405 | 405 | | ‘‘(III) the applicable public hous-17 |
|---|
| 406 | 406 | | ing agency is able to obtain the re-18 |
|---|
| 407 | 407 | | sults of the inspection described in 19 |
|---|
| 408 | 408 | | subclause (II). 20 |
|---|
| 409 | 409 | | ‘‘(ii) HOME |
|---|
| 410 | 410 | | INVESTMENT PARTNER -21 |
|---|
| 411 | 411 | | SHIPS PROGRAM .—A dwelling shall be 22 |
|---|
| 412 | 412 | | deemed to meet the inspection require-23 |
|---|
| 413 | 413 | | ments under this paragraph if— 24 |
|---|
| 414 | 414 | | VerDate Sep 11 2014 19:19 Mar 22, 2025 Jkt 059200 PO 00000 Frm 00014 Fmt 6652 Sfmt 6201 E:\BILLS\S890.IS S890 |
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| 415 | 415 | | kjohnson on DSK7ZCZBW3PROD with $$_JOB 15 |
|---|
| 416 | 416 | | •S 890 IS |
|---|
| 417 | 417 | | ‘‘(I) the dwelling unit is assisted 1 |
|---|
| 418 | 418 | | under the HOME Investment Part-2 |
|---|
| 419 | 419 | | nerships Program under title II of the 3 |
|---|
| 420 | 420 | | Cranston-Gonzalez National Afford-4 |
|---|
| 421 | 421 | | able Housing Act (42 U.S.C. 12721 et 5 |
|---|
| 422 | 422 | | seq.); 6 |
|---|
| 423 | 423 | | ‘‘(II) the dwelling unit was phys-7 |
|---|
| 424 | 424 | | ically inspected and passed inspection 8 |
|---|
| 425 | 425 | | as part of the program described in 9 |
|---|
| 426 | 426 | | subclause (I) during the preceding 12- 10 |
|---|
| 427 | 427 | | month period; and 11 |
|---|
| 428 | 428 | | ‘‘(III) the applicable public hous-12 |
|---|
| 429 | 429 | | ing agency is able to obtain the re-13 |
|---|
| 430 | 430 | | sults of the inspection described in 14 |
|---|
| 431 | 431 | | subclause (II). 15 |
|---|
| 432 | 432 | | ‘‘(iii) R |
|---|
| 433 | 433 | | URAL HOUSING SERVICE .—A 16 |
|---|
| 434 | 434 | | dwelling unit shall be deemed to meet the 17 |
|---|
| 435 | 435 | | inspection requirements under this para-18 |
|---|
| 436 | 436 | | graph if— 19 |
|---|
| 437 | 437 | | ‘‘(I) the dwelling unit is assisted 20 |
|---|
| 438 | 438 | | by the Rural Housing Service of the 21 |
|---|
| 439 | 439 | | Department of Agriculture; 22 |
|---|
| 440 | 440 | | ‘‘(II) the dwelling unit was phys-23 |
|---|
| 441 | 441 | | ically inspected and passed inspection 24 |
|---|
| 442 | 442 | | in connection with the assistance de-25 |
|---|
| 443 | 443 | | VerDate Sep 11 2014 19:19 Mar 22, 2025 Jkt 059200 PO 00000 Frm 00015 Fmt 6652 Sfmt 6201 E:\BILLS\S890.IS S890 |
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| 444 | 444 | | kjohnson on DSK7ZCZBW3PROD with $$_JOB 16 |
|---|
| 445 | 445 | | •S 890 IS |
|---|
| 446 | 446 | | scribed in subclause (I) during the 1 |
|---|
| 447 | 447 | | preceding 12-month period; and 2 |
|---|
| 448 | 448 | | ‘‘(III) the applicable public hous-3 |
|---|
| 449 | 449 | | ing agency is able to obtain the re-4 |
|---|
| 450 | 450 | | sults of the inspection described in 5 |
|---|
| 451 | 451 | | subclause (II). 6 |
|---|
| 452 | 452 | | ‘‘(iv) R |
|---|
| 453 | 453 | | ULE OF CONSTRUCTION .— 7 |
|---|
| 454 | 454 | | Nothing in clause (i), (ii), or (iii) shall be 8 |
|---|
| 455 | 455 | | construed to affect the operation of a hous-9 |
|---|
| 456 | 456 | | ing program described in, or authorized 10 |
|---|
| 457 | 457 | | under a provision of law described in, that 11 |
|---|
| 458 | 458 | | clause.’’. 12 |
|---|
| 459 | 459 | | (b) P |
|---|
| 460 | 460 | | RE-APPROVAL OFUNITS.—Section 8(o)(8)(A) 13 |
|---|
| 461 | 461 | | of the United States Housing Act of 1937 (42 U.S.C. 14 |
