,,ii #aafth ,,congress #b;d ,session ,s4 #cdeb ,,in ,,the ,,senate ,,of ,,the ,,united ,,states ,march #ab1 #bjbj,mr4 ,merkley introduced the following bill2 which was read twice and referred to the ,committee on ,finance ,a ,,bill ,to make housing affordable1 and for other purposes4 #a4 ,short title2 table of contents 7a7 ,short title ,this ,act may be cited as the ,affordable ,housing ,opportunities ,made ,equitable ,act or the ,affordable ,,home ,act4 7b7 ,table of contents ,the table of contents for this ,act is as follows3 ,sec4 #a4 ,short title2 table of contents4,sec4 #b4 ,findings4,sec4 #c4 ,definitions4,title ,i--,homeownership,sec4 #aja4 ,direct down payment assistance4,sec4 #ajb4 ,mortgage interest tax credit4,sec4 #ajc4 ,positive rental history credit enhancement4,sec4 #ajd4 ,individual development accounts4,sec4 #aje4 ,shared equity homeownership initiative4,sec4 #ajf4 ,national right of first refusal4,sec4 #ajg4 ,no cause evictions4,sec4 #ajh4 ,right to ,counsel4,sec4 #aji4 ,landlord guarantee program4,sec4 #aaj4 ,including all forms of housing in ,,hud consolidated plan4,sec4 #aaa4 ,prohibiting discrimination against voucher holders4,sec4 #aab4 ,fair market rent appeal4,sec4 #aac4 ,office of restorative housing justice4,title ,,ii--,construction and ,preservation,sec4 #bja4 ,housing ,trust ,fund4,sec4 #bjb4 ,rural housing trust fund construction of ,,usda multifamily housing for low-income families4,sec4 #bjc4 ,strategy and investment in rural housing4,sec4 #bjd4 ,manufactured housing preservation strategy and investment4,sec4 #bje4 ,community energy savings program4,title ,,iii--,housing ,assistance for ,homeless and ,low-,income ,families,sec4 #cja4 ,increasing direct rental assistance4,sec4 #cjb4 ,supportive tiny housing village innovation pilot program4,sec4 #cjc4 ,permanent supportive housing4,sec4 #cjd4 ,navigation center pilot program4,title ,,iv--,housing and ,homelessness ,innovation,sec4 #dja4 ,housing and homelessness innovation research centers4 #b4 ,findings ,congress finds the following3 7#a7 ,the ,united ,states is experiencing an ongoing affordable housing crisis that the ,federal ,government has failed to adequately or proportionately address4 ,the ,harvard ,housing ,center found that about half of all renters in the ,united ,states spent more than #cj percent of their incomes on rent and utilities1 while #a in #d renters spent more than half their incomes on housing in #bjah4 ,although developers have increased new home construction in recent years1 the impacts of increased supply have not alleviated pricing pressures evenly across income distributions4 ,often1 housing developers focus new development on the most profitable sectors1 increasing construction in the luxury housing market and leaving a void in affordable home construction4 ,the most disadvantaged populations are left defenseless1 without affordable housing options and at risk of eviction and displacement due to rising rents4 7#b7 ,in #bjai1 an average of #efh1jjj people experienced homelessness at a single point in time4 ,despite this large number of unhoused people in the ,united ,states1 the housing choice voucher program1 one of our most essential housing safety nets1 had multi-year wait lists in many areas4 ,the public housing agencies that administer these vouchers continue to experience serious underfunding since ,congress has only provided funding for administrative expenses prorated at #hj percent4 7#c7 ,the current housing affordability crisis does not impact all ,americans equally--it is felt most acutely by people of color1 and in particular ,african ,americans1 a testament to the lingering impacts of discriminatory housing policies4 ,african ,americans represent #dj percent of all people experiencing homelessness in the ,united ,states1 while only accounting for #ac percent of the ,united ,states population4 7#d7 ,in #aicc1 the ,federal ,government created the ,home ,owners' ,loan ,corporation1 which played a pivotal role in the development and racial segregation of the ,united ,states housing market1 also known as redlining4 ,by deeming certain neighborhoods as hazardous and limiting investment in others1 the ,federal ,government firmly established racially segregated neighborhoods throughout the ,united ,states4 7#e7 ,predatory use of eminent domain in predominantly ,african-,american neighborhoods was coupled by ,federal urban renewal projects in the latter half of the #bjth century1 which cleared out homes and businesses throughout many of these communities4 7#f7 ,several areas of the ,united ,states saw an influx of ,african ,americans migrating from the ,deep ,south in pursuit of better economic opportunities4 ,the ,federal ,government and ,state and local municipalities and their policies heavily influenced where this population settled4 7#g7 ,historical restrictions on homeownership have driven disparate impacts for ,black ,americans1 indigenous people1 and people of color across most sectors of social existence4 ,in the fourth quarter of #bjah1 the homeownership rate among ,black ,americans was #dc4f percent1 while the ,hispanic homeownership rate was #df4i percent4 ,in comparison1 the ,white 7non-,hispanic7 homeownership rate was #gc4f percent in the fourth quarter of #bjah1 more than the all-minority homeownership