H.R. 891

[Congressional Bills 119th Congress]
[From the U.S. Government Publishing Office]
[H.R. 891 Introduced in House (IH)]

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119th CONGRESS
1st Session
H. R. 891

To direct the Secretary of Housing and Urban Development and the 
Administrator of the General Services Administration to establish 
programs for the development of affordable housing, and for other 
purposes.

_______________________________________________________________________

IN THE HOUSE OF REPRESENTATIVES

January 31, 2025

Mr. Ryan introduced the following bill; which was referred to the 
Committee on Financial Services, and in addition to the Committee on 
Transportation and Infrastructure, for a period to be subsequently 
determined by the Speaker, in each case for consideration of such 
provisions as fall within the jurisdiction of the committee concerned

_______________________________________________________________________

A BILL

To direct the Secretary of Housing and Urban Development and the 
Administrator of the General Services Administration to establish 
programs for the development of affordable housing, and for other 
purposes.

Be it enacted by the Senate and House of Representatives of the 
United States of America in Congress assembled,

SECTION 1. SHORT TITLE.

This Act may be cited as the ``Pro-Housing Act of 2025''.

SEC. 2. LOCAL HOUSING POLICY GRANT AND LOAN PILOT PROGRAM.

(a) Planning Grants.--Beginning not later than 120 days after the 
date of the enactment of this section, the Secretary shall award grants 
on a competitive basis to eligible entities for the purpose of 
developing and evaluating housing policy plans.
(b) Implementation Grants.--Beginning not later than 120 days after 
the date of the enactment of this section, the Secretary shall award 
grants on a competitive basis to eligible entities for the purpose of 
implementing housing policy plans.
(c) Direct Loans.--
(1) In general.--Beginning not later than 120 days after 
the date of the enactment of this section, the Secretary shall 
provide direct loans to eligible entities for the purpose of 
implementing housing policy plans.
(2) Terms and limitations.--
(A) In general.--A direct loan provided under this 
section shall be subject to such terms and conditions 
as the Secretary determines appropriate.
(B) Interest rate.--The interest rate on a direct 
loan provided under this section shall be less than the 
yield on United States Treasury obligations of a 
similar maturity to the maturity of the direct loan on 
the date of execution of the loan agreement, at a rate 
determined by the Secretary, for the purpose of 
providing low-cost credit to eligible entities.
(d) Rural and Exurban Area Minimum.--The Secretary shall provide 
not less than 20 percent of the amounts awarded or loaned under this 
section to eligible entities that plan to use them to assist an area 
that is rural or exurban, as determined by the Secretary in 
consultation the Director of the United States Census Bureau.
(e) Applications.--
(1) In general.--An eligible entity seeking a planning 
grant, implementation grant, or direct loan provided under this 
section shall submit to the Secretary an application at such 
time, in such manner, and containing such information as the 
Secretary may require.
(2) Priority.--In awarding a planning grant, implementation 
grant, or direct loan provided under this section, the 
Secretary shall give priority to eligible entities that--
(A) have developed or are likely to develop a 
housing policy plan that will--
(i) improve housing supply, affordability, 
and accessibility for all individuals of every 
race and income level;
(ii) reduce barriers to affordable housing 
development; and
(iii) avoid the displacement of residents 
by new housing developments in the area under 
the jurisdiction of the eligible entity;
(B) in developing or implementing a housing policy 
plan, intend to leverage and efficiently use amounts 
from--
(i) another Federal, State, or local 
assistance program relating to housing; or
(ii) a private funding source;
(C) intend to--
(i) increase the supply and affordability 
of housing that is located--
(I) near local transit options; and
(II) in areas in which a 
significant or expanding supply of jobs 
or demand for employment is 
concentrated;
(ii) coordinate with local transportation 
and workforce agencies in accomplishing the 
increase described in clause (i);
(iii) leverage existing infrastructure by 
rehabilitating or converting existing 
properties when developing or implementing a 
housing policy plan; and
(iv) where appropriate, coordinate policy 
development for, and analysis and 
implementation of, the housing policy plan of 
the eligible entity at a regional scale to 
achieve a more equitable distribution of 
affordable housing across jurisdictional 
boundaries; or
(D) are a coalition of States or political 
subdivisions of States.
(3) Scoring.--The Secretary shall base the degree of 
priority given to an eligible entity that satisfies 1 or more 
subparagraphs under paragraph (2) on a scoring system 
established by the Secretary.
(f) Matching Requirement for Grants.--
(1) In general.--An eligible entity that receives a 
planning grant or implementation grant shall contribute non-
Federal amounts for developing or implementing a housing policy 
plan financed using amounts provided in such grant in the 
following amounts:
(A) If the area under the jurisdiction of an 
eligible entity has a population of 15,000 or fewer, 
the eligible entity shall provide non-Federal 
contributions in an amount equal to 15 percent of the 
amount of the grant.
(B) If the area under the jurisdiction of an 
eligible entity has a population between 15,001 and 
30,000, the eligible entity shall provide non-Federal 
contributions in an amount equal to 25 percent of the 
amount of the grant.
(C) If the area under the jurisdiction of an 
eligible entity has a population between 30,001 and 
40,000, the eligible entity shall provide non-Federal 
contributions in an amount equal to 35 percent of the 
amount of the grant.
(D) If the area under the jurisdiction of an 
eligible entity has a population between 40,001 and 
70,000, the eligible entity shall provide non-Federal 
contributions in an amount equal to 45 percent of the 
amount of the grant.
(E) If the area under the jurisdiction of an 
eligible entity has a population of 70,001 or more, the 
eligible entity shall provide non-Federal contributions 
in an amount equal to 45 percent of the amount of the 
grant.
(2) Eligible matching amounts.--If an eligible entity uses 
amounts provided by the Federal Government not under this 
section to develop or implement a housing policy plan for which 
the eligible entity also receives a grant under this section, 
any non-Federal contribution made by the eligible entity as 
part of that Federal assistance program shall be counted 
towards the requirements under paragraph (1).
(3) Reduced matching requirement.--Based on the available 
resources of an eligible entity, the Secretary may, at the 
discretion of the Secretary, reduce the amount of non-Federal 
contributions required to be provided by the eligible entity 
under paragraphs (1) and (2).
(g) Use of Funds.--
(1) In general.--An eligible entity that receives a 
planning grant, implementation grant, or direct loan provided 
under this section shall use a portion of the amounts from such 
grant or loan to submit the report required under subsection 
(j)(1).
(2) Planning grants.--An eligible entity that receives a 
planning grant shall use amounts from such grant to finance 
activities to develop and evaluate a housing policy plan for 
the area under the jurisdiction of the eligible entity, 
including--
(A) quantifying existing and projected housing 
needs for households of every income level, including 
extremely low-income families, as defined in section 
3(b) of the United States Housing Act of 1937 (42 
U.S.C. 1437a(b));
(B) documenting the characteristics of--
(i) the housing in the area;
(ii) the households of the area, including 
cost-burdened households; and
(iii) housing underproduction in the area;
(C) developing strategies to increase the housing 
supply and the variety of housing types in the area to 
satisfy the housing needs of the population of the 
area;
(D) analyzing population and employment trends in 
the area and documenting projections of those trends;
(E) considering strategies to minimize displacement 
of low-income families, as defined in section 3(b) of 
the United States Housing Act of 1937 (42 U.S.C. 
1437a(b)), as a result of redevelopment in the area;
(F) providing for participation and input from 
community members, community groups, local builders, 
local realtors, nonprofit housing advocates, and local 
religious groups; and
(G) creating a schedule of programs and actions to 
implement the recommendations of the housing policy 
plan, including a plan for adopting actions through a 
local implementing ordinance or another regulatory 
process, such as a land use plan or a comprehensive 
plan.
(h) Housing Policy Plan Guidance.--
(1) In general.--Not later than 90 days after the date of 
the enactment of this section, the Secretary shall issue 
guidance that includes recommended policies, strategies, and 
reforms for eligible entities to adopt in housing policy plans 
to--
(A) improve the elasticity of housing supply;
(B) expand the supply and affordability of housing;
(C) reduce barriers to housing development; and
(D) meaningfully reduce housing segregation by 
income and race.
(2) Policies.--The guidance issued under paragraph (1) 
shall include recommendations for policies, strategies, and 
reforms to--
(A) encourage and support the repurposing of land 
or structures for housing development;
(B) allow for a greater variety of housing types;
(C) revise land use policies to allow for the 
development of more housing;
(D) streamline approval processes for housing 
development;
(E) provide financial incentives to support 
affordable housing development; and
(F) support inclusive engagement with community 
members relating to reforms to expand housing supply.
(3) Areas.--The guidance issued under paragraph (1) shall 
include recommendations for policies, strategies, and reforms 
for urban, suburban, exurban, and rural areas.
(i) Learning Network.--
(1) In general.--Not later than 1 year after the date on 
which the Secretary awards the first planning grant, 
implementation grant, or direct loan provided under this 
section, the Secretary shall establish a learning network to--
(A) facilitate problem solving relating to the 
development and implementation of housing policy plans; 
and
(B) disseminate best practices and effective 
strategies and policies to improve local housing supply 
and affordability.
(2) Accessibility.--The learning network established under 
paragraph (1) shall be accessible to--