|---|
| 462 | 462 | | 1437f(o)(8)(A)) is amended by adding at the end the fol-15 |
|---|
| 463 | 463 | | lowing: 16 |
|---|
| 464 | 464 | | ‘‘(iv) I |
|---|
| 465 | 465 | | NITIAL INSPECTION PRIOR TO 17 |
|---|
| 466 | 466 | | LEASE AGREEMENT .— 18 |
|---|
| 467 | 467 | | ‘‘(I) D |
|---|
| 468 | 468 | | EFINITION.—In this 19 |
|---|
| 469 | 469 | | clause, the term ‘new landlord’ means 20 |
|---|
| 470 | 470 | | an owner of a dwelling unit who has 21 |
|---|
| 471 | 471 | | not previously entered into a housing 22 |
|---|
| 472 | 472 | | assistance payment contract with a 23 |
|---|
| 473 | 473 | | public housing agency under this sub-24 |
|---|
| 474 | 474 | | section for any dwelling unit. 25 |
|---|
| 475 | 475 | | VerDate Sep 11 2014 19:19 Mar 22, 2025 Jkt 059200 PO 00000 Frm 00016 Fmt 6652 Sfmt 6201 E:\BILLS\S890.IS S890 |
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| 476 | 476 | | kjohnson on DSK7ZCZBW3PROD with $$_JOB 17 |
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| 477 | 477 | | •S 890 IS |
|---|
| 478 | 478 | | ‘‘(II) EARLY INSPECTION.—Upon 1 |
|---|
| 479 | 479 | | the request of a new landlord, a public 2 |
|---|
| 480 | 480 | | housing agency may inspect the dwell-3 |
|---|
| 481 | 481 | | ing unit owned by the new landlord to 4 |
|---|
| 482 | 482 | | determine whether the unit meets the 5 |
|---|
| 483 | 483 | | housing quality standards under sub-6 |
|---|
| 484 | 484 | | paragraph (B) before the unit is se-7 |
|---|
| 485 | 485 | | lected by a tenant assisted under this 8 |
|---|
| 486 | 486 | | subsection. 9 |
|---|
| 487 | 487 | | ‘‘(III) E |
|---|
| 488 | 488 | | FFECT.—An inspection 10 |
|---|
| 489 | 489 | | conducted under subclause (II) that 11 |
|---|
| 490 | 490 | | determines that the dwelling unit 12 |
|---|
| 491 | 491 | | meets the housing quality standards 13 |
|---|
| 492 | 492 | | under subparagraph (B) shall satisfy 14 |
|---|
| 493 | 493 | | this subparagraph and subparagraph 15 |
|---|
| 494 | 494 | | (C) if the new landlord enters into a 16 |
|---|
| 495 | 495 | | lease agreement with a tenant assisted 17 |
|---|
| 496 | 496 | | under this subsection not later than 18 |
|---|
| 497 | 497 | | 60 days after the date of the inspec-19 |
|---|
| 498 | 498 | | tion. 20 |
|---|
| 499 | 499 | | ‘‘(IV) I |
|---|
| 500 | 500 | | NFORMATION WHEN FAM -21 |
|---|
| 501 | 501 | | ILY IS SELECTED.—When a public 22 |
|---|
| 502 | 502 | | housing agency selects a family to 23 |
|---|
| 503 | 503 | | participate in the tenant-based assist-24 |
|---|
| 504 | 504 | | ance program under this subsection, 25 |
|---|
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| 506 | 506 | | kjohnson on DSK7ZCZBW3PROD with $$_JOB 18 |
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| 507 | 507 | | •S 890 IS |
|---|
| 508 | 508 | | the public housing agency shall in-1 |
|---|
| 509 | 509 | | clude in the information provided to 2 |
|---|
| 510 | 510 | | the family a list of dwelling units that 3 |
|---|
| 511 | 511 | | have been inspected under subclause 4 |
|---|
| 512 | 512 | | (II) and determined to meet the hous-5 |
|---|
| 513 | 513 | | ing quality standards under subpara-6 |
|---|
| 514 | 514 | | graph (B).’’. 7 |
|---|
| 515 | 515 | | SEC. 8. SMALL AREA FAIR MARKET RENT. 8 |
|---|
| 516 | 516 | | (a) U |
|---|
| 517 | 517 | | SE OFSMALLAREAFAIRMARKETRENT.— 9 |
|---|
| 518 | 518 | | Section 8(o)(1) of the United States Housing Act of 1937 10 |
|---|