rate4 ,creating policies and programs that encourage homeownership for the most disadvantaged is necessary to achieve equitable outcomes for all people in the ,united ,states4 7#h7 ,generations of ,african ,americans have been systematically displaced and that legacy is still felt by descendants today4 7#i7 ,despite these clear and documented patterns1 the ,federal ,government has not dedicated significant attention and resources to remedy the historical legacies of redlining1 urban renewal1 and other explicitly and intentionally racist housing policies4 7#aj7 ,housing impacts education policy and outcomes4 ,low-income students who lack a quality education are less likely to pursue education or training beyond high school1 and thus more likely to live in low-income neighborhoods4 ,schools with a large concentration of low-income students are classified as title ,i schools1 and in #bjaf1 the largest racial demographic in those schools were ,african-,american children1 followed by ,white children4 ,generally1 school districts are largely funded by local property taxes1 and low-income neighborhoods have lower home values4 ,school districts are therefore unable to provide a high quality education to their students4 ,the property value funding mechanism perpetuates a systematic cycle that keeps low-income ,african-,american people in poverty1 with very little opportunity for upward mobility4 ,some ,states have tried to wrestle with this systematic cycle by redesigning the funding formula1 yet the lasting implications of inequitable funding structures remain4 7#aa7 ,data demonstrates that communities of color and low-income families experience the adverse consequence of displacement the most due to ,federal1 ,state1 and local inequitable housing policies4 ,as a result1 disparities have occurred1 diminishing or outright denying opportunities to obtain homeownership and access to generational wealth within these means4 ,as living preferences change1 current trends demonstrate that urban areas once comprised of higher concentrations of low income people and people of color have become more desirable and sought after by affluent people with different identities of those displaced--this is also known as gentrification4 7#ab7 ,congress should address and continue to study the ramifications of structural racism and social class disparities within ,federal housing policies4 ,this can be done by targeting displacement1 homelessness1 housing affordability1 enforcing tenant protections1 providing landlords with incentives to participate in affordable housing programs1 and facilitating access to resources that lead to homeownership4 7#ac7 ,this ,act aims to address the shortcomings of our current housing policies and funding levels by holistically addressing disparities and systematic obstacles and ensuring an equitable outcome for the most vulnerable ,americans4 #c4 ,definitions ,in this ,act3 7#a7 ,indian country ,the term ,indian country has the meaning given the term in section #aaea of title #ah1 ,united ,states ,code4 7#b7 ,indian tribe ,the term ,indian tribe has the meaning given the term in section #ajb of the ,federally ,recognized ,indian ,tribe ,list ,act of #aiid 7#be ,u4,s4,c4 #eacj74 7#c7 ,manufactured home ,the term manufactured home-- 7,a7 has the meaning given the term in section #fjc of the ,national ,manufactured ,housing ,construction and ,safety ,standards ,act of #aigd 7#db ,u4,s4,c4 #edjb72 7,b7 includes a home described in subparagraph 7,a7 without regard to whether the home was built before1 on1 or after the date on which the construction and safety standards established under section #fjd of that ,act 7#db ,u4,s4,c4 #edjc7 became effective2 and 7,c7 shall not include any self-propelled recreational vehicle4 7#d7 ,manufactured housing community ,the term manufactured housing community means a community comprised primarily of manufactured homes used primarily for residential purposes4 7#e7 ,public housing agency ,the term public housing agency has the meaning given the term in section #c7;b7 of the ,united ,states ,housing ,act of #aicg 7#db ,u4,s4,c4 #adcg;a7b774 7#f7 ,secretary ,the term ,secretary means the ,secretary of ,housing and ,urban ,development4 7#g7 ,state ,the term ,state means-- 7,a7 a ,state2 7,b7 the ,district of ,columbia2 7,c7 the ,commonwealth of ,puerto ,rico2 and 7,d7 any other territory or possession of the ,united ,states4 ,i ,homeownership #aja4 ,direct down payment assistance 7a7 ,definitions ,in this section3 7#a7 ,eligible household ,the term eligible household means a household with an income that is less than #adj percent of the area median income4 7#b7 ,share equity home2 shared equity homeownership program ,the terms shared equity home and shared equity homeownership program have the meanings given those terms in section #aje7;a74 7b7 ,establishment ,the ,secretary shall establish a program to provide grants to ,state housing finance agencies to establish new or supplement existing down payment assistance programs for eligible households located within the ,state4 7c7 ,requirements for eligible households ,an eligible household receiving assistance from a grant provided under this section shall-- 7#a7 participate in housing counseling provided by-- 7,a7 an organization approved by the ,department of ,housing and ,urban ,development2 or 7,b7 a culturally specific nonprofit organization2 and 7#b7 use the assistance for a down payment on a property to be used by the eligible household as a primary residence for a period of not less than #aj years4 7d7 ,no restriction on housing ,an eligible household may use assistance received from a grant provided under this section for a down payment on any type of dwelling that shall be used as a primary residence1 including a manufactured housing unit1 residential property under #djj square feet1 a condominium1 or a cooperative4 7e7 ,unrestricted co-,borrowers pilot ,there shall be reserved #b percent of the funds made available under this section for grantees to carry out a pilot down payment assistance program serving more than #b co-borrowers receiving assistance from a grant provided under this section4 7f7 ,supplement for shared equity home purchases ,a grantee shall establish a #be percent supplemental bonus down payment for eligible households that are seeking to purchase an existing shared equity home or cooperative or bring a property into a shared equity homeownership program or cooperative with funds made available under this section4 7g7 ,limitation ,the aggregate amount treated as acquisition indebtedness for purposes of this section for any period shall not exceed the limitation governing the maximum original principal obligation for a mortgage secured by a single-family residence1 as determined and adjusted annually under section #cjb7;b77#b7 of the ,federal ,national ,mortgage ,association ,charter ,act 7#ab ,u4,s4,c4 #agag7;b77#b77 and section #cje7;a77#b7 of the ,federal ,home ,loan ,mortgage ,corporation ,act 7#ab ,u4,s4,c4 #aded7;a77#b774 7h7 ,authorization of appropriations 7#a7 ,in general ,there is authorized to be appropriated to carry out this section #a1jjj1jjj1jjj for each of fiscal years #bjba through #bjcj4 7#b7 ,set aside for ,fund ,an amount equal to #bj percent of the funds appropriated under paragraph 7#a7 in a fiscal year shall be set aside and transferred to the ,restorative ,housing ,justice ,fund established under section #aac7;h74 7#c7 ,set aside for ,indian tribes ,of the amount appropriated under paragraph 7#a7 for each fiscal year1 the ,secretary shall allocate as grant funds-- 7,a7 #ih percent to be provided to ,states2 and 7,b7 #b percent to be provided to ,indian tribes in accordance with paragraph 7#d74 7#d7 ,allocation to ,indian tribes ,of the amount allocated for ,indian tribes under paragraph 7#c77;,b71 the ,secretary shall allocate funds to each ,indian tribe participating in the program during that fiscal year based on a formula established by the ,secretary that takes into account any factor that the ,secretary determines to be appropriate4 7#e7 ,publication of allocation formulas ,not later than #ij days before the beginning of each fiscal year for which grants are provided to ,states and ,indian tribes under this section1 the ,secretary shall publish in the ,federal ,register the formulas for allocation established under this subsection4 #ajb4 ,mortgage interest tax credit 7a7 ,allowance of credit 7#a7 ,in general ,subpart ,a of part ,,iv of subchapter ,a of chapter #a of the ,internal ,revenue ,code of #aihf is amended by inserting after section #be;,d the following new section3 #be;,a-#a4 ,mortgage interest 7a7 ,in general ,there shall be allowed as a credit against the tax imposed by this chapter for the taxable year an amount equal to #ae percent of the qualified mortgage interest paid or accrued by the taxpayer during the taxable year4 7b7 ,qualified mortgage interest ,for purposes of this section-- 7#a7 ,in general ,the term qualified mortgage interest means interest paid or accrued on acquisition indebtedness 7as defined in section #afc7;h77#c77;,b77i77 with respect to a residence of the taxpayer which is the principal residence 7within the meaning of section #aba7 of the taxpayer4 7#b7 ,limitation ,the aggregate amount treated as acquisition indebtedness for purposes of this section for any period shall not exceed the limitation governing the maximum original principal obligation for a mortgage secured by a single-family residence1 as determined and adjusted annually under section #cjb7;b77#b7 of the ,federal ,national ,mortgage ,association ,charter ,act 7#ab ,u4,s4,c4 #agag7;b77#b77 and section #cje7;a77#b7 of the ,federal ,home ,loan ,mortgage ,corporation ,act 7#ab ,u4,s4,c4 #aded7;a77#b774 7#c7 ,treatment of mortgage insurance premiums ,rules similar to the rules of section #afc7;h77#c77;,e7 shall apply4 7#d7 ,cooperative housing corporations2 unenforceable security interests2 estates and trusts ,rules similar to the rules of subparagraphs 7,b71 7,c71 and 7,d7 of section #afc7;h77#d7 shall apply4 7c7 ,election ,a taxpayer may elect not to have this section apply with respect to qualified mortgage interest paid or accrued by the taxpayer for any taxable year4 7d7 ,coordination with other provisions ,no credit shall be allowed under this section for any taxable year with respect any residence if-- 7#a7 a deduction is allowed for such taxable year under section #afc with respect to such residence1 or 7#b7 a credit is allowed for such taxable year under section #be with respect to such residence4 4 7#b7 ,clerical