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Public Law 119-101 · Enacted July 11, 2026

The 21st Century ROAD to Housing Act

A plain-English guide to the 2026 federal housing law for the people who have to live with it: public housing agencies, state housing finance agencies, developers, lenders, local governments, advocates, and rural, tribal, and veterans programs. Every fact here links to a primary source, and every page says what is still unknown.

Where the Act stands

Enacted — now lawPublic Law 119-101H.R. 6644 (119th Congress)

Became law on July 11, 2026

Became law without the President’s signature. Congress cleared H.R. 6644 on June 23, 2026 and presented it to the President on June 29. The President publicly declined to sign it, and because Congress remained in session the ten-day window under Article I, Section 7 (Sundays excepted) ran out and the bill became law automatically on July 11, 2026. It is Public Law 119-101, published at 140 Stat. 846–984.

Recorded votes on the way to enactment

Primary sources

Status verified August 16, 2026

Take it to your board

9 ready-to-edit briefing packages

If you have to explain this law to a board, a leadership team, or your staff next week, start here instead of a blank page. One package per audience — PHAs, HFAs, Developers, Lenders, and 4 more — each built from the same sourced content as this hub, with placeholders where your agency's name goes. Free, no account, nothing to fill in first.

  • Board deck (.pptx)
  • At-a-glance flyer (.pdf)
  • Leadership memo (.docx)
  • Talking points & Q&A (.pdf)
Get the briefing packages

Rebuilt Aug 30, 2026 · content reviewed Aug 29, 2026

Who wrote this and how it is sourced

Fazilhaq Hashimi · Founder, AI Housers

Fazilhaq Hashimi founded AI Housers, where he builds AI products for the people who run affordable housing. His first product, Houser, answers housing compliance questions with a citation to the actual source, and is live at askhouser.com. This hub was written the slow way: reading the enrolled text of the Act section by section, then linking every claim on every page back to a primary source. Where the text is genuinely unclear, the hub says so instead of picking an answer.

How we source this
The statute is the source
Every description of what the Act does starts from the enrolled text of H.R. 6644 as published by govinfo — not from a press release, an association summary, or news coverage. Summaries and trade reporting are used to find things worth checking, never as the authority for a claim.
Every fact carries its link
Dates, dollar figures, deadlines, vote counts, and section contents each carry a source link on the page where they appear, plus the date we last checked it. If a number has no source we can point you to, it does not go on the page.
What we could not pin down is published, not hidden
Where sources disagree, where the text is ambiguous, or where an answer depends on an agency action that has not happened yet, the hub lists it as an open question with the reasoning — rather than quietly picking the reading that makes for a cleaner page.
The AI assistant is grounded or it refuses
Ask the Act answers only from the Act’s own text. The model is given the relevant sections and told to quote them; every quote is then re-checked against the statutory text on the server, character for character. Quotes that do not verify are dropped, and when nothing survives, the assistant says it cannot verify an answer instead of producing one.
Corrections get logged and fixed
If something here is wrong, tell us and we will fix the page and say what changed. Point to the page and, if you can, the source that shows the correct answer — that is the fastest way to get it right.

The text everything traces back to: Enrolled bill text, H.R. 6644 (govinfo) (opens in a new tab)

Open questions we have not settled: see the FAQ

Found an error? Send a correction

Standards last reviewed August 16, 2026.

The Act in numbers

Source: Enrolled bill text, H.R. 6644 (govinfo) (opens in a new tab); Public Law 119-101 (govinfo) (opens in a new tab) · each tile links its own source · verified Aug 16, 2026

The Act in 60 seconds

  1. It is law, not a bill. H.R. 6644 (119th Congress) became Public Law 119-101 on July 11, 2026. It has 12 titles and 60 sections.

  2. Title I — Opportunities for Housing. Front-end supply and homeownership tools: housing-counseling oversight, single-stair model codes, rural infill review relief, a public-land database, small-dollar FHA and sensor pilots, and zoning guidance.

  3. Title II — Building More in America. The supply-side core: CDBG new construction, streamlined environmental review, planning grants and a $200 million-a-year Innovation Fund, RESIDE conversions, higher FHA multifamily limits, permanent RAD, and Build Now.

  4. Title IV — Accessing the American Dream. Homeownership and asset-building: small-dollar mortgage studies, appraiser modernization, an FSS-style escrow pilot, and voucher inspection flexibility for PHAs.

  5. Title V — Program Reform. Program reform for grant administrators: HOME rewritten and permanently reauthorized, USDA rural housing overhauled, an ESG cap waiver, a three-year CDBG-DR program, and a new Moving to Work cohort.

  6. Title IX — Strengthening Community Banks' Role in Housing. A banking title: looser brokered-deposit rules for smaller banks, a $6 billion exam-cycle threshold, credit union board flexibility, and streamlined de novo bank formation.