| 519 | 519 | | (42 U.S.C. 1437f(o)(1)) is amended by adding at the end 11 |
|---|
| 520 | 520 | | the following: 12 |
|---|
| 521 | 521 | | ‘‘(F) S |
|---|
| 522 | 522 | | MALL AREA FAIR MARKET RENT .— 13 |
|---|
| 523 | 523 | | ‘‘(i) D |
|---|
| 524 | 524 | | EFINITIONS.—In this subpara-14 |
|---|
| 525 | 525 | | graph— 15 |
|---|
| 526 | 526 | | ‘‘(I) the term ‘metropolitan area’ 16 |
|---|
| 527 | 527 | | means a metropolitan statistical area, 17 |
|---|
| 528 | 528 | | as defined by the Office of Manage-18 |
|---|
| 529 | 529 | | ment and Budget; and 19 |
|---|
| 530 | 530 | | ‘‘(II) the term ‘small area fair 20 |
|---|
| 531 | 531 | | market rent’ means the fair market 21 |
|---|
| 532 | 532 | | rent established for a ZIP Code area 22 |
|---|
| 533 | 533 | | within a metropolitan area. 23 |
|---|
| 534 | 534 | | ‘‘(ii) U |
|---|
| 535 | 535 | | SE OF SMALL AREA FAIR MAR -24 |
|---|
| 536 | 536 | | KET RENT.—Notwithstanding subsection 25 |
|---|
| 537 | 537 | | VerDate Sep 11 2014 19:19 Mar 22, 2025 Jkt 059200 PO 00000 Frm 00018 Fmt 6652 Sfmt 6201 E:\BILLS\S890.IS S890 |
|---|
| 538 | 538 | | kjohnson on DSK7ZCZBW3PROD with $$_JOB 19 |
|---|
| 539 | 539 | | •S 890 IS |
|---|
| 540 | 540 | | (c) or any other provision of this sub-1 |
|---|
| 541 | 541 | | section, not later than 3 years after the 2 |
|---|
| 542 | 542 | | date of enactment of this subparagraph, 3 |
|---|
| 543 | 543 | | the Secretary shall designate a number of 4 |
|---|
| 544 | 544 | | metropolitan areas in which public housing 5 |
|---|
| 545 | 545 | | agencies are required to use the small area 6 |
|---|
| 546 | 546 | | fair market rent to determine the fair mar-7 |
|---|
| 547 | 547 | | ket rental for dwelling units for purposes 8 |
|---|
| 548 | 548 | | of tenant-based assistance under this sub-9 |
|---|
| 549 | 549 | | section that is not less than 3 times the 10 |
|---|
| 550 | 550 | | number of metropolitan areas so des-11 |
|---|
| 551 | 551 | | ignated in the final rule of the Secretary 12 |
|---|
| 552 | 552 | | entitled ‘Establishing a More Effective 13 |
|---|
| 553 | 553 | | Fair Market Rent System; Using Small 14 |
|---|
| 554 | 554 | | Area Fair Market Rents in the Housing 15 |
|---|
| 555 | 555 | | Choice Voucher Program Instead of the 16 |
|---|
| 556 | 556 | | Current 50th Percentile FMRs’, published 17 |
|---|
| 557 | 557 | | in the Federal Register on November 16, 18 |
|---|
| 558 | 558 | | 2016 (81 Fed. Reg. 80567). 19 |
|---|
| 559 | 559 | | ‘‘(iii) H |
|---|
| 560 | 560 | | OLD HARMLESS.—If the appli-20 |
|---|
| 561 | 561 | | cation of clause (ii) would cause a decrease 21 |
|---|
| 562 | 562 | | in the payment standard used to calculate 22 |
|---|
| 563 | 563 | | the amount of tenant-based assistance pro-23 |
|---|
| 564 | 564 | | vided to a family under this subsection, a 24 |
|---|
| 565 | 565 | | public housing agency shall continue to use 25 |
|---|
| 566 | 566 | | VerDate Sep 11 2014 19:19 Mar 22, 2025 Jkt 059200 PO 00000 Frm 00019 Fmt 6652 Sfmt 6201 E:\BILLS\S890.IS S890 |
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| 567 | 567 | | kjohnson on DSK7ZCZBW3PROD with $$_JOB 20 |
|---|
| 568 | 568 | | •S 890 IS |
|---|
| 569 | 569 | | the existing higher payment standard to 1 |
|---|
| 570 | 570 | | calculate the amount of such assistance for 2 |
|---|
| 571 | 571 | | the family for as long as the family con-3 |
|---|
| 572 | 572 | | tinues to receive such assistance in the 4 |
|---|
| 573 | 573 | | same dwelling unit.’’. 5 |
|---|