amendment ,the table of sections for subpart ,a of part ,,iv of subchapter ,a of chapter #a of such ,code is amended by inserting after the item relating to section #be the following new item3 ,sec4 #be;,a-#a4 ,mortgage interest4 4 7b7 ,coordination with existing credit 7#a7 ,in general ,section #be of the ,internal ,revenue ,code of #aihf is amended by adding at the end the following new subsections3 7j7 ,election ,a taxpayer may elect not to have this section apply for any taxable year4 7k7 ,coordination ,no credit shall be allowed under this section for any taxable year with respect to a if a credit is allowed for such taxable year under section #be;,a-#a with respect to such residence4 4 7#b7 ,conforming amendment ,section #feja7m7 of such ,code is amended by inserting #be7;j71 #be;,a-#a7;c71 before #cj;,b7h77#i74 7c7 ,effective date ,the amendments made by this section shall apply to taxable years beginning after ,december #ca1 #bjai4 #ajc4 ,positive rental history credit enhancement ,not later than #ahj days after the date of enactment of this ,act1 the ,director of the ,federal ,housing ,finance ,agency shall issue supervisory guidance requiring1 to the greatest extent practicable1 that not less than #e percent of mortgages securitized by the ,federal ,home ,loan ,mortgage ,corporation or the ,federal ,national ,mortgage ,association by #bjbd factor borrower opt-in positive rental payment history in the credit rating and underwriting process with respect to those mortgages4 #ajd4 ,individual development accounts 7a7 ,in general ,section #daf of the ,assets for ,independence ,act 7#db ,u4,s4,c4 #fjd note7 is amended by striking #be1jjj1jjj for each of fiscal years #aiii1 #bjjj1 #bjja1 #bjjb1 and #bjjc1 and inserting #ajj1jjj1jjj for each of fiscal years #bjba through #bjcj14 7b7 ,set aside ,an amount equal to #aj percent of the funds appropriated under section #daf of the ,assets for ,independence ,act 7#db ,u4,s4,c4 #fjd note7 in a fiscal year shall be set aside and transferred to the ,restorative ,housing ,justice ,fund established under section #aac7;h74 #aje4 ,shared equity homeownership initiative 7a7 ,definitions ,in this section3 7#a7 ,eligible entity ,the term eligible entity means-- 7,a7 a participating jurisdiction2 and 7,b7 an entity certified as a community development financial institution by the ,community ,development ,financial ,institutions ,fund established under section #ajd7;a7 of the ,riegle ,community ,development and ,regulatory ,improvement ,act of #aiid 7#ab ,u4,s4,c4 #dgjc7;a774 7#b7 ,eligible household ,the term eligible household means a household described in subsection 7e74 7#c7 ,participating jurisdiction ,the term participating jurisdiction has the meaning given the term in section #ib4b of title #bd1 ,code of ,federal ,regulations1 or any successor regulation4 7#d7 ,shared equity home ,the term shared equity home means a dwelling unit serving an eligible household that utilizes a ground lease1 deed restriction1 subordinate loan1 or similar legal mechanism that includes provisions stating that-- 7,a7 the dwelling unit is intended to be kept affordable for subsequent eligible households2 7,b7 the affordability term is not less than #fj years after recordation2 7,c7 a resale formula applies that limits the proceeds of the homeowner upon resale2 and 7,d7 the shared equity homeownership program1 its agent1 or its assignee has a preemptive option to purchase the dwelling unit from the homeowner at resale4 7#e7 ,shared equity homeownership program ,the term shared equity homeownership program means a program that-- 7,a7 provides access to shared equity homes for eligible households2 and 7,b7 is administered by community land trusts1 other nonprofit organizations1 or ,state or local governments or instrumentalities4 7#f7 ,subsidy to cover the affordability gap ,the term subsidy to cover the affordability gap means the subsidy amount needed to make a dwelling unit affordable at a targeted area median income level in a targeted market1 such as a census tract1 neighborhood1 county1 city1 or metropolitan statistical area1 that-- 7,a7 accounts for the number of bedrooms in a dwelling unit and the area median income adjusted for family size2 and 7,b7 shall be not be less than #bj percent of the median sales price in the targeted market4 7b7 ,establishment ,the ,secretary shall provide grants to eligible entities to establish and expand shared equity homeownership programs and shared equity homes1 including through partnerships with nonprofit entities1 community land trusts1 or ,state or local governments or instrumentalities4 7c7 ,types of grants 7#a7 ,grants for planning and capacity building ,the ,secretary may award #c-year grants under this section to eligible entities to provide grants to nonprofit entities1 community land trusts1 or ,state or local governments or instrumentalities to develop shared equity homeownership programs or community land trusts or to plan and build capacity related to carrying out grant activities under this section4 7#b7 ,grants for expanding the number of shared equity homes ,the ,secretary may award grants under this section to eligible entities to expand the number of shared equity homes in existing shared equity homeownership programs1 which may include-- 7,a7 