  7. Follow the money carefully. CBO scored the enacted law as essentially budget-neutral: a net deficit effect that rounds to $0 over 2026–2036, from small direct-spending and revenue changes that offset. (CBO estimate of Jul 14, 2026; reviewed Aug 29, 2026.)

Read every section in plain EnglishHow we got here

The five titles with the most sections are shown here; each line links to the full title overview, and every claim in the provisions carries its source.

The 12 titles

Open the explorer

Each card opens the Provisions explorer filtered to that title, so you can read the sections inside it.

Find your part

All guides

What changes and what to do — for PHAs, HFAs, developers, lenders, local governments, advocates, rural & tribal, and veterans & homelessness programs.

What's next

Full implementation tracker

  1. Sep 9, 2026

    in 5 days

    Sec. 213HUDUnknown

    Notify every eligible CDBG recipient of its "housing growth improvement rate" and whether it is above, at, or below the median, and share best-practice guidance on reducing regulatory barriers (Build Now Act).

    Statute: Not later than 60 days after the date of enactment of this Act · status as of Aug 29, 2026

    Details

  2. Oct 1, 2026

    in 27 days

    Sec. 104HUDNot started

    New CDBG certification takes effect: each grantee must maintain a publicly accessible, searchable database of all undeveloped land it owns. HUD (CPD) will need to fold the requirement into grantee certifications and monitoring.

    Statute: The amendment made by this subsection shall take effect on October 1, 2026 · status as of Aug 29, 2026

    Details

  3. Oct 1, 2026

    in 27 days

    Sec. 805OtherNot started

    Each receiver or federal monitor currently overseeing a covered public housing agency delivers a written assessment of its management and oversight activities to House Financial Services and Senate Banking (first one due Oct 1, 2026, then annually).

    Statute: Not later than October 1 of each year · status as of Aug 29, 2026

    Details

  4. Oct 1, 2026

    in 27 days

    Sec. 805HUDNot started

    HUD must require each covered public housing agency to send an annual notice stating whether a receiver or Federal monitor remains appointed as of October 1, the date the appointment began and its projected end date, and the identity of the current receiver or monitor (§805(b)).

    Statute: A notice each year · status as of Aug 29, 2026

    Details

  5. Oct 9, 2026

    in 35 days

    Sec. 502USDA-RHSNot started

    Report to House Financial Services and Senate Banking on how quickly USDA decides Section 502 and 504 loan and grant applications, with justifications for eligibility determinations that take longer than 90 days and recommendations to shorten timelines (§502(s)).

    Statute: Not later than 90 days after the date of enactment of this Act, and annually thereafter until the date described in subparagraph (B) · status as of Aug 29, 2026

    Details

Dates are computed from the enactment date (Jul 11, 2026) plus the statutory clock quoted in each section; countdowns are relative to Sep 4, 2026 (Eastern).

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Latest on the journey

Full timeline
  1. Implementation

    August 13, 2026 · Agency

    HUD publishes the CDBG-DR formula notice (Sec. 504) — the first action on a statutory deadline

    Section 504 (new HCDA §124(a)(4)) required HUD to publish the latest CDBG-DR formula allocation methodologies within 30 days of enactment, i.e. by Aug 10, 2026. HUD published the notice three days later, on Aug 13, 2026, at 91 FR 52314 (Docket FR-6337-N-02); comments are due Sep 14, 2026.

    Source (opens in a new tab)

  2. Implementation

    August 10, 2026 · Agency

    HUD’s non-vacant loan sale notice becomes the first Federal Register document to implement the Act

    HUD’s "Second Notice of HUD Non-Vacant Loan Sale (HNVLS 2026-1)," 91 FR 51505 (FR doc 2026-16242), requires bidders to give an "attestation that no mortgage loan purchased will result in an [acquisition] prohibited by Title X of the 21st Century ROAD to Housing Act (Pub. L. 119-101)." The notice is framed as implementing Executive Order 14376, not as a ROAD deliverable — but it is the first agency document to give Title X operational effect, three days before the first statutory-deadline action.

    Source (opens in a new tab)

  3. Implementation

    July 20, 2026 · Agency

    Bipartisan Policy Center publishes its implementation tracker

    BPC’s tracker maps each provision to an agency and computes statutory deadlines from the July 11 enactment date. As of its July 20 update it listed no completed agency actions — accurate as of that date, but two HUD Federal Register actions have landed since (the August 10 loan-sale notice and the August 13 CDBG-DR formula notice).

    Source (opens in a new tab)

Everything on this hub

AI Housers

Disclaimer: This hub is an independent, plain-language explainer built by a housing professional — it is not legal, compliance, or financial advice and is not affiliated with HUD, USDA, Congress, or any agency. Every fact links to a primary or authoritative source; when something could not be verified we say so. Always confirm against the enacted text and official agency guidance before acting.

What changed on this hub · last updated August 29, 2026

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