For homeowners and home buyers

What our breakdowns say each bill would mean for you, from groups whose heading contains own a home, buy a home, manufactured home, flood insurance, build housing or home energy. Newest official action first.

H.R. 6500

Continuing Appropriations and Extensions Act, 2027

Latest official action Sep 2, 2026 · Drafted by AI, awaiting review

If you have or need flood insurance

New flood policies can still be written

New flood insurance policies can still be sold under the federal program until December 11, 2026.
2,32
No new contract for flood insurance under this chapter shall be entered into after[32] 42 U.S.C. 4026 (U.S. Code, 2024 edition) · 42 U.S.C. 4026Sections 1309(a) and 1319 of the National Flood Insurance Act of 1968 (42 U.S.C. 4016(a) and 4026) shall be applied by substituting the date specified in section 106(3) of this Act for September 30, 2026.[2] H.R. 6500 as passed by both chambers (enrolled) · Div. A, Sec. 139(a)December 11, 2026.[2] H.R. 6500 as passed by both chambers (enrolled) · Div. A, Sec. 106(3)

Read the full breakdown of H.R. 6500

H.R. 6644

21st Century ROAD to Housing Act

Latest official action Jul 11, 2026 · Drafted by AI, awaiting review by two people

If you want to buy a home

Large investors face new limits on buying houses

Starting 180 days after the law was enacted, a for-profit firm in the business of owning or renting houses that controls 350 or more single-family homes may not buy another one.
2
shall take effect on the date that is 180 days after the date of enactment of this Act[2] H.R. 6644 as passed by both chambers (enrolled), Public Law 119-101 · Sec. 1001(f)(1)or other for-profit entity[2] H.R. 6644 as passed by both chambers (enrolled), Public Law 119-101 · Sec. 1001(a)(3)(A)(i)is engaged, in whole or in part, in the business of investing in, owning, renting, managing, or holding single-family homes[2] H.R. 6644 as passed by both chambers (enrolled), Public Law 119-101 · Sec. 1001(a)(3)(A)(i)(I)directly or indirectly has investment control of not less than 350 single-family homes in the aggregate[2] H.R. 6644 as passed by both chambers (enrolled), Public Law 119-101 · Sec. 1001(a)(3)(A)(i)(II)
There are exceptions, such as homes the firm builds or fixes up to sell, homes built to rent, and homes lenders take back in foreclosure. For 2 years after the ban starts, these firms may also buy from smaller investors.
2
newly constructed, renovated, or a rental conversion for sale by a large institutional investor[2] H.R. 6644 as passed by both chambers (enrolled), Public Law 119-101 · Sec. 1001(a)(2)(A)pursuant to a build-to-rent program[2] H.R. 6644 as passed by both chambers (enrolled), Public Law 119-101 · Sec. 1001(a)(2)(B)undertaken by a mortgage servicer, lender, or other entity that has a legal right to a single-family home, for the purpose of loss mitigation[2] H.R. 6644 as passed by both chambers (enrolled), Public Law 119-101 · Sec. 1001(a)(2)(G)a foreclosure;[2] H.R. 6644 as passed by both chambers (enrolled), Public Law 119-101 · Sec. 1001(a)(2)(G)(i)purchased from an investor not covered under this section, so long as the purchase occurred not more than 2 years after the effective date under subsection (f)[2] H.R. 6644 as passed by both chambers (enrolled), Public Law 119-101 · Sec. 1001(a)(2)(I)
Here a single-family home means a building with one or two homes in it. Manufactured homes are not covered.
2
means a structure that contains 2 or fewer dwelling units[2] H.R. 6644 as passed by both chambers (enrolled), Public Law 119-101 · Sec. 1001(a)(5)(A)does not include a manufactured home[2] H.R. 6644 as passed by both chambers (enrolled), Public Law 119-101 · Sec. 1001(a)(5)(B)
A firm that breaks the rule can face a civil fine of up to $1 million per violation, or 3 times the price of the home if that is more.
2
a civil penalty in an amount that is not more than $1,000,000 per violation, or 3 times the purchase price of the property involved, whichever is greater[2] H.R. 6644 as passed by both chambers (enrolled), Public Law 119-101 · Sec. 1001(d)(1)
The ban ends 15 years after it takes effect.
2
are repealed on the date that is 15 years after the effective date under paragraph (1)[2] H.R. 6644 as passed by both chambers (enrolled), Public Law 119-101 · Sec. 1001(f)(2)
Local HOME programs can now help home buyers who earn up to 100 percent of the area's median income, not only low-income buyers.
2,7
by striking households that qualify as low-income families and inserting families with a household income that does not exceed 100 percent of the median family income of the area[2] H.R. 6644 as passed by both chambers (enrolled), Public Law 119-101 · Sec. 501(c)(1)with respect to homeownership assistance, 100 percent of such funds are invested with respect to dwelling units that are occupied by[7] H. Rept. 119-457, Part I, House Financial Services Committee report on H.R. 6644 · Changes in existing law, sec. 214(2) of the Cranston-Gonzalez Act
Agencies that back mortgages must require lenders to have a way for you to ask them to reconsider a home's appraised value.
2
shall each implement and maintain requirements that creditors of a federally backed mortgage loan have a review and resolution procedure for a consumer-initiated reconsideration of value or subsequent appraisal[2] H.R. 6644 as passed by both chambers (enrolled), Public Law 119-101 · Sec. 704(a)(2)