grants for acquisition and rehabilitation or new construction to create shared equity homes and includes subsidy to cover the affordability gap2 and 7,b7 grants to implement a buyer-initiated program1 where eligible households identify homes in the market and bring them into the shared equity homeownership program1 which may include subsidy to cover the affordability gap and funds necessary for rehabilitation or repair of the property4 7#c7 ,limitation ,the amount of grants provided under paragraph 7#a7 in a fiscal year shall be limited to not more than #be percent of the amount appropriated in the fiscal year under subsection 7h74 7d7 ,eligible grant expenses ,an eligible entity receiving a grant under 7c77#b7 may use the funds-- 7#a7 to provide a developer with a subsidy to cover the affordability gap1 which funds may be used to acquire properties and conduct rehabilitation or to construct new homes before the property is converted to shared equity homeownership2 7#b7 for acquisition1 rehabilitation1 and development expenses that are not covered by a subsidy provided under paragraph 7#a71 including a developer fee2 7#c7 for capitalization of repair and replacement reserves1 which funds may be used for repair and replacement expenses between resales to repair or improve a property so that a subsequent eligible households is not financially vulnerable due to deferred maintenance2 7#d7 to provide initial stewardship funds to support the operations of the shared equity homeownership program2 and 7#e7 for the cost of administering the shared equity homeownership program1 such as identifying and qualifying eligible households4 7e7 ,eligible households ,shared equity homeownership programs receiving funds under this section may serve households with an income under #abj percent of the area median income1 as adjusted for household size1 based upon the needs of the targeted market4 7f7 ,technical assistance and capacity building hub ,the ,secretary shall establish a dedicated shared equity housing professional technical assistance hub entity to educate and engage with local partners to share best practices and otherwise facilitate the shared equity homeownership model4 7g7 ,annual report ,the ,secretary shall establish a data collection hub to which all eligible entities receiving a grant under this section shall report on an annual basis-- 7#a7 the number of shared equity homes created2 7#b7 the number of households served2 7#c7 eligible household demographic characteristics2 and 7#d7 any other relevant demographic information required at the discretion of the ,secretary4 7h7 ,authorization of appropriations 7#a7 ,in general ,there is authorized to be appropriated to carry out this section #a1jjj1jjj1jjj for each of fiscal years #bjba through #bjcj4 7#b7 ,set aside for ,fund ,an amount equal to #bj percent of the funds appropriated under paragraph 7#a7 in a fiscal year shall be set aside and transferred to the ,restorative ,housing ,justice ,fund established under section #aac7;h74 #ajf4 ,national right of first refusal 7a7 ,fannie ,mae ,section #cjb of the ,federal ,national ,mortgage ,association ,charter ,act 7#ab ,u4,s4,c4 #agag7 is amended by adding at the end the following3 7d7 ,right of first refusal ,the corporation may not sell or transfer any mortgage that is secured by a single-family or multi-family residential property that is a rental property unless the current tenant or the most recent tenant within the preceding #ab-month period was given-- 7#a7 not less than #cj days to indicate interest in purchasing the single-family home or dwelling unit in which the tenant resides2 and 7#b7 not less than #fj additional days to initiate the application process of securing financing to purchase the home or dwelling unit4 4 7b7 ,freddie ,mac ,section #cje of the ,federal ,home ,loan ,mortgage ,corporation ,act 7#ab ,u4,s4,c4 #aded7 is amended by adding at the end the following3 7e7 ,right of first refusal ,the ,corporation may not sell or transfer any mortgage that is secured by a single-family or multi-family residential property that is a rental property unless the current tenant or the most recent tenant within the preceding #ab-month period was given-- 7#a7 not less than #bj days to indicate interest in purchasing the single-family home or dwelling unit in which the tenant resides2 and 7#b7 not less than #de additional days to secure financing to purchase the home or dwelling unit4 4 7c7 ,special rule for manufactured housing communities 7#a7 ,definitions 7,a7 ,manufactured housing community cooperative or corporation ,the term manufactured housing community cooperative or corporation means a cooperative or nonprofit corporation established pursuant to the laws of the ,state in which the property used as a manufactured housing community4 7,b7 ,qualified gain ,the term qualified gain means the gain from the sale or exchange of real property comprised primarily of manufactured housing used solely for residential purposes4 7#b7 ,resident right to purchase 7,a7 ,in general ,a taxpayer who is a party to a manufactured housing community sale or transfer or ownership shall be assessed the tax penalty described in subparagraph 7,b7 unless-- 7i7 the residents of a manufactured housing community were given #fj days to form a manufactured