,i #aafth ,,congress #ast ,session ,h4 ,r4 #ejgb ,,in ,,the ,,house ,,of ,,representatives ,november #ac1 #bjai,ms4 ,ocasio-,cortez 7for herself1 ,ms4 ,meng1 ,ms4 ,tlaib1 ,mr4 ,garca of ,illinois1 and ,ms4 ,lee of ,california7 introduced the following bill2 which was referred to the ,committee on ,financial ,services1 and in addition to the ,committees on the ,judiciary1 and ,transportation and ,infrastructure1 for a period to be subsequently determined by the ,speaker1 in each case for consideration of such provisions as fall within the jurisdiction of the committee concerned ,a ,,bill ,to create an equitable and stable rental housing market1 and for other purposes4 #a4 ,short title ,this ,act may be cited as the ,a ,just ,society3 ,a ,place to ,prosper ,act of #bjai4 #b4 ,obligations of landlords 7a7 ,obligations ,a covered landlord-- 7#a7 may not1 when a residential lease expires1 increase monthly rent by an amount greater than the percentage increase1 if any1 over the preceding #ab months in the ,consumer ,price ,index for ,all ,urban ,consumers or #c percent of the average monthly amount paid for the same unit for each month that the unit was occupied during the previous #ab-month period1 whichever is greater2 7#b7 may not initiate eviction proceedings or threaten a tenant with eviction1 except in the case that-- 7,a7 the tenant has failed to pay rent for #b or more consecutive months1 caused substantial destruction to the rental property1 or violated an explicit lease term2 or 7,b7 the landlord seeks to occupy the unit1 or seeks the availability of the unit for occupancy by an immediate relative2 and 7#c7 shall maintain each rental unit in good repair 7as defined under applicable ,state and local codes74 7b7 ,enforcement 7#a7 ,civil action authorized ,a tenant may file a civil action in the appropriate district court of the ,united ,states against a covered landlord who violates subsection 7a74 7#b7 ,lease provision void ,any lease provision that waives the right of a tenant to file a civil action under this subsection is void4 7#c7 ,enforcement by ,state ,attorney ,general ,the attorney general of the ,state may file a civil action in the appropriate district court of the ,united ,states on behalf of a resident of the ,state whose covered landlord violated subsection 7a7 to-- 7,a7 enjoin further violations2 7,b7 obtain damages on behalf of such resident in an amount that does not exceed ten times the sum of the monthly rent amounts specified on the most recent lease agreement for each such resident2 and 7,c7 in the case of a covered landlord against whom a court has ruled in #b or more civil actions under this subsection1 obtain additional punitive damages in an amount not to exceed three times the amount of actual damages suffered by resident4 7#d7 ,good faith efforts considered ,in any civil action under this subsection1 the court shall consider1 for purposes of awarding damages1 a covered landlord's good faith effort or attempt to comply with the subsection 7a74 7c7 ,rule of construction ,nothing in this section shall prevent a ,state or local government from imposing lower limits on rent increases or additional obligations on landlords4 7d7 ,definitions ,in this section3 7#a7 ,the term covered landlord means entity that owns or holds a controlling interest in more than #e residential properties or more than #b manufactured housing parks4 7#b7 ,the term rent includes any payment made by a tenant to a landlord1 with respect to which the failure to pay may authorize the landlord to initiate eviction proceedings1 except that such term does not include any utility which is paid by the landlord on behalf of the tenant4 #c4 ,funding for access to counsel 7a7 ,grant program ,the ,secretary of ,housing and ,urban ,development is authorized to make grants to ,state and local governments to establish a right to counsel for tenants in eviction proceedings4 7b7 ,application ,the chief executive officer of a ,state or unit of local government seeking a grant under this section shall submit an application to the ,secretary of ,housing and ,urban ,development at such time1 in such manner1 and containing such information as the ,secretary may reasonably require1 including an assurance that the funds will be used in accordance with subsection 7c74 7c7 ,uses of