,i  #aaf? ,,congress  #a/ ,session  ,h4 
,r4 #bcb  ,,9 ,,! ,,h\se ,,(            
,,repres5tatives  ,janu>y #c1 #bjai ,ms4
 ,velzquez introduc$ ! foll[+ bill2 :i* 
0 ref]r$ to ! ,committee on ,f9ancial   
,s]vices1 & 9 addition to ! ,committees 
on ,ways & ,means1 & ! ,judici>y1 = a   
p]iod to be subsequ5tly det]m9$ by !    
,speak]1 9 ea* case = consid]ation ( su*
 provisions z fall )9 ! jurisdiction ( !
 committee conc]n$  ,a ,,bill  ,to am5d 
! ,fair ,h\s+ ,act1 to prohibit         
discrim9ation bas$ on use ( section #h  
v\*]s1 & = o!r purposes4  #a4 ,%ort     
title ,?is ,act may be cit$ z ! ,l&lord 
,acc\ntability ,act ( #bjai4  #b4       
,congressional f9d+s ,! ,congress f9ds  
t--  7#a7 ! ,unit$ ,/ates is 9 ! mid/ ( 
a h\s+ crisis1 z ! home[n]%ip rate has  
decl9$ to #fd4d p]c5t1 :i* is l[] ?an x 
0 #bj ye>s ago1 :ile r5tal dem& has     
increas$ & pu%$ vacancy rates d[n to    
#g4a p]c5t2  7#b7 ! m$ian r5tal ask+    
price is #a1jjc1 up f #gjh t5 ye>s ago2 
7#c7 9 ,june #bjah1 ,unit$ ,/ates h\s+  

r5ts hit an all-"t high ( #a1dje p]     
mon?2 ( ! #bej l>ge/ ,u4,s4 cities #hh  
p]c5t exp]i5c$ increases 9 h\s+ r5ts ov]
 ! previ\s ye>2  7#d7 families &        
individuals t pay m ?an #cj p]c5t ( _!  
income = h\s+ are consid]$ co/-burd5$ & 
h difficultly af=d+ o!r necessities l   
food1 clo?+1 transportation1 & m$ical   
c>e2  7#e7 almo/ half ( all r5t]s 9 !   
,unit$ ,/ates1 approximately #ai4i      
million h\seholds1 are co/-burd5$2  7#f7
 #i4g million extremely l[-income r5t]s 
sp5d m ?an #cj p]c5t ( _! income on r5t2
 ( ^? r5t]s1 #h million are consid]$    
sev]ely co/-burd5$ & =c$ to sp5d m ?an  
half ( _! income on r5t2  7#g7 ! curr5t 
r5tal environm5t makes r5tal assi/ance  
"u ! ,section #h ,h\s+ ,*oice ,v\*]     
,program ( ! ,dep>tm5t ( ,h\s+ & ,urban 
,developm5t vital to f9d+ af=dable h\s+ 
= _m families2  7#h7 ! ,section #h      
,program helps approximately #d4e       
million l[-income families1 ! eld]ly1 & 
! disabl$ af=d respectable h\s+ 9 !     
private m>ket2  7#i7 ! ,section #h ,h\s+

 ,*oice ,v\*] ,program assi/s our       
,nation's mo/ economically vuln]able    
families--! av]age annual income = all  
v\*]-fund$ recipi5ts is only #ad1ddd2   
7#aj7 _m ( ! individuals & families     
assi/$ by ! ,section #h ,program w\ld be
 at risk ( homelessness )\t ! program2  
7#aa7 ! ,section #h program caps ! r5tal
 co/ = eligible families & individuals  
at #cj p]c5t ( _! incomes1 :i* frees up 
_! limit$ res\rces to pay = life's o!r  
necessities2  7#ab7 al?\gh families &   
individuals assi/$ "u ! program are free
 to *oose any available h\s+ 9 _!       
community1 t has n prev5t$ l&lords f    
discrim9at+ aga9/ l[-income t5ants2     
7#ac7 public h\s+ au?orities are        
exp]i5c+ hi/orically l[ success rates z 
measur$ by ! p]c5tage ( families :o are 
receiv+ h\s+ v\*]s t are actually able  
to use !m 9 ! private m>ket2  7#ad7 giv5
 ! /rong connection betwe5 ! classes    
curr5tly protect$ "u ! ,fair ,h\s+ ,act1
 includ+ race1 g5d]1 ^? ) disabilities1 
familial /atus1 & economic /atus1       