housing community cooperative or corporation if no such entity currently exists2 and 7ii7 the manufactured housing community cooperative or corporation subjected to sale or exchange is given #ij days to initiate the application process of securing financing to purchase the manufactured housing community4 7,b7 ,tax penalty ,the tax penalty described in this subparagraph for any taxable year is an amount equal to #ae percent of the qualified gain received by the taxpayer during the taxable year4 7d7 ,technical assistance and capacity buildings grants 7#a7 ,in general ,the ,secretary shall award grants to organizations described in section #eja7;c77#c7 of the ,internal ,revenue ,code and exempt from taxation under section #eja7;a7 of such ,code that are actively engaged in supporting affordable housing and resident-owned manufactured housing communities4 7#b7 ,appropriations ,there is authorized to be appropriated #aj1jjj1jjj for each of fiscal years #bjba to #bjcj to carry out this subsection4 #ajg4 ,no cause evictions 7a7 ,definitions ,in this section3 7#a7 ,landlord ,the term landlord-- 7,a7 means the owner1 lessor1 or sublessor of a residence2 and 7,b7 includes an individual who is authorized by an owner1 lessor1 or sublessor of a residence to-- 7i7 manage the residence2 or 7ii7 enter into a lease agreement for the residence4 7#b7 ,residence ,the term residence-- 7,a7 means a non-commercial-- 7i7 plot of real property2 or 7ii7 dwelling2 and 7,b7 includes-- 7i7 a tiny home that has not more than #djj square feet of living space2 7ii7 an accessory dwelling unit2 7iii7 an apartment2 and 7iv7 a manufactured home on a plot of real property leased from the landlord4 7#c7 ,tenant ,the term tenant means an individual who-- 7,a7 is not less than #ah years of age2 and 7,b7 has leased a residence for not fewer than #f months4 7b7 ,prohibition ,subject to subsection 7e71 a landlord may not evict a tenant from a residence1 unless-- 7#a7 there is not less than one just cause for the eviction under subsection 7c72 and 7#b7 the landlord has followed the notice procedure established under subsection 7d74 7c7 ,just causes for eviction by a landlord ,the following situations constitute just cause for a landlord to evict a tenant3 7#a7 ,the intentional or negligent actions of the tenant cause substantial physical damage to the residence of the tenant4 7#b7 ,the intentional actions of the tenant measurably and demonstrably inhibit the quality of life of an individual who lives-- 7,a7 in the building where the residence of the tenant is located2 or 7,b7 in the immediate vicinity of the residence of the tenant4 7#c7 ,the tenant does not pay rent owed to the landlord for the residence of the tenant4 7#d7 ,the tenant1 in the residence of the tenant or in the immediate vicinity of the residence of the tenant1 commits a crime-- 7,a7 that involves-- 7i7 prostitution2 commercial sexual solicitation1 or the promotion of prostitution2 7ii7 the unlawful manufacture1 delivery1 or possession of a controlled substance2 7iii7 the manufacture of a cannabinoid extract1 unless the tenant holds a license to manufacture the cannabinoid extract under ,federal1 ,state1 or ,tribal law2 or 7iv7 burglary2 and 7,b7 which1 at a trial for damages under this section1 the landlord of the residence can prove by a preponderance of the evidence4 7#e7 ,the tenant commits a crime that impacts-- 7,a7 the health or safety of individuals who live within the immediate vicinity of the residence of the tenant2 or 7,b7 the right of individuals who live within the immediate vicinity of the residence of the tenant to peacefully enjoy the property of those individuals4 7#f7 ,the landlord or an immediate relative of the landlord makes a measurable1 demonstrable1 and bona fide plan to occupy the residence4 7#g7 7,a7 ,local or ,state housing inspectors determine that the residence of the tenant is unsuitable for occupancy2 and 7,b7 the unsuitability of the residence is not a result of deferred maintenance of the residence by the landlord4 7d7 ,notice procedure ,before a landlord may evict a tenant1 the landlord shall provide the following notice3 7#a7 ,the landlord shall provide the tenant with an initial eviction notice not fewer than #f months before the eviction takes place that-- 7,a7 states the just cause for the eviction under subsection 7c72 and 7,b7 if the just cause stated under subparagraph 7,a7 is described in paragraphs 7#a7 through 7#c7 of subsection 7c7 and the tenant can remedy the just cause1 provides the tenant with #ae days to correct the actions of the tenant4 7#b7 ,not sooner than #cj days after providing the initial eviction notice under paragraph 7#a71 the landlord shall provide the tenant with a second eviction notice that-- 7,a7 states the just cause for the eviction under subsection 7c72 and 7,b7 if the just cause stated under subparagraph 7,a7 is described in paragraphs 7#a7 through 7#c7 of subsection 7c7 and the tenant can remedy the just cause1 provides the tenant with #ae days to correct the actions of the tenant4 7e7 ,exceptions ,a landlord may evict a tenant from a residence without a just cause for the eviction under subsection 7c7 or providing the notice required under subsection 7d7 for one or more of the following reasons3 7#a7 7,a7 ,the tenant intentionally