If you own a home

Bigger FHA repair loans and help if you fall behind

The top FHA-insured loan for repairs and improvements to a single-family home rises from $25,000 to $75,000.
2,21
$25,000 if made for the purpose of financing alterations, repairs and improvements upon or in connection with existing single-family structures[21] 12 U.S.C. 1703, U.S. Code 2024 edition (FHA property improvement and manufactured home loans; law before the Act) · (b)(1)(A)(i)$75,000 if made for the purpose of financing alterations, repairs, and improvements upon or in connection with an existing single-family structure, including a manufactured home[2] H.R. 6644 as passed by both chambers (enrolled), Public Law 119-101 · Sec. 303(a)(1)(B)(i)(I) → inserted (A)
These loans may now also pay to build an accessory dwelling unit, as HUD defines it, up to an amount HUD sets.
2
construction of additional or accessory dwelling units, as defined by the Secretary[2] H.R. 6644 as passed by both chambers (enrolled), Public Law 119-101 · Sec. 303(a)(1)(A)such principal amount as the Secretary may prescribe if made for the purpose of financing the construction of an accessory dwelling unit[2] H.R. 6644 as passed by both chambers (enrolled), Public Law 119-101 · Sec. 303(a)(1)(B)(i)(VII) → inserted (H)
If your FHA, VA, or USDA home loan is 30 days or more past due, you must be given a chance to get housing counseling.
2
A borrower with respect to a covered mortgage loan who is 30 days or more delinquent on payments for the covered mortgage loan shall be given an opportunity to participate in available housing counseling.[2] H.R. 6644 as passed by both chambers (enrolled), Public Law 119-101 · Sec. 101(4) → inserted (j)(2)insured by the Federal Housing Administration[2] H.R. 6644 as passed by both chambers (enrolled), Public Law 119-101 · Sec. 101(4) → inserted (j)(1)(A)made, guaranteed, or insured by the Department of Veterans Affairs[2] H.R. 6644 as passed by both chambers (enrolled), Public Law 119-101 · Sec. 101(4) → inserted (j)(1)(C)made, guaranteed, or insured by the Department of Agriculture[2] H.R. 6644 as passed by both chambers (enrolled), Public Law 119-101 · Sec. 101(4) → inserted (j)(1)(D)
A home repair pilot can fund grants to homeowners, such as those earning up to 80 percent of the area's median income. It uses money Congress provides and ends on October 1, 2031.
2
There is authorized a pilot program to provide grants to implementing organizations to administer a whole-home repairs program for eligible home-owners and eligible landlords.[2] H.R. 6644 as passed by both chambers (enrolled), Public Law 119-101 · Sec. 202(b)(1)An implementing organization that receives a grant from appropriated funds made available for this subsection[2] H.R. 6644 as passed by both chambers (enrolled), Public Law 119-101 · Sec. 202(b)(2)is not more than 80 percent of the area median income[2] H.R. 6644 as passed by both chambers (enrolled), Public Law 119-101 · Sec. 202(a)(3)(A)(i)The pilot program established under this subsection shall terminate on October 1, 2031.[2] H.R. 6644 as passed by both chambers (enrolled), Public Law 119-101 · Sec. 202(b)(12)