| 574 | 574 | | (b) C |
|---|
| 575 | 575 | | ONFORMINGAMENDMENT.—Section 8(o)(1)(B) 6 |
|---|
| 576 | 576 | | of the United States Housing Act of 1937 (42 U.S.C. 7 |
|---|
| 577 | 577 | | 1437f(o)(1)(B)) is amended by inserting after ‘‘subsection 8 |
|---|
| 578 | 578 | | (c)’’ the following: ‘‘(subject to subparagraph (F) of this 9 |
|---|
| 579 | 579 | | paragraph)’’. 10 |
|---|
| 580 | 580 | | SEC. 9. SECTION 8 MANAGEMENT ASSESSMENT PROGRAM. 11 |
|---|
| 581 | 581 | | (a) D |
|---|
| 582 | 582 | | EFINITION.—In this section, the term ‘‘Section 12 |
|---|
| 583 | 583 | | 8 Management Assessment Program’’ means the program 13 |
|---|
| 584 | 584 | | set forth in part 985 of title 24, Code of Federal Regula-14 |
|---|
| 585 | 585 | | tions (or any successor regulation). 15 |
|---|
| 586 | 586 | | (b) D |
|---|
| 587 | 587 | | ECONCENTRATION OF PARTICIPATINGDWELL-16 |
|---|
| 588 | 588 | | INGUNITS.—The Secretary shall explore ways to reform 17 |
|---|
| 589 | 589 | | and modernize the Section 8 Management Assessment 18 |
|---|
| 590 | 590 | | Program to assess public housing agencies in a manner 19 |
|---|
| 591 | 591 | | that promotes— 20 |
|---|
| 592 | 592 | | (1) positive interactions with landlords, includ-21 |
|---|
| 593 | 593 | | ing timely payment of rent and identification of the 22 |
|---|
| 594 | 594 | | dwelling unit for which a subsidy payment is being 23 |
|---|
| 595 | 595 | | made; and 24 |
|---|
| 596 | 596 | | VerDate Sep 11 2014 19:19 Mar 22, 2025 Jkt 059200 PO 00000 Frm 00020 Fmt 6652 Sfmt 6201 E:\BILLS\S890.IS S890 |
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| 597 | 597 | | kjohnson on DSK7ZCZBW3PROD with $$_JOB 21 |
|---|
| 598 | 598 | | •S 890 IS |
|---|
| 599 | 599 | | (2) an increase in the diversity of areas where 1 |
|---|
| 600 | 600 | | dwelling units are leased to support voucher holders 2 |
|---|
| 601 | 601 | | who want to access to low-poverty, integrated neigh-3 |
|---|
| 602 | 602 | | borhoods. 4 |
|---|
| 603 | 603 | | (c) R |
|---|
| 604 | 604 | | ULE OFCONSTRUCTION.—Nothing in sub-5 |
|---|
| 605 | 605 | | section (b) shall be construed to prevent the Secretary 6 |
|---|
| 606 | 606 | | from— 7 |
|---|
| 607 | 607 | | (1) reforming the Section 8 Management As-8 |
|---|
| 608 | 608 | | sessment Program to assess public housing agencies 9 |
|---|
| 609 | 609 | | in other areas of performance; or 10 |
|---|
| 610 | 610 | | (2) reforming the Section 8 Management As-11 |
|---|
| 611 | 611 | | sessment Program in any other manner, at the dis-12 |
|---|
| 612 | 612 | | cretion of the Secretary. 13 |
|---|
| 613 | 613 | | SEC. 10. ANNUAL REPORT ON EFFECTIVENESS OF ACT. 14 |
|---|
| 614 | 614 | | (a) D |
|---|
| 615 | 615 | | EFINITIONS.—In this section— 15 |
|---|
| 616 | 616 | | (1) the term ‘‘appropriate congressional com-16 |
|---|
| 617 | 617 | | mittees’’ means— 17 |
|---|
| 618 | 618 | | (A) the Committee on Banking, Housing, 18 |
|---|
| 619 | 619 | | and Urban Affairs of the Senate; 19 |
|---|
| 620 | 620 | | (B) the Subcommittee on Transportation, 20 |
|---|
| 621 | 621 | | Housing and Urban Development, and Related 21 |
|---|
| 622 | 622 | | Agencies of the Committee on Appropriations of 22 |
|---|
| 623 | 623 | | the Senate; 23 |
|---|
| 624 | 624 | | (C) the Committee on Financial Services of 24 |
|---|
| 625 | 625 | | the House of Representatives; and 25 |
|---|
| 626 | 626 | | VerDate Sep 11 2014 19:19 Mar 22, 2025 Jkt 059200 PO 00000 Frm 00021 Fmt 6652 Sfmt 6201 E:\BILLS\S890.IS S890 |