provided a substantial amount of false information relating to a criminal conviction of the tenant on a rental application for the residence2 7,b7 the conviction described in subparagraph 7,a7 occurred not less than #a year before the date of the submission of the application2 7,c7 the landlord would not have entered into a rental agreement for the residence with the tenant if the landlord had known that the information described in subparagraph 7,a7 was false2 and 7,d7 the landlord terminates the rental agreement of the tenant not later than #cj days after the date on which the landlord discovered that the information described in subparagraph 7,a7 was false4 7#b7 ,the tenant commits domestic violence1 dating violence1 sexual assault1 or stalking against a member of the household of the tenant4 7f7 ,penalty ,a landlord who violates subsection 7b7 shall pay to the tenant a sum not less than #f times the median monthly rent price for the area in which the residence of the tenant is located4 7g7 ,duty ,to evict 7#a7 ,if a landlord knows that a tenant has committed domestic violence1 dating violence1 sexual assault1 or stalking against a member of the household of the tenant1 the landlord shall-- 7,a7 take steps to exclude1 evict1 or otherwise expel the tenant from the residence of the tenant2 and 7,b7 permit the member of the household of the tenant to continue living in the residence4 7h7 ,tenant right ,to terminate lease 7#a7 ,in general ,a tenant may terminate the lease agreement for the residence of the tenant and any immediate family members of the tenant if-- 7,a7 the tenant provides the landlord of the residence written notice not less than #ad days before the date on which the tenant terminates the lease agreement2 7,b7 7i7 the tenant is protected by a valid order of protection2 or 7ii7 not more than #ij days before the date on which the tenant provides the landlord the notice described in subparagraph 7,a71 the tenant has been the victim of domestic violence1 dating violence1 sexual assault1 or stalking2 7,c7 the tenant provides the landlord with a document that verifies the condition described in subparagraph 7,b71 which includes the signature or seal of-- 7i7 a court2 7ii7 a ,state or local governmental authority2 or 7iii7 an entity that serves victims of-- 7,i7 domestic violence2 7,,ii7 dating violence2 7,,iii7 sexual assault2 or 7,,iv7 stalking2 and 7,d7 the tenant vacates the residence not later than #ad days after the date on which the tenant provides the notice described in subparagraph 7,a74 7#b7 ,effect of termination ,if a tenant terminates a lease agreement for the residence of the tenant under paragraph 7#a7-- 7,a7 the tenant is not liable for any unpaid rent for the period of time beginning on the date that is-- 7i7 #ad days after the tenant gives the landlord notice under paragraph 7#a77;,a72 or 7ii7 agreed upon in the lease agreement2 and 7,b7 not later than #ba days after receiving the notice described in paragraph 7#a77;,a71 the landlord shall return to the tenant-- 7i7 the appropriate share of a security deposit of the tenant2 and 7ii7 in the case that it is not possible to discern the appropriate share of a security deposit of the tenant to be returned1 not less than #bj percent of the security deposit of the tenant4 7i7 ,savings clauses ,nothing in this section shall be construed to supersede or preempt-- 7#a7 any provision of law enacted by a ,state or local government that provides greater protections for tenants than provided in this section2 or 7#b7 any provision of section #dadaa of the ,violence ,against ,women ,act of #aiid 7#cd ,u4,s4,c4 #abdia7 that offers greater protections to individuals residing in federally assisted housing that are victims of-- 7,a7 domestic violence2 7,b7 dating violence2 7,c7 sexual assault2 or 7,d7 stalking4 #ajh4 ,right to ,counsel 7a7 ,purpose ,the purpose of this section is to-- 7#a7 establish funding for ,state governments1 local governments1 or ,indian tribes that have established a ,right to ,counsel through legislation for covered individuals who are facing-- 7,a7 eviction2 7,b7 a termination of a housing subsidy2 or 7,c7 foreclosure2 7#b7 provide counsel to the most vulnerable populations2 7#c7 allow governing bodies to tailor the ,right to ,counsel to fit the unique needs of the community of the governing body1 including by setting eligibility requirements for individuals who receive the ,right to ,counsel2 and 7#d7 guarantee that-- 7,a7 covered individuals have a legal right to receive full legal representation at no cost2 7,b7 covered individuals are not denied a ,right to ,counsel for discretionary reasons2 and 7,c7 funding for a ,state government1 a local government1 or an ,indian tribe with a ,right to ,counsel continues as long as the ,state government1 local government1 or ,indian tribe complies with-- 7i7 the plan outlined in the application of the ,state government1 local government1 or ,indian tribe2 and 7ii7 the reporting requirements described in subsection 7f74 7b7 ,definitions ,in this section3 7#a7 ,affirmative case ,the term affirmative case means any housing-related lawsuit in which a covered individual is not a defendant1 which may include a lawsuit designed to-- 7,a7 compel a landlord to make a necessary repair to a residence2 7,b7 enjoin the