If you buy or own a manufactured home

No more chassis rule, and bigger FHA loans

Under the law's new definition, a manufactured home may be built with or without a permanent steel chassis.
2,10
by striking on a permanent chassis and inserting with or without a permanent chassis[2] H.R. 6644 as passed by both chambers (enrolled), Public Law 119-101 · Sec. 301(a)manufactured homes have had to be built on a permanently installed steel chassis[10] Congressional Record, House, February 9, 2026 (H2050-H2074): House-passed text and debate · H2073
HUD must write standards for homes built without one, including a label that sets them apart.
2
shall issue revised standards for manufactured homes built without a permanent chassis[2] H.R. 6644 as passed by both chambers (enrolled), Public Law 119-101 · Sec. 301(b) → inserted (7)(A)a distinct label[2] H.R. 6644 as passed by both chambers (enrolled), Public Law 119-101 · Sec. 301(b) → inserted (7)(B)(i)
Each state must certify within a year, or 2 years if its legislature meets every other year, that its laws treat these homes the same as homes built on a chassis.
2
not later than 1 year after the date of enactment of the 21st Century ROAD to Housing Act, a State shall submit to the Secretary an initial certification[2] H.R. 6644 as passed by both chambers (enrolled), Public Law 119-101 · Sec. 301(c) → inserted (i)(1)(A)subject a manufactured home without a permanent chassis to the same laws and regulations of the State as a manufactured home built on a permanent chassis[2] H.R. 6644 as passed by both chambers (enrolled), Public Law 119-101 · Sec. 301(c) → inserted (i)(1)(A)(ii)With respect to a State with a legislature that meets biennially, the deadline for the submission of the initial certification required under subparagraph (A) shall be 2 years after the date of enactment[2] H.R. 6644 as passed by both chambers (enrolled), Public Law 119-101 · Sec. 301(c) → inserted (i)(1)(C)
If a state does not, new homes without a chassis may not be built, installed, or sold there.
2
If a State does not submit a certification under paragraph (1)(A) or (3) by the date on which those certifications are required to be submitted[2] H.R. 6644 as passed by both chambers (enrolled), Public Law 119-101 · Sec. 301(c) → inserted (i)(5)(B)the State shall prohibit the manufacture, installation, or sale of a covered manufactured home within the State[2] H.R. 6644 as passed by both chambers (enrolled), Public Law 119-101 · Sec. 301(c) → inserted (i)(5)(B)(i)
FHA-insured loans to buy a manufactured home can be up to $106,405 for a single-section home and $195,322 for a multi-section home. With a lot, the limits are $149,782 and $238,699.
2
$106,405 if made for the purpose of financing the purchase of a single-section manufactured home[2] H.R. 6644 as passed by both chambers (enrolled), Public Law 119-101 · Sec. 303(a)(1)(B)(i)(III) → inserted (C)(i)$195,322 if made for the purpose of financing the purchase of a multi-section manufactured home[2] H.R. 6644 as passed by both chambers (enrolled), Public Law 119-101 · Sec. 303(a)(1)(B)(i)(III) → inserted (C)(ii)$149,782 if made for the purpose of financing the purchase of a single-section manufactured home and a suitably developed lot on which to place the home[2] H.R. 6644 as passed by both chambers (enrolled), Public Law 119-101 · Sec. 303(a)(1)(B)(i)(III) → inserted (D)(i)$238,699 if made for the purpose of financing the purchase of a multi-section manufactured home and a suitably developed lot on which to place the home[2] H.R. 6644 as passed by both chambers (enrolled), Public Law 119-101 · Sec. 303(a)(1)(B)(i)(III) → inserted (D)(ii)
HUD must choose a way to adjust these loan limits every year.
2
The Secretary shall develop or choose 1 or more methods of indexing in order to annually set the loan limits established in paragraph (1)[2] H.R. 6644 as passed by both chambers (enrolled), Public Law 119-101 · Sec. 303(a)(1)(B)(iv) → inserted (9)