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| 627 | 627 | | kjohnson on DSK7ZCZBW3PROD with $$_JOB 22 |
|---|
| 628 | 628 | | •S 890 IS |
|---|
| 629 | 629 | | (D) the Subcommittee on Transportation, 1 |
|---|
| 630 | 630 | | Housing and Urban Development, and Related 2 |
|---|
| 631 | 631 | | Agencies of the Committee on Appropriations of 3 |
|---|
| 632 | 632 | | the House of Representatives; and 4 |
|---|
| 633 | 633 | | (2) the term ‘‘high-opportunity area’’— 5 |
|---|
| 634 | 634 | | (A) shall be defined by the Secretary for 6 |
|---|
| 635 | 635 | | purposes of this section; and 7 |
|---|
| 636 | 636 | | (B) does not include any census tract in 8 |
|---|
| 637 | 637 | | which the poverty rate is equal to or greater 9 |
|---|
| 638 | 638 | | than 20 percent. 10 |
|---|
| 639 | 639 | | (b) R |
|---|
| 640 | 640 | | EPORT.—Not later than 1 year after the date 11 |
|---|
| 641 | 641 | | of enactment of this Act, and annually thereafter for 5 12 |
|---|
| 642 | 642 | | total years, the Secretary shall submit to the appropriate 13 |
|---|
| 643 | 643 | | congressional committees and make publicly available a re-14 |
|---|
| 644 | 644 | | port that— 15 |
|---|
| 645 | 645 | | (1) evaluates the effectiveness of this Act and 16 |
|---|
| 646 | 646 | | the amendments made by this Act in recruiting and 17 |
|---|
| 647 | 647 | | retaining landlords who accept vouchers under the 18 |
|---|
| 648 | 648 | | Housing Choice Voucher program, particularly land-19 |
|---|
| 649 | 649 | | lords with dwelling units in high-opportunity neigh-20 |
|---|
| 650 | 650 | | borhoods; and 21 |
|---|
| 651 | 651 | | (2) includes— 22 |
|---|
| 652 | 652 | | (A) the number of landlords in the United 23 |
|---|
| 653 | 653 | | States who accept housing choice vouchers 24 |
|---|
| 654 | 654 | | under the Housing Choice Voucher program 25 |
|---|
| 655 | 655 | | VerDate Sep 11 2014 19:19 Mar 22, 2025 Jkt 059200 PO 00000 Frm 00022 Fmt 6652 Sfmt 6201 E:\BILLS\S890.IS S890 |
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| 656 | 656 | | kjohnson on DSK7ZCZBW3PROD with $$_JOB 23 |
|---|
| 657 | 657 | | •S 890 IS |
|---|
| 658 | 658 | | and the number of dwelling units assisted under 1 |
|---|
| 659 | 659 | | the Housing Choice Voucher program; 2 |
|---|
| 660 | 660 | | (B) any net changes to the number of 3 |
|---|
| 661 | 661 | | landlords or dwelling units described in sub-4 |
|---|
| 662 | 662 | | paragraph (A) during the preceding year; 5 |
|---|
| 663 | 663 | | (C) the number of landlords described in 6 |
|---|
| 664 | 664 | | subparagraph (A) who own disability-accessible 7 |
|---|
| 665 | 665 | | dwelling units assisted under the Housing 8 |
|---|
| 666 | 666 | | Choice Voucher program and the number of 9 |
|---|
| 667 | 667 | | those dwelling units; and 10 |
|---|
| 668 | 668 | | (D) the number of landlords described in 11 |
|---|
| 669 | 669 | | subparagraph (A) who own dwelling units as-12 |
|---|
| 670 | 670 | | sisted under the Housing Choice Voucher pro-13 |
|---|
| 671 | 671 | | gram in high-opportunity areas and the number 14 |
|---|
| 672 | 672 | | of those dwelling units. 15 |
|---|
| 673 | 673 | | Æ |
|---|
| 674 | 674 | | VerDate Sep 11 2014 19:19 Mar 22, 2025 Jkt 059200 PO 00000 Frm 00023 Fmt 6652 Sfmt 6301 E:\BILLS\S890.IS S890 |
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| 675 | 675 | | kjohnson on DSK7ZCZBW3PROD with $$_JOB |
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