e/abli%+ a ban on income discrim9ation  
w\ld fur!r ! goals ( ! ,fair ,h\s+ ,act 
& bett] protect ^! families &           
individuals2  7#ae7 = _m ye>s1 l&lords h
 reli$ on ! ,section #h h\s+ program to 
provide af=dable h\s+ to t5ants 9       
l[-income areas1 b z m urban areas h    
und]gone rapid revitalization1 prop]ty  
values h ris5 dramatically2  7#af7 z a  
result ( ris+ prop]ty values1 !re h be5 
s]i\s allegations t l&lords are         
int5tionally all[+ _! f$]ally subsidiz$ 
units to det]iorate 9 an ef=t to drive  
v\*]-us]s out & conv]t units to high]1  
m>ket-rate ap>tm5ts2  7#ag7 9 addition1 
l&lords are fail+ to meet ! h\s+ quality
 /&>ds ( ! ,dep>tm5t ( ,h\s+ & ,urban   
,developm5t & improp]ly dem&+ r5t 9     
excess ( #cj p]c5t ( v\*]-hold]s'       
incomes2 &  7#ah7 !re=e1 x is necess>y  
to ban discrim9ation aga9/ s\rce (      
income1 disc\rage int5tional acts to    
disqualify dwell+ units f ,f$]al h\s+   
programs1 & enc\rage prop] ma9t5ance (  
multifamily h\s+ 9 ord] to revive !     

,section #h r5tal assi/ance program1    
affirmatively fur!r fair h\s+ policies1 
& address our national h\s+ af=dability 
crisis4  #c4 ,prohibition (             
discrim9ation on acc\nt ( use ( section 
#h v\*]s  7a7 ,9 g5]al ,section #hjd ( !
 ,fair ,h\s+ ,act 7#db ,u4,s4,c4 #cfjd7 
is am5d$ by ins]t+ aft] p>agraph 7f7 !  
foll[+ new p>agraph3  7g7 ,to           
discrim9ate 9 connection ) ! r5tal ( a  
dwell+ because ! t5ant or prospective   
t5ant is ! hold] ( a h\s+ v\*]4  4  7b7 
,def9ition ,section #hjb ( ! ,fair ,h\s+
 ,act 7#db ,u4,s4,c4 #cfjb7 is am5d$ by 
add+ at ! end ! foll[+ new p>agraph3    
7p7 ,hold] ( a h\s+ v\*] means a hold] (
 a v\*] = r5tal assi/ance "u subsection 
7o7 or 7t7 ( section #h ( ! ,unit$      
,/ates ,h\s+ ,act ( #aicg 7#db ,u4,s4,c4
 #adcg;f74  4  #d4 ,p5alties =          
int5tional acts to disqualify dwell+    
units f eligibility = ,f$]al h\s+       
programs  7a7 ,violation ,an own] ( a   
dwell+ unit t is available = r5tal may n
 take any action1 or fail to take any   

action1 ) ! int5t to make ! dwell+ unit 
insuffici5tly dec5t1 safe1 sanit>y1 or  
inhabitable1 or cause su* o!r physical  
condition1 s t ! dwell+ does n qualify =
 assi/ance )9 ! jurisdiction ( !        
,dep>tm5t 7z su* t]m is def9$ 9 section 
#ajb7m7 ( ! ,dep>tm5t ( ,h\s+ & ,urban  
,developm5t ,re=m ,act ( #aihi 7#db     
,u4,s4,c4 #cede7m7774  7b7 ,civil money 
p5alties ,any p]son :o is f\nd by !     
,secret>y ( ,h\s+ & ,urban ,developm5t1 
aft] notice & opportunity = a he>+ 9    
accordance ) section #eed ( title #e1   
,unit$ ,/ates ,code1 to h violat$       
subsection 7a7 %all be assess$ a civil  
money p5alty by ! ,secret>y 9 ! am\nt ( 
#ajj1jjj = ea* su* action or failure to 
act4  7c7 ,liability to t5ants ,a t5ant 
:o1 at ! "t ( a violation "u subsection 
7a71 occupies ! dwell+ unit to :i* !    
violation relates may br+ a civil action
 = damages 9 ! foll[+ am\nts3 7#a7      
#ej1jjj = ea* action or failure to act 9
 violation ( subsection 7a74  7#b7 ,any 
actual damages & co/s to ! t5ant result+

