The 21st Century ROAD to Housing Act, a sweeping bipartisan housing package led by South Carolina Senator Tim Scott has become law without President Donald Trump’s signature. The legislation represents the most significant federal housing legislation in nearly two decades. The bill passed the House 358-32 after clearing the Senate 85-5. This bill was because of the advocacy work of REALTORS® and the National Association of REALTORS®.
The big picture
The legislation is designed to tackle one of the nation’s most pressing challenges: housing affordability.
Rather than relying on a single solution, the bill combines dozens of reforms focused on increasing housing supply, modernizing federal housing programs, expanding access to financing, and reducing regulatory barriers that can slow housing development.
What’s in the bill
Among the key provisions:
- Measures to encourage the construction of more housing.
- Streamlined federal permitting and environmental review processes.
- Expanded support for manufactured and modular housing.
- New tools to improve access to mortgage financing, including pilot programs for smaller mortgages.
- Reforms aimed at helping local communities address housing shortages.
- Restrictions on large institutional investors accumulating single-family homes.
Read the provisions included in the bill for each section.
Why REALTORS® are paying attention
Housing affordability has become a growing concern across the Charleston region and throughout South Carolina. While local zoning, infrastructure, and development decisions remain critical factors, federal policies can influence the cost and availability of housing nationwide.
The National Association of REALTORS® called the measure the most significant housing legislation to pass Congress in nearly 20 years and has been actively engaged in advocating for many of the reforms included in the package.
The legislation is the culmination of nearly two years of sustained advocacy by the National Association of REALTORS® and its nearly 1.5 million members. During that time, NAR worked closely with lawmakers in both parties, holding thousands of meetings with members of Congress and their staffs, commissioning original research and public opinion polling, launching targeted calls for action and providing technical expertise on housing policy solutions.
What they’re saying
Sen. Tim Scott, chairman of the Senate Banking Committee, has described the legislation as a major effort to address housing supply challenges and expand opportunities for homeownership. Supporters from both parties have pointed to the bill’s focus on increasing housing production and reducing barriers that contribute to rising housing costs.
No single piece of legislation will solve America’s housing affordability challenges. However, the ROAD to Housing Act represents a rare bipartisan agreement that increasing housing supply must be part of the solution.
For REALTORS®, homebuyers, and communities across South Carolina, the legislation signals a renewed federal focus on housing policy and the long-term goal of making homeownership more attainable for future generations.
REALTOR® Advocacy Wins in the Final Bill
Measures to increase housing supply:
Sec. 107—Housing Supply Frameworks. Directs the Department of Housing and Urban Development to develop zoning and land-use best practices to help communities remove barriers to housing development.
Sec. 201—Increasing Housing in Opportunity Zones. Prioritizes HUD grants that support housing construction and preservation in Opportunity Zones.
Sec. 202—Whole-Home Repairs Act. Supports grants and forgivable loans to preserve and stabilize aging housing stock.
Sec. 204—Affordable Housing Construction Eligibility. Allows Community Development Block Grant funds to be used for new housing construction.
Sec. 205—BUILD Housing Act. Streamlines environmental reviews to reduce delays and encourage housing development.
Sec. 206 —Unlocking Housing Supply Through Streamlined Reviews. Simplifies federal reviews for small and infill housing projects.
Sec. 207—Grants for Housing Planning and Implementation. Helps state, local and tribal governments plan for and support housing growth.
Sec. 208—Innovation Fund. Provides flexible funding to communities expanding housing supply and supporting infrastructure.
Sec. 209—Accelerating Home Building Act. Encourages preapproved housing designs and faster local permitting.
Sec. 210—RESIDE Act. Supports converting vacant and abandoned buildings into housing.
Sec. 211—Housing Affordability Act. Increases Federal Housing Administration multifamily loan limits to better support affordable housing development.
Sec. 301—Housing Supply Expansion Act. Modernizes manufactured housing rules to encourage innovation and expand affordable housing options.
Sec. 302—Modular Housing Production Act. Reduces financing barriers to modular housing construction.
Sec. 303—Property Improvement and Manufactured Housing Loan Modernization Act. Expands financing options for manufactured and factory-built housing.
Sec. 501—HOME Investment Partnerships Reform Act. Modernizes and reauthorizes a key affordable housing production program.
Sec. 502—Rural Housing Service Reform Act. Preserves affordable housing opportunities in rural communities.
Measures to expand access to homeownership:
Sec. 105—FHA Small-Dollar Mortgages. Creates a pilot program to expand access to mortgages of $100,000 or less.
Sec. 401—Creating Incentives for Small-Dollar Loan Originators. Examines barriers to originating small-dollar mortgages.
Sec. 402—Small-Dollar Mortgage Points and Fees. Reviews regulations that may limit the availability of small-dollar loans.
Sec. 404—Helping More Families Save Act. Encourages savings and economic mobility to support future homeownership.
Sec. 405—Choice in Affordable Housing Act. Reduces inspection delays and expands housing options for voucher holders.
Sec. 601—Military Service Question. Helps ensure veterans are informed about available VA home loan benefits.
Sec. 602—Housing Unhoused Disabled Veterans Act. Expands access to housing assistance for disabled veterans.
Measures to expand access to capital:
Sec. 203—Community Investment and Prosperity Act. Increases banks’ capacity to invest in affordable housing.
Sec. 907—American Access to Banking. Streamlines bank formation and reviews restrictions that may limit capital access.
Sec. 908—Promoting New Bank Formation. Encourages the creation of new financial institutions through a phased regulatory framework.
Other provisions to expand access to capital. The legislation includes additional measures intended to strengthen lending capacity and support housing finance.
To support veterans:
Sec. 603—Veterans Affairs Loan Informed Disclosure (VALID) Act. Improves transparency for veteran home buyers by ensuring they can better compare VA and FHA financing options. NAR supports the VALID Act.