funds ,a ,state or unit of local government receiving a grant under this section shall use not less than #he percent of such funds to provide counsel for tenants in eviction proceedings4 7d7 ,authorization of appropriations ,there is authorized to be appropriated #f1ejj1jjj1jjj for each of fiscal years #bjba through #bjcj to carry out this section4 #d4 ,prohibiting discrimination on the basis of source of income 7a7 ,fair ,housing ,act ,the ,fair ,housing ,act 7#db ,u4,s4,c4 #cfja et seq47 is amended-- 7#a7 in section #hjb 7#db ,u4,s4,c4 #cfjb71 by adding at the end the following3 7p7 #8,source of income' includes-- 7#a7 a housing voucher under section #h of the ,united ,states ,housing ,act of #aicg 7#db ,u4,s4,c4 #adcg;f7 and any form of ,federal1 ,state1 or local housing assistance provided to a family or provided to a housing owner on behalf of a family1 including rental vouchers1 rental assistance1 and rental subsidies from nongovernmental organizations2 7#b7 income received during a taxable year as ,social ,security benefits1 as defined in section #hf7;d7 of the ,internal ,revenue ,code of #aihf1 or as supplemental security income benefits under title ,,xvi of the ,social ,security ,act 7#db ,u4,s4,c4 #acha et seq472 7#c7 income received by court order1 including spousal support and child support2 7#d7 any payment from a trust1 guardian1 or conservator2 and 7#e7 any other lawful source of income4 2 7#b7 in section #hjd 7#db ,u4,s4,c4 #cfjd71 by inserting source of income1 after familial status1 each place that term appears2 7#c7 in section #hje 7#db ,u4,s4,c4 #cfje7-- 7,a7 in subsection 7a71 by inserting source of income1 after familial status12 and 7,b7 in subsection 7c71 by inserting source of income1 after handicap12 7#d7 in section #hjf 7#db ,u4,s4,c4 #cfjf71 by inserting source of income1 after familial status12 and 7#e7 in section #hjh7;e77#f7 7#db ,u4,s4,c4 #cfjh7;e77#f771 by inserting source of income1 after handicap14 7b7 ,civil ,rights ,act of #aifh ,section #ija of the ,civil ,rights ,act of #aifh 7#db ,u4,s4,c4 #cfca7 is amended by inserting source of income 7as defined in section #hjb71 before or national origin each place that term appears4 #e4 ,removing toxins from homes ,there is authorized to be appropriated #aj1jjj1jjj1jjj for each of fiscal years #bjbj through #bjbi for activities of the ,office of ,lead ,hazard ,control and ,healthy ,homes of the ,department of ,housing and ,urban ,development4 ,of any amounts appropriated in each such fiscal year pursuant to this section-- 7#a7 #ge percent shall be available only for carrying out the ,lead ,hazard ,reduction ,program authorized by section #ajaa of the ,residential ,lead-,based ,paint ,hazard ,reduction ,act of #aiib 7#db ,u4,s4,c4 #dheb72 and 7#b7 #be percent shall be available only for carrying out the ,healthy ,homes ,initiative1 pursuant to sections #eja and #ejb of the ,housing and ,urban ,development ,act of #aigj 7#db ,u4,s4,c4 #agjaz-#a1 #agjaz-#b71 which shall include research1 studies1 testing1 and demonstration efforts1 including education and outreach concerning lead-based paint poisoning and other housing-related diseases and hazards4 #f4 ,regulation of market-dominant landlords 7a7 ,disclosure ,the ,secretary of ,housing and ,urban ,development shall require each covered owner 7as such term is defined in subsection 7c77 to disclose to the ,secretary1 on a calendar quarterly basis1 the following information for the preceding calendar quarter regarding rental dwelling units owned by the covered entity3 7#a7 ,the number and percentage of tenants that have been forced to vacate its units by court order or a threat that the entity would seek a court order4 7#b7 ,the median rent for all units4 7#c7 ,any code violations and efforts to remedy such violations4 7#d7 ,the median amount of fees and other monies paid by tenants to the covered owner other than monthly rent1 actual utility charges and homeowners association fees1 and security deposits4 7#e7 ,the most recent standard lease agreement used by the covered owner4 7#f7 ,the identity of the covered owner and its largest three shareholders1 if the entity is owned by shareholders4 7b7 ,public availability ,the ,secretary shall make the information submitted to the ,secretary pursuant to subsection 7a7 publicly available online4 ,the ,secretary shall update such information on a calendar quarterly basis and shall disaggregate such information by the smallest geographic area possible4 7c7 ,definition of covered owner ,the term covered owner means any person or entity that in aggregate owns or holds a controlling interest in any entity that1 in aggregate1 owns-- 7#a7 more than #ajj rental units that are located within in a single ,metropolitan ,statistical ,area2 7#b7 more than #a1jjj rental units nationwide2 or 7#c7 rental units in three or more ,states4 #g4 ,conditions for the sale or guarantee of loans1 real property1 and related securities 7a7 ,prohibitions 7#a7 ,federal mortgages1 guarantees1 and insurance ,a covered rental housing owner may not-- 7,a7 purchase any mortgage1 mortgage-backed security1 or other loan that is made1 sold1 insured1 guaranteed1 or otherwise supported or assisted by any ,federal agency or enterprise 7which term for purposes of this section1 shall have the meaning given such term in section #acjc of the ,housing and ,community ,development ,act of #aiib 7#ab ,u4,s4,c4 #dejb772 7,b7 be provided any insurance or guarantee by any ,federal agency or enterprise for any mortgage for which the covered rental housing owner1 or any entity in which such owner holds a controlling interest1 is the mortgagee2 7,c7 be provided any insurance or guarantee by any ,federal agency or enterprise for any loan for which the covered rental housing owner1 or any entity in which such owner holds a controlling interest1 is the lender2 or 7,d7 purchase any ,,fha asset 7as such term is defined in section #bjd7m7 of the ,national ,housing ,act1 as added by subsection 7d7 of this section7 from the ,department of ,housing and ,urban ,development or an enterprise that was acquired by such ,department or enterprise pursuant to a foreclosure action on a mortgage insured under title ,,ii of the ,national ,housing ,act 7#ab ,u4,s4,c4 #agjg et seq474 7#b7 ,mortgage-backed securities ,notwithstanding any other provision of law1 no ,federal agency or enterprise may purchase1 or issue any security backed by1 any mortgage for which the mortgagee is a covered rental housing owner4 7b7 ,covered rental housing owner ,for purposes of this section1 the term covered rental housing owner means-- 7#a7 any owner of rental housing who has been determined by the ,secretary of ,housing and ,urban ,development1 on the record after an opportunity for an agency hearing1 to-- 7,a7 have #c or more documented or adjudicated instances of-- 7i7 harassing tenants2 7ii7 violating any applicable codes regarding health and safety of rental dwellings2 7iii7 evicting tenants without sufficient cause2 or 7iv7 offering at-risk mortgagees temporary interest-only modifications that do not support long-term affordability to borrowers2 or 7,b7 have foreclosed on more than #dj percent of occupied properties that are owned by the covered rental housing owner and subject to mortgages purchased from a government agency or enterprise2 or 7#b7 any entity that owns or holds a controlling interest in entities that1 in aggregate1 own-- 7,a7 more than #ajj rental units that are located within in a single ,metropolitan ,statistical ,area2 7,b7 more than #a1jjj rental units nationwide2 or 7,c7 rental units in three or more ,states4 7c7 ,targeting disposition of ,,fha-,owned assets ,section #bjd of the ,national ,housing ,act 7#ab ,u4,s4,c4 #agaj7 is amended by adding at the end the following new subsection3 7m7 ,disposition requirements for ,,fha single-,family assets 7#a7 ,requirement ,except to the extent necessary to comply with the capital ratio requirements of the ,mutual ,mortgage ,insurance ,fund under section #bje7;f7 7#ab ,u4,s4,c4 #agaa7;f771 the ,secretary shall ensure that not less than #ge percent of the number of ,,fha assets sold in each fiscal year shall be made only to purchasers-- 7,a7 who will occupy the property that is the asset or is subject to the mortgage that is the asset2 7,b7 that is a nonprofit organization that has among its primary purposes significant activities related to the provision of decent housing that is affordable to low- and moderate-income families2 7,c7 that is a community land trust or land bank that meets such requirements as the ,secretary shall establish2 or 7,d7 is a community-controlled