 f ! violation1 includ+ any co/s ( f9d+ 
a replacem5t dwell+ unit4  #e4 ,res\rces
 = receiv+ & resolv+ compla9ts reg>d+   
multifamily h\s+ projects  7a7 ,increas$
 ,,hud /aff+ = compla9t call /aff+  7#a7
 ,increas$ /aff+ ,! ,secret>y %all1 n   
lat] ?an ! expiration ( ! #ahj-;day     
p]iod beg9n+ on ! date ( ! enactm5t (   
?is ,act1 increase ! /aff+ level = !    
,multifamily ,h\s+ ,compla9t ,l9e       
e/abli%$ & op]at$ by ! ,multifamily     
,h\s+ ,cle>+h\se ( ! ,dep>tm5t s t x is 
suffici5t & appropriate to h&le ! volume
 ( calls receiv$ )\t unreasonable wait+ 
p]iods4  7#b7 ,au?orization (           
appropriations ,= c>ry+ out p>agraph    
7#a71 !re are au?oriz$ to be appropriat$
 to ! ,secret>y su* sums z may be       
necess>y = ea* fiscal ye> = c>ry+ out   
p>agraph 7#a74  7b7 ,multifamily h\s+   
compla9t resolution program  7#a7 ,9    
g5]al ,! ,secret>y %all c>ry out a      
,multifamily ,h\s+ ,compla9t ,resolution
 ,program = receiv+ compla9ts ab\t      
multifamily h\s+ projects f v\*] us]s :o

 reside 9 su* projects & local          
gov]nm5tal (ficials1 "u :i* ! ,secret>y 
%all provide =--  7,a7 ga!r+ ( in=mation
 reg>d+ ea* su* compla9t2  7,b7 det]m9+ 
:e!r !re is a likelihood t !re is any   
violation ( ! requirem5ts "u ! r5tal    
assi/ance v\*] program relat+ to su*    
compla9t2  7,c7 in=m+ ! own] or l&lord (
 ! compla9t & any violations2 &  7,d7   
attempt+ to resolve ! compla9t &        
violations1 includ+ ?r\gh m$iation4     
7#b7 ,resolution ,! ,secret>y may       
provide = c>ry+ out ! activities requir$
 "u p>agraph 7#a77;,d7 ?r\gh regional or
 field (fices ( ! ,dep>tm5t or ?r\gh su*
 local or private organizations or      
ag5cies z ! ,secret>y det]m9es h        
appropriate capabilities & exp]tise to  
c>ry out su* activities4  7#c7 ,fund+   
,am\nts made available = adm9i/rative   
fees "u section #h7q7 ( ! ,unit$ ,/ates 
,h\s+ ,act ( #aicg 7#db ,u4,s4,c4       
#adcg;f7q77 %all be available = c>ry+   
out ! program "u ?is subsection4  7#d7  
,regulations ,n lat] ?an ! expiration ( 

! #ab-mon? p]iod beg9n+ on ! date ( !   
enactm5t ( ?is ,act1 ! ,secret>y %all   
issue any regulations necess>y to       
e/abli% ! ,program requir$ "u ?is       
subsection4  #f4 ,,hud disclosure (     
l&lord compla9ts  7a7 ,public disclosure
 ,! ,secret>y %all publicly disclose1 on
 a website ( ! ,dep>tm5t & on a timely  
basis1 in=mation reg>d+ ea* compla9t    
receiv$ "u ! ,program e/abli% pursuant  
to section #e7;b71 :i* %all include =   
ea* su* compla9t--  7#a7 ! nature ( !   
compla9t2  7#b7 ! date on :i* su*       
compla9t 0 submitt$ to ! ,dep>tm5t2     
7#c7 ! disposition1 z ( ! "t ( su*      
disclosure1 ( su* compla9t2 &  7#d7     
in=mation id5tify+ ! multifamily h\s+   
project to :i* su* compla9t relates4    
7b7 ,reports to ,congress ,! ,secret>y (
 ,h\s+ & ,urban ,developm5t %all submit 
a report annually to ! ,committee on    
,f9ancial ,s]vices ( ! ,h\se (          
,repres5tatives & ! ,committee on       
,bank+1 ,h\s+1 & ,urban ,affairs ( !    
,s5ate summ>iz+ ! compla9ts describ$ 9  