If you build housing

Lighter reviews for some projects and higher FHA limits

For HUD-funded work, HUD must give some housing projects lighter environmental review. Examples include building 5 to 15 homes on one site, and infill building on used land of up to 5 acres.
2
expand and reclassify housing-related activities under the necessary administrative regulations[2] H.R. 6644 as passed by both chambers (enrolled), Public Law 119-101 · Sec. 206(b)(1)New construction, development, demolition, acquisition, or disposition of 5 to 15 dwelling units where there is a maximum of 15 units on any 1 site.[2] H.R. 6644 as passed by both chambers (enrolled), Public Law 119-101 · Sec. 206(b)(1)(C)(iii)Infill projects consisting of new construction, rehabilitation, or development of residential housing units.[2] H.R. 6644 as passed by both chambers (enrolled), Public Law 119-101 · Sec. 206(b)(1)(C)(vi)is located on a site of previously disturbed land of not more than 5 acres[2] H.R. 6644 as passed by both chambers (enrolled), Public Law 119-101 · Sec. 206(a)(1)(C)
This applies only if the work does not materially change environmental conditions or the project's original scope.
2
if such activities do not materially alter environmental conditions and do not materially exceed the original scope of the project[2] H.R. 6644 as passed by both chambers (enrolled), Public Law 119-101 · Sec. 206(b)(1)(C)
The base per-unit limits on FHA-insured loans for apartment buildings rise, for example from $38,025 to $167,310 for a unit with no bedroom.
2
by striking $38,025 and inserting $167,310[2] H.R. 6644 as passed by both chambers (enrolled), Public Law 119-101 · Sec. 211(a)(2)(A)
Within 18 months, HUD must issue model code language for single-stair apartment buildings up to 6 stories. The guidelines do not override state or local building codes.
2
Not later than 18 months after the date of enactment of this section, the Secretary of Housing and Urban Development shall issue guidelines to provide States, territories, Tribes, and localities with model code language[2] H.R. 6644 as passed by both chambers (enrolled), Public Law 119-101 · Sec. 102(a)in which a single internal stairway provides access and egress for all dwelling units in a building that is not greater than 6 stories in height[2] H.R. 6644 as passed by both chambers (enrolled), Public Law 119-101 · Sec. 102(g)(2)Nothing in this section may be construed to preempt a State or local building code.[2] H.R. 6644 as passed by both chambers (enrolled), Public Law 119-101 · Sec. 102(f)

Read the full breakdown of H.R. 6644

H.R. 7148

Consolidated Appropriations Act, 2026

Latest official action Feb 3, 2026 · Drafted by AI, awaiting review by two people

If you have flood insurance

Flood insurance continues

The National Flood Insurance Program can keep writing new policies through September 30, 2026.
2,17
Section 1319 of the National Flood Insurance Act of 1968 (42 U.S.C. 4026) is amended by striking September 30, 2023 and inserting September 30, 2026.[2] Enrolled Bill · Div. I, Sec. 5004(b)No new contract for flood insurance under this chapter shall be entered into after[17] 42 U.S.C. 4026 (National Flood Insurance Program expiration) · 42 U.S.C. 4026
Because the law was signed after January 30, 2026, the extension counts as if it took effect on January 30, 2026.
1,2
If this Act is enacted after January 30, 2026, this section shall take effect as if enacted on January 30, 2026.[2] Enrolled Bill · Div. I, Sec. 5004(c)(2)2026-02-03 | Library of Congress | Signed by President.[1] Official bill status record (actions, votes, cosponsors) · Actions, February 3, 2026

Read the full breakdown of H.R. 7148

H.R. 1

One Big Beautiful Bill Act

Latest official action Jul 4, 2025 · Drafted by AI, awaiting review by two people

If you were planning an electric car, solar panels or home energy upgrades

Several tax credits end early

The credits for new and used electric cars end for vehicles bought after September 30, 2025.
6
Section 30D(h) is amended by striking placed in service after December 31, 2032 and inserting acquired after September 30, 2025.[6] H.R. 1 as passed by both chambers (enrolled) · Sec. 70502(a)Section 25E(g) is amended by striking December 31, 2032 and inserting September 30, 2025.[6] H.R. 1 as passed by both chambers (enrolled) · Sec. 70501
The credit for home energy upgrades ends for items placed in service after December 31, 2025.
6
Section 25C(h) is amended by striking placed in service and all that follows through December 31, 2032 and inserting placed in service after December 31, 2025.[6] H.R. 1 as passed by both chambers (enrolled) · Sec. 70505(a)
The credit for home solar and other clean energy ends for money spent after December 31, 2025.
6
Section 25D(h) is amended by striking to property placed in service after December 31, 2034 and inserting with respect to any expenditures made after December 31, 2025.[6] H.R. 1 as passed by both chambers (enrolled) · Sec. 70506(a)
The credit for EV chargers ends after June 30, 2026.
6
Section 30C(i) is amended by striking December 31, 2032 and inserting June 30, 2026.[6] H.R. 1 as passed by both chambers (enrolled) · Sec. 70504

Read the full breakdown of H.R. 1

Breakdowns marked “Drafted by AI” passed our automatic checks and are waiting for human review, as shown on each bill page.

Homeowners and home buyers