entity that meets such requirements as the ,secretary shall establish4 7#b7 ,,fha assets ,for purposes of this subsection the term ,,fha asset means-- 7,a7 a property that-- 7i7 is designed as a dwelling for occupancy by #a to #d families2 7ii7 was previously subject to a mortgage insured under the provisions of this title2 and 7iii7 is owned by the ,secretary pursuant to the payment of insurance benefits under this title2 or 7,b7 a mortgage that-- 7i7 is an interest in a property that meets the requirements of clause 7i7 of subparagraph 7,a72 7ii7 was previously insured under this title except for mortgages insured under or made pursuant to section #bce1 #bcg1 or #bee2 and 7iii7 is held by the ,secretary pursuant to the payment of insurance benefits under this title4 4 #h4 ,federal share payable for ,federal-aid highway projects ,section #abj of title #bc1 ,united ,states ,code1 is amended by adding at the end the following3 7l7 ,special rules regarding equitable growth areas 7#a7 ,increased ,federal share for areas encouraging equitable growth 7,a7 ,in general ,the ,federal share payable on account of any project under this chapter carried out in an area governed by a jurisdiction encouraging equitable growth and not governed by any jurisdiction blocking equitable growth shall be increased1 up to the total cost of the project1 by the greater of-- 7i7 #aj percent2 or 7ii7 the percentage calculated in subparagraph 7,b74 7,b7 ,calculation 7i7 ,in general ,except as provided in clause 7ii71 the percentage in subparagraph 7,a77ii7 shall be the percentage of the project 7calculated by square mileage7 that is governed by a jurisdiction encouraging equitable growth4 7ii7 ,multiple jurisdictions ,for any project carried out in an area governed by multiple jurisdictions encouraging equitable growth and not governed by any jurisdiction blocking equitable growth1 the percentage in subparagraph 7,a77ii7 shall be calculated by-- 7,i7 determining the percentage under clause 7i7 for each such jurisdiction2 and 7,,ii7 averaging the percentages under subclause 7,i74 7#b7 ,decreased ,federal share for areas blocking equitable growth 7,a7 ,in general ,the ,federal share payable on account of any project under this chapter carried out in an area governed by a jurisdiction blocking equitable growth and not governed by any jurisdiction encouraging equitable growth shall be decreased by the greater of-- 7i7 #aj percent2 or 7ii7 the percentage calculated in subparagraph 7,b74 7,b7 ,calculation 7i7 ,in general ,except as provided in clause 7ii71 the percentage in subparagraph 7,a77ii7 shall be the percentage of the project 7calculated by square mileage7 that is governed by a jurisdiction blocking equitable growth4 7ii7 ,multiple jurisdictions ,for any project carried out in an area governed by multiple jurisdictions blocking equitable growth and not governed by any jurisdiction encouraging equitable growth1 the percentage in subparagraph 7,a77ii7 shall be calculated by-- 7,i7 determining the percentage under clause 7i7 for each such jurisdiction2 and 7,,ii7 averaging the percentages under subclause 7,i74 7#c7 ,special rule for mixed coverage of jurisdictions encouraging and blocking equitable growth 7,a7 ,in general ,for any project under this chapter carried out in an area any portion of which is governed by at least #a jurisdiction encouraging equitable growth and at least #a jurisdiction blocking equitable growth1 the ,federal share payable on account of such project shall be-- 7i7 for any percentage under subparagraph 7,b77ii77,i71 increased1 up to the total cost of the project1 by the percentage under such subparagraph2 7ii7 for any percentage under subparagraph 7,b77ii77,,ii71 decreased by the percentage under such subparagraph2 or 7iii7 for any percentage under subparagraph 7,b77ii77,,iii71 neither increased or decreased4 7,b7 ,calculation ,the percentages in subparagraph 7,a7 shall be calculated by-- 7i7 determining the percentages under paragraphs 7#a77;,b7 and 7#b77;,b72 and 7ii7 in any case in which-- 7,i7 the percentage in paragraph 7#a77;,b7 is greater than the percentage in paragraph 7#b77;,b71 subtracting the percentage in paragraph 7#b77;,b7 from the percentage in paragraph 7#a77;,b72 7,,ii7 the percentage in paragraph 7#b77;,b7 is greater than the percentage in