subsection 7a7 t 7 receiv$ by !         
,dep>tm5t dur+ ! prec$+ ye> & describ+ !
 disposition to su* date ( su*          
compla9ts4  #g4 ,tax cr$it inc5tive =   
ma9t5ance ( multifamily h\s+ ) v\*] us] 
t5ants  7a7 ,9 g5]al ,subp>t ,d ( "p    
,,iv ( sub*apt] ,a ( *apt] #a ( !       
,int]nal ,rev5ue ,code ( #aihf is am5d$ 
by add+ at ! end ! foll[+ new section3  
#de,t4 ,l[-income h\s+ ma9t5ance cr$it  
7a7 ,9 g5]al ,= purposes ( section #ch1 
9 ! case ( an eligible l&lord1 !        
l[-income h\s+ ma9t5ance cr$it det]m9$  
"u ?is section = ! taxable ye> is an    
am\nt equal to ! am\nt ( ! taxpay]'s    
l[-income h\s+ ma9t5ance exp5ses = su*  
taxable ye>4  7b7 ,limitations  7#a7 ,p]
 unit limitation ,! cr$it all[$ "u      
subsection 7a7 ) respect to any taxpay] 
= any taxable ye> %all n exce$ ! product
 ( #b1ejj multipli$ by ! numb] (        
l[-income h\s+ units own$ by ! taxpay]4 
7#b7 ,p] build+ limitation ,! cr$it     
all[$ "u subsection 7a7 ) respect to any
 taxpay] = any taxable ye> %all n exce$ 

! product ( #ajj1jjj multipli$ by !     
numb] ( eligible l[-income h\s+ projects
 own$ by ! taxpay]4  7#c7 ,p] taxpay]   
limitation ,! cr$it all[$ "u subsection 
7a7 ) respect to any taxpay] = any      
taxable ye> %all n exce$ #ejj1jjj4  7c7 
,eligible l&lord ,= purposes ( ?is      
section1 ! t]m eligible l&lord means any
 taxpay] = any taxable ye> if-- 7#a7 su*
 taxpay] owns "o or m eligible l[-income
 h\s+ projects dur+ su* taxable ye>1 &  
7#b7 ei!r-- 7,a7 ea* compla9t t is fil$1
 "u ! program "u section #e7;b7 ( !     
,l&lord ,acc\ntability ,act ( #bjai1    
dur+ su* taxable ye> ) respect to a     
dwell+ unit 9 an eligible l[-income h\s+
 project own$ by su* taxpay] has be5    
det]m9$ by ! ,secret>y ( ,h\s+ & ,urban 
,developm5t to h be5 rem$i$ n lat] ?an !
 date :i* is #cj days aft] ! date on :i*
 su* compla9t is s fil$1 or  7,b7 no su*
 compla9t has be5 fil$ ) respect to su* 
a dwell+ unit 9 su* a h\s+ project own$ 
by su* taxpay] dur+ su* taxable ye>4    
7d7 ,o!r def9itions ,= purposes ( ?is   

section--  7#a7 ,l[-income h\s+         
ma9t5ance exp5ses ,! t]m l[-income h\s+ 
ma9t5ance exp5ses means ! aggregate     
am\nt paid or incurr$ by ! taxpay] dur+ 
! taxable ye> = ma9t5ance or improvem5t 
( l[-income h\s+ units4  7#b7 ,eligible 
l[-income h\s+ project ,! t]m eligible  
l[-income h\s+ project means1 ) respect 
to a taxable ye>1 a h\s+ project--  7,a7
 t consi/s ( five or m dwell+ units at  
lea/ "o ( :i* 0 occupi$ dur+ su* ye> by 
a family :o r5t$ ! dwell+ unit us+ a    
v\*] = r5tal assi/ance "u section #h7o7 
( ! ,unit$ ,/ates ,h\s+ ,act ( #aicg    
7#db ,u4,s4,c4 #adcg;f7o772 &  7,b7 )   
respect to :i* ! eligible l&lord has    
ent]$ into su* b9d+ agreem5ts z !       
,secret>y ( ,h\s+ & ,urban ,developm5t  
%all require to ensure t r5ts = dwell+  
units 9 ! project d n1 at any "t aft] ! 
taxable ye> 9 :i* a l[-income h\s+      
ma9t5ance cr$it "u ?is section is       
all[able1 exce$ ! applicable fair m>ket 
r5tal "u section #h7;c7 ( ! ,unit$      
,/ates ,h\s+ ,act ( #aicg 7#db ,u4,s4,c4

 #adcg;f7c77 = ! m>ket area 9 :i* !     
project is locat$4  7#c7 ,l[-income h\s+
 unit ,! t]m l[-income h\s+ unit means a
 dwell+ unit )9 an eligible l[-income   
h\s+ project4  7e7 ,aggregation rule    
,all p]sons treat$ z a s+le employ] "u  
subsection 7a7 or 7b7 ( section #eb or  
subsection 7m7 or 7o7 ( section #dad    
%all be treat$ z "o p]son = purposes (  
apply+ ?is section4 ,! cr$it det]m9$ "u 
subsection 7a7 7aft] application (      
subsection 7b77 %all be allocat$ among  
su* p]sons 9 su* mann] z ! ,secret>y may
 prescribe4  7f7 ,t]m9ation ,no cr$it   
%all be det]m9$ "u ?is section ) respect
 to any taxable ye> beg9n+ aft] ,decemb]
 #ca1 #bjbi4  4  7b7 ,cr$it ,to be "p ( 
g5]al bus9ess cr$it ,section #ch7;b7 (  
su* ,code is am5d$ by /rik+ plus at !   
end ( p>agraph 7#ce71 by /rik+ ! p]iod  
at ! end ( p>agraph 7#cf7 & ins]t+ 1    
plus1 & by add+ at ! end ! foll[+ new   
p>agraph3  7#cg7 9 ! case ( an eligible 
l&lord 7z def9$ 9 section #de,s7c771 !  
l[-income h\s+ ma9t5ance cr$it det]m9$  

"u section #de,s4  4  7c7 ,cl]ical      
am5dm5t ,! table ( sections = subp>t ,d 
( "p ,,iv ( sub*apt] ,a ( *apt] #a ( su*
 ,code is am5d$ by add+ at ! end !      
foll[+ new item3  ,sec4 #de,t4          
,l[-income h\s+ ma9t5ance cr$it4  4  7d7
 ,effective date ,! am5dm5ts made by ?is
 section %all apply to taxable ye>s     
beg9n+ aft] ,decemb] #ca1 #bjai4  #h4   
,public display ( t5ant's rights &      
compla9t l9e  7a7 ,requir$ display ,an  
own] ( a multifamily h\s+ project 9 :i* 
?ree or m v\*] us]s reside %all display1
 at all times & 9 cle> & conspicu\s     
location on ea* floor ( su* project t   
conta9s any dwell+ unit1 a writt5 notice
 t includes--  7#a7 a /atem5t describ+ !
 rights "u ,f$]al law af=d$ to t5ants ( 
! project :o are v\*] us]s2  7#b7 !     
phone numb] = ! ,multifamily ,h\s+      
,compla9t ,l9e e/abli%$ & op]at$ by !   
,multifamily ,h\s+ ,cle>+h\se2 &  7#c7 !
 phone numb] = a regional or local (fice
 ( ! ,dep>tm5t :i* c provide t5ants     
additional in=mation reg>d+ ,/ate &     

local res\rces = t5ants4  7b7 ,civil    
money p5alty ,any p]son :o is f\nd by ! 
,secret>y ( ,h\s+ & ,urban ,developm5t1 
aft] notice & opportunity = a he>+ 9    
accordance ) section #eed ( title #e1   
,unit$ ,/ates ,code1 to h fail$ to make 
a good fai? ef=t to display notice      
comply+ ) subsection 7a7 may be assess$ 
a civil money p5alty by ! ,secret>y 9 ! 
am\nt ( #ejj = ea* day ( ea* su*        
failure1 except t ! ,secret>y %all waive
 su* p5alty 9 any case 9 :i* an own]    
cures su* violation )9 ! #e-;day p]iod  
beg9n+ ^u notice by ! ,secret>y ( su*   
violation4  7c7 ,model notice  7#a7     
,developm5t ,n lat] ?an ! expiration ( !
 #ab-mon? p]iod beg9n+ on ! date ( !    
enactm5t ( ?is ,act1 ! ,secret>y %all   
develop & publi% 9 ! ,f$]al ,regi/] a   
model notice t fulfills ! requirem5ts "u
 subsection 7a77#a74  7#b7 ,availability
 ,! ,secret>y %all make copies ( !      
notice develop$ pursuant to p>agraph    
7#a7 available1 ^u reque/1 to own]s (   
multifamily h\s+ projects4  7d7         

,applicability ,subsections 7a7 & 7b7   
%all apply beg9n+ ^u ! expiration ( !   
#fj-;day p]iod t beg9s on ! date t !    
,secret>y publi%es notice 9 ! ,f$]al    
,regi/] pursuant to subsection 7c77#a74 
7e7 ,regulations ,n lat] ?an !          
expiration ( ! #ahj-;day p]iod beg9n+ on
 ! date ( ! enactm5t ( ?is ,act1 !      
,secret>y %all issue regulations to c>ry
 out ?is section4  #i4 ,grants = t5ant  
h>assm5t prev5tion programs  7a7        
,au?ority ,! ,secret>y may1 to ! ext5t  
am\nts are made available = grants "u   
?is section1 make grants to ,/ates1     
,indian tribes1 units ( local gov]nm5t1 
& nonpr(it1 nongov]nm5tal af=dable h\s+ 
organizations to develop1 exp&1 or assi/
 t5ant h>assm5t prev5tion programs4  7b7
 ,t5ant h>assm5t prev5tion program ,=   
purposes ( ?is section1 ! t]m t5ant     
h>assm5t prev5tion program means any    
program or activities design$ to        
protect1 assi/1 or educate t5ants (     
resid5tial r5tal dwell+ units reg>d+    
h>ass+ or illegal behavior by _! l&lords

 int5d$ to =ce ! t5ant to vacate !      
dwell+ unit or surr5d] any ( _! rights z
 t5ants4 ,su* t]m includes programs &   
activities provid+ legal assi/ance1     
c\nsel+1 education1 int]v5tion1 compla9t
 processes4  7c7 ,f$]al %>e ,! am\nt ( a
 grant "u ?is section = any t5ant       
h>assm5t prev5tion program may n exce$  
#ge p]c5t ( ! total co/s ( ! program or 
activities to be c>ri$ out1 includ+     
adm9i/rative co/s4  7d7 ,applications ,!
 ,secret>y %all provide = eligible      
entities specifi$ 9 subsection 7a7 to   
apply = grants "u ?is section1 :i*      
applications %all describe ! t5ant      
h>assm5t prev5tion program to be assi/$ 
) grant am\nts1 ! activities to be c>ri$
 out "u ! program1 & ! project$ co/s (  
su* activities2  7e7 ,selection ,!      
,secret>y %all select applicants to     
receive grants bas$ on crit]ia t !      
,secret>y %all e/abli%4  7f7            
,au?orization ( appropriations ,!re are 
au?oriz$ to be appropriat$ #be1jjj1jjj =
 ea* ( fiscal ye>s #bjbj ?r\gh #bjbd =  

grants "u ?is section4  #aj4 ,def9itions
 ,= purposes ( ?is ,act1 ! foll[+       
def9itions %all apply3 7#a7 ,multifamily
 h\s+ project ,! t]m multifamily h\s+   
project means a h\s+ project consi/+ (  
five or m dwell+ units4  7#b7 ,r5tal    
assi/ance v\*] ,! t]m r5tal assi/ance   
v\*] means a v\*] = r5tal assi/ance made
 available "u section #h7o7 ( ! ,unit$  
,/ates ,h\s+ ,act ( #aicg 7#db ,u4,s4,c4
 #adcg;f7o774  7#c7 ,secret>y ,! t]m    
,secret>y means ! ,secret>y ( ,h\s+ &   
,urban ,developm5t4  7#d7 ,v\*] us] ,!  
t]m v\*] us] means a family :o is r5t+ a
 dwell+ unit us+ a r5tal assi/ance v\*]4
  #aa4 ,regulations ,! ,secret>y may    
issue any regulations necess>y to c>ry  
out ?is ,act4