(A) eligible entities that receive a grant or loan 
under this section; and
(B) eligible entities that submit an application 
under subsection (e).
(j) Reports and Study.--
(1) Grant and loan recipient reports.--Not later than 180 
days after the date on which an eligible entity receives a 
planning grant, implementation grant, or direct loan provided 
under this section, and not less frequently than quarterly 
thereafter for a 3-year period, the eligible entity shall 
submit to the Secretary a report that includes--
(A) a description of the expenditures the eligible 
entity has made with amounts from such grant or loan;
(B) for an eligible entity receiving a planning 
grant, a summary of the progress of the eligibility 
entity towards finalizing a housing policy plan; and
(C) for an eligible entity receiving an 
implementation grant, data relating to the success of 
the implementation of the housing policy plan of the 
eligible entity.
(2) Secretary study and report.--
(A) In general.--Not later than 5 years after the 
date of the enactment of this section, the Secretary 
shall conduct a study with respect to--
(i) the impact of implementation grants, 
planning grants, and direct loans provided 
under this section on the areas under the 
jurisdiction of eligible entities receiving 
those grants or loans; and
(ii) successful strategies from housing 
policy plans that were impactful in--
(I) expanding the housing supply; 
and
(II) increasing the quantity of 
quality and affordable housing while 
avoiding the displacement of the 
residents of an area.
(B) Report.--Not later than 1 year after the date 
on which the Secretary completes the study required 
under subparagraph (A), the Secretary shall submit to 
the appropriate committees of the Congress a report on 
the study.
(k) Appropriations.--
(1) In general.--There are authorized to be appropriated to 
the Secretary $200,000,000 for each of fiscal years 2026 
through 2031 to carry out this section.
(2) Costs of direct loans.--The Secretary may use any 
amounts made available under paragraph (1) to pay the costs of 
providing direct loans under this section.
(l) Definitions.--In this section:
(1) Cost-burdened household.--The term ``cost-burdened 
household'' means a household that spends not less than 30 
percent of the income of the household on housing.
(2) Department.--The term ``Department'' means the 
Department of Housing and Urban Development.
(3) Direct loan.--The term ``direct loan'' has the meaning 
given the term in section 502 of the Federal Credit Reform Act 
(2 U.S.C. 661a).
(4) Eligible entity.--The term ``eligible entity'' means a 
State, a political subdivision of a State, a coalition of 
States or political subdivisions of States, an Indian Tribe, or 
a Native Hawaiian organization that--
(A) demonstrates, with respect to the area under 
the jurisdiction of the State, political subdivision, 
coalition, Indian Tribe, or organization--
(i) rising housing costs or a reasonable 
expectation that housing costs will rise in the 
area; and
(ii) a housing supply shortage;
(B) if applying for a planning grant--
(i) intends to develop, or is in the 
process of developing, a housing policy plan; 
and
(ii) demonstrates an intent to use a 
portion of the planning grant to engage with 
community stakeholders and housing 
practitioners in developing a housing policy 
plan; and
(C) if applying for an implementation grant or 
direct loan under this section--
(i) has adopted and plans to implement, or 
is in the process of implementing, a housing 
policy plan; and
(ii) demonstrates the engagement of 
community stakeholders and housing 
practitioners in developing the housing policy 
plan.
(5) Housing policy plan.--The term ``housing policy plan'' 
means a comprehensive plan of an eligible entity to, with 
respect to the area under the jurisdiction of the eligible 
entity--
(A) increase the housing supply in the area, while 
avoiding the displacement of the residents of the area;
(B) increase the affordability of housing in the 
area; and
(C) reduce barriers to housing development in the 
area.
(6) Implementation grant.--The term ``implementation 
grant'' means a grant awarded under subsection (b).
(7) Indian tribe.--The term ``Indian Tribe'' has the 
meaning given the term in section 4 of the Indian Self-
Determination and Education Assistance Act (25 U.S.C. 5304).
(8) Native hawaiian organization.--The term ``Native 
Hawaiian organization'' has the meaning given the term in 
section 2 of the Native American Graves Protection and 
Repatriation Act (25 U.S.C. 3001).
(9) Planning grant.--The term ``planning grant'' means a 
grant awarded under subsection (a).
(10) Secretary.--The term ``Secretary'' means the Secretary 
of Housing and Urban Development, acting through the Assistant 
Secretary for Community Planning and Development, in 
coordination with--
(A) the Office of Economic Resilience of the Office 
of Community Planning and Development of the 
Department;
(B) the Office of Policy Development and Research 
of the Department;
(C) the Office of Fair Housing and Equal 
Opportunity of the Department;
(D) the Office of Housing of the Department; and
(E) the Office of Public and Indian Housing of the 
Department.
(11) State.--The term ``State'' means any State of the 
United States, the District of Columbia, the Commonwealth of 
Puerto Rico, the Virgin Islands, Guam, American Samoa, the 
Commonwealth of the Northern Mariana Islands, and any 
possession of the United States.

SEC. 3. TRANSFER OF UNUSED FEDERAL REAL PROPERTY TO STATE AND LOCAL 
AUTHORITIES FOR DEVELOPMENT.

(a) In General.--Not later than 120 days after the date of the 
enactment of this section, the Administrator of General Services shall 
establish a pilot program under which unused Federal real property is 
transferred in accordance with subsection (b)(2) to eligible entities 
for the development of mixed-use neighborhoods or affordable housing.
(b) Transfer of Property.--
(1) In general.--Any unused Federal real property shall be 
transferred by the head of the agency concerned to the 
Administrator.
(2) Transfer to eligible entity.--The Administrator shall 
transfer to eligible entities any unused Federal real property 
transferred to the Administrator under paragraph (1).
(c) Sunset.--Any transfers of property described in subsection (b) 
shall terminate on the date that is 5 years after the date of the 
enactment of this section.
(d) Definitions.--In this section:
(1) Administrator.--The term ``Administrator'' means the 
Administrator of the General Services.
(2) Affordable housing.--The term ``affordable housing'' 
means housing that qualifies as affordable housing under 
section 215 of the Cranston-Gonzalez National Affordable 
Housing Act (42 U.S.C. 12745).
(3) Agency.--The term ``agency'' has the meaning given the 
term ``Executive agency'' in section 105 of title 5, United 
States Code.
(4) Eligible entity.--The term ``eligible entity'' means an 
entity established under State or local law as responsible for 
housing and urban development planning.
(5) Unused federal real property.--The term ``unused 
Federal real property'' means land or a building--
(A) owned by the Federal Government; and
(B) declared unused by the head of an agency.
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