New law changes housing rules to build more homes

What it does

The bill changes zoning rules and speeds up federal reviews. It raises loan limits for apartment buildings. It updates programs for rural and affordable homes.

Who it affects

Developers and builders who construct homes are affected. Local governments that approve building projects are affected. Renters and buyers looking for affordable homes are affected.

One thing to notice

The bill raises income limits for some housing programs. More middle-income households may now qualify for help.

From the analysis of the bill text, linked under Primary records below.

Where it stands

31 cosponsors: 16 Democrats, 15 Republicans.

• Dec 11, 2025 — Introduced · Congress.gov: “Introduced in House”
• Dec 11, 2025 — Referred to House Committee on Veterans' Affairs and House Committee on Financial Services · Congress.gov: “Referred to the Committee on Financial Services, and in addition to the Committee on Veterans' Affairs, for a…”
• Dec 16, 2025 — Markup held in committee · Congress.gov: “Committee Consideration and Mark-up Session Held”
• Dec 17, 2025 — Reported out of committee · Congress.gov: “Ordered to be Reported (Amended) by the Yeas and Nays: 50 - 1”
• Feb 9, 2026 — Passed the House · Congress.gov: “On motion to suspend the rules and pass the bill, as amended Agreed to by the Yeas and Nays: (2/3 required)…”
• Feb 9, 2026 — Floor vote scheduled · Congress.gov: “Mr. Hill (AR) moved to suspend the rules and pass the bill, as amended”
• Mar 12, 2026 — Passed both chambers · Congress.gov: “Passed Senate with an amendment by Yea-Nay Vote. 89 - 10. Record Vote Number: 53”
• Jun 29, 2026 — Sent to president · Congress.gov: “Presented to President”
• Jul 11, 2026 — Signed into law · Congress.gov: “Became Public Law No: 119-101”

Dates and quoted wording are Congress.gov's action record; the timeline shows status changes, not every procedural step.

Money around this bill

227 groups reported lobbying about this bill. They filed 273 reports from Dec 2025 to Jun 2026.

Those reports show $118,819,942 in lobbying spending. Each report lists about 6 bills. So that money was not all for this bill.

More groups named this bill than 100% of bills with any report.

J. Hill, who sponsored the bill, received $1,508,689 from PACs for the 2026 election.

• Chamber of Commerce of the U.S.A. — $54,660,000 in 3 reports
• National Association of Realtors — $14,580,000 in 1 report
• American Bankers Association — $5,210,000 in 2 reports
• Koch Government Affairs, LLC — $2,760,000 in 1 report
• National Multifamily Housing Council Inc — $2,330,000 in 1 report

Lobbying is legal. These reports show who lobbied about this bill, not what changed.

Words to know

• zoning — Rules that say what types of buildings can go in different areas
• income limits — The most money a household can earn and still qualify for a program
• affordable homes — Houses and apartments that cost less money for families to rent or buy
• lobbying — Trying to influence lawmakers about a bill. Companies and groups pay people to do this.
• PACs — Groups that collect money and give it to candidates for office.
• sponsored — To sponsor a bill is to introduce it in Congress and put your name on it.