harassment of a tenant by a landlord2 7,c7 remedy mortgage or rental lease fraud2 and 7,d7 remedy-- 7i7 an instance of discrimination against a tenant or prospective tenant by a landlord2 7ii7 discrimination in lending2 7iii7 discrimination under the ,fair ,housing ,act 7#db ,u4,s4,c4 #cfja et seq472 or 7iv7 any other instance of discrimination that is directly related to housing4 7#b7 ,covered individual ,the term covered individual-- 7,a7 means an individual who-- 7i7 meets the eligibility requirements of an eligible entity established in the ,right to ,counsel legislation of the eligible entity2 and 7ii7 is a defendant or plaintiff in a covered proceeding that takes place within the geographic boundaries of the eligible entity described in clause 7i72 and 7,b7 includes any individual described in subparagraph 7,a7 who is-- 7i7 a tenant of any type of rental housing1 including public housing2 7ii7 a homeowner of any type of home1 including a tiny home or a manufactured home2 7iii7 a tenant or homeowner with a terminated housing subsidy2 or 7iv7 a tenant or homeowner who has received notice that the housing subsidy of the tenant or homeowner will be terminated4 7#c7 ,covered proceeding ,the term covered proceeding means a civil action in a court or administrative forum-- 7,a7 for-- 7i7 eviction from the primary residence of a tenant2 7ii7 the termination of a housing subsidy2 7iii7 foreclosure on the primary residence of a homeowner2 and 7iv7 an affirmative case1 if the eligible entity meets the requirement under subsection 7c77#b77;,b72 and 7,b7 that an eligible entity chooses to cover in the ,right to ,counsel legislation of the eligible entity4 7#d7 ,eligible entity ,the term eligible entity means a ,state government1 a local government1 or an ,indian tribe with a ,right to ,counsel4 7#e7 ,housing-related legal representation ,the term housing-related legal representation-- 7,a7 means full legal representation by a ,right to ,counsel attorney for a covered individual in a covered proceeding2 and 7,b7 includes full legal representation on an appeal from a covered proceeding4 7#f7 ,housing subsidy ,the term housing subsidy means ,federal1 ,state1 or local monetary assistance for a rental or mortgage payment1 such as a voucher4 7#g7 ,implementation period ,the term implementation period means the #e-year period during which an eligible entity gradually increases the capacity of the eligible entity to provide housing-related legal representation to covered individuals4 7#h7 ,legal service provider ,the term legal service provider means a nonprofit organization that-- 7,a7 provides housing-related legal representation on behalf of an eligible entity to covered individuals2 and 7,b7 receives compensation from the eligible entity for providing the housing-related legal representation described in subparagraph 7,a74 7#i7 ,local government ,the term local government includes the government of a city1 town1 township1 county1 parish1 village1 or any other subdivision of a ,state4 7#aj7 ,public housing ,the term public housing has the meaning given the term in section #c7;b7 of the ,united ,states ,housing ,act of #aicg 7#db ,u4,s4,c4 #adcg;a7b774 7#aa7 ,right to ,counsel ,the term ,right to ,counsel means a right established by a ,state government1 a local government1 or an ,indian tribe that-- 7,a7 is created through ,right to ,counsel legislation2 7,b7 guarantees housing-related legal representation at no cost to-- 7i7 during the implementation period1 the amount of covered individuals the eligible entity identifies in the plan required under subsection 7d77#b77;,b72 and 7ii7 after the implementation period ends1 every covered individual2 and 7,c7 may be contingent upon the receipt of a certification by the ,secretary under subsection 7e74 7#ab7 ,right to ,counsel attorney ,the term ,right to ,counsel attorney means an attorney-- 7,a7 employed by a legal service provider2 or 7,b7 who1 under the supervision of a legal service provider-- 7i7 provides housing-related legal representation to a covered individual2 or 7ii7 works on an affirmative case4 7#ac7 ,right to ,counsel legislation ,the term ,right to ,counsel legislation means legislation of a ,state government1 a local government1 or an ,indian tribe that-- 7,a7 establishes a ,right to ,counsel2 7,b7 identifies eligibility requirements for covered individuals1 which may not-- 7i7 discriminate against any individual on the basis of-- 7,i7 the criminal record1 gender identity1 gender expression1 sexual orientation1 family status1 age1 national origin1 disability1 genetic information1 family medical history1 eviction history1 or foreclosure history of the individual2 7,,ii7 the immigration status or prior immigration status of the individual1 except as required by ,legal ,services ,corporation law and regulations2 or 7,,iii7 any other protected status2 7,c7 identifies the type of covered proceedings the eligible entity will include in the ,right to ,counsel2 and 7,d7 provides for a not more than #e-year implementation period4 7c7 ,federal reimbursements 7#a7 ,in general ,each fiscal year1 the ,secretary shall reimburse an eligible entity for the total cost of implementing and maintaining a ,right to ,counsel if the ,right to ,counsel has a certification from the ,secretary under subