The 21st Century ROAD to Housing Act (H.R. 6644) became law on July 11, 2026, after passing Congress on June 23. It is one of the largest federal housing‑supply packages in decades and includes more than 40 sections across 12 titles

The major new U.S. housing law in 2026 is the 21st Century ROAD to Housing Act, enacted July 11, 2026, which expands housing supply, limits large institutional home purchases, streamlines voucher inspections, and promotes affordable construction.

Overview of the 21st Century ROAD to Housing Act (2026)

The 21st Century ROAD to Housing Act (H.R. 6644) became law on July 11, 2026, after passing Congress on June 23. It is one of the largest federal housing‑supply packages in decades and includes more than 40 sections across 12 titles.

Key Federal Provisions

• Increasing Housing Supply:
  Reduces regulatory barriers, encourages zoning reform, and incentivizes local governments to allow more housing construction. 
• Institutional Investor Restrictions:
  Limits purchases of new single‑family homes by large institutional investors owning 350+ homes, with exceptions for build‑to‑rent. 
• Voucher Inspection Streamlining:
  Allows units already inspected under LIHTC, HOME, or USDA programs to satisfy Housing Choice Voucher inspections, reducing delays. 
• Whole‑Home Repair Pilot:
  Grants and forgivable loans for repairs and modifications for homeowners and landlords. 
• Small‑Dollar Mortgage Expansion:
  FHA pilot for mortgages ≤100,000 USD and CFPB review of lending rules to improve access in lower‑cost markets. 
• Manufactured & Modular Housing Reforms:
  Removes permanent chassis requirement, updates financing limits, and expands modular housing financing. 
• CDBG Flexibility:
  Allows CDBG funds to support new affordable housing construction and ties some funding to local production performance. 

House Amendment Differences (May 2026)

The House amendment to the Act introduced several changes:

• Removed six sections (e.g., lifting RAD cap, permanent CDBG‑DR authorization).
• Restored 18 sections from the Housing for the 21st Century Act, including new PHA oversight rules.
• Modified institutional investor restrictions by removing the seven‑year forced divestiture requirement.
• Added a requirement for CDBG grantees to publish databases of undeveloped public land.
  

Related Legislation: Housing for the 21st Century Act (2026)

Passed by the House in February 2026, this act overlaps heavily with the ROAD Act and includes:

• Land‑use policy guidelines and best practices.
• Streamlined environmental review processes.
• Adjusted FHA multifamily loan limits.
• GAO study on workforce housing.
  

State‑Level Housing Reforms in 2026

States also advanced significant housing reforms:

Arizona (2026)

• SB1431: Prohibits cities from requiring HOAs or aesthetic standards for single‑family homes; prevents permit delays based on such requirements.
• SB1787: Codifies Sheetz v. El Dorado by requiring individualized determinations of exactions (vetoed April 7, 2026).
  

California (2026)

• AB1070: Studies shifting missing‑middle housing to residential building code.
• AB1294: Creates uniform permit applications and prevents incomplete‑permit classifications.
• SB1014 & SB1116: Streamline urban infill townhome production and infrastructure requirement disclosures.
  

Summary

The year 2026 saw sweeping federal and state housing reforms centered on expanding supply, reducing regulatory barriers, limiting institutional investor dominance, and improving affordability.

Sources: housingaffordabilityinstitute.org , CNBC , Congress.gov , bipartisanpolicy.org , narpm.org , copilot