paragraph 7#a77;,b71 subtracting the percentage in paragraph 7#a77;,b7 from the percentage in paragraph 7#b77;,b72 or 7,,iii7 the percentage in paragraph 7#a77;,b7 is the same as the percentage in paragraph 7#b77;,b71 subtracting the percentage in 7#a77;,b7 from the percentage in 7#b77;,b74 7#d7 ,definitions ,for purposes of this subsection3 7,a7 ,affordable development ,the term affordable development means a housing development in which not less than #ae percent of the housing units of such development are affordable housing units4 7,b7 ,affordable housing unit ,the term affordable housing unit means a housing unit for which the amount of rent does not exceed #i percent of the median household income of the area in which the unit is located1 as determined by the ,secretary4 7,c7 ,jurisdiction encouraging equitable growth ,the term jurisdiction encouraging equitable growth means any unit of ,state or local government that the ,secretary determines has enacted and is enforcing any provision of law or regulation that-- 7i7 allows an affordable development to contain a number of housing units greater than the number allowed by applicable laws or regulations for other housing developments2 7ii7 streamlines or shortens permitting processes and timelines for the construction of affordable developments2 7iii7 eliminates height restrictions for affordable developments2 7iv7 prohibits a landlord from rejecting a rental application on the basis of the source of income 7as such term is described in section #hjb of the ,fair ,housing ,act 7#db ,u4,s4,c4 #cfjb77 of the applicant2 7v7 taxes vacant land2 7vi7 provides for the donation of vacant land to nonprofit developers for the purpose of developing affordable developments2 7vii7 allows a smaller1 independent residential dwelling unit to be located on the same lot as a stand-alone or detached single-family dwelling unit2 or 7viii7 prohibits landlords from asking prospective tenants for criminal history information4 7,d7 ,jurisdiction blocking equitable growth ,the term jurisdiction blocking equitable growth means any unit of ,state or local government that the ,secretary determines has enacted and is enforcing any provision of law or regulation that-- 7i7 requires a housing developer to provide off-street parking at a housing development constructed by such developer2 7ii7 requires residential housing to sit on more than of an acre of land2 7iii7 prohibits multiunit residential properties2 or 7iv7 prohibits the development of manufactured housing parks4 4 #i4 ,increasing access to housing assistance for all 7a7 ,inapplicability of ,personal ,responsibility and ,work ,opportunity ,reconciliation ,act of #aiif ,the ,personal ,responsibility and ,work ,opportunity ,reconciliation ,act of #aiif is amended-- 7#a7 in section #dja 7#h ,u4,s4,c4 #afaa7-- 7,a7 in subsection 7b77#a71 by striking subparagraph 7,e72 and 7,b7 in subsection 7c7-- 7i7 in paragraph 7#a77;,b71 by striking public or assisted housing12 and 7ii7 in paragraph 7#b7-- 7,i7 in subparagraph 7,b71 by striking or at the end2 7,,ii7 in subparagraph 7,c71 by striking the period at the end and inserting 2 or2 and 7,,iii7 by adding at the end the following new subparagraph3 7,d7 to any benefit or assistance under any program for housing or community development assistance or financial assistance administered by the ,secretary of ,housing and ,urban ,development or under any program under title ,v of the ,housing ,act of #aidi 7#db ,u4,s4,c4 #adga et seq474 2 7#b7 in section #daa 7#h ,u4,s4,c4 #afba7-- 7,a7 in subsection 7c77#a77;,b71 by striking public or assisted housing12 and 7,b7 in subtitle ,d 7#h ,u4,s4,c4 #afda et seq471 by adding at the end the following new section3 #dcg4 ,inapplicability to housing programs ,this title may not be construed to affect the eligibility of any individual or family for any benefit or assistance under any program for housing or community development assistance or financial assistance administered by the ,secretary of ,housing and ,urban ,development or under any program under title ,v of the ,housing ,act of #aidi 7#db ,u4,s4,c4 #adga et seq474 4 7b7 ,repeal of restrictions on use of assisted housing by certain aliens ,section #bad of the ,housing and ,community ,development ,act of #aihj 7#db ,u4,s4,c4 #adcf;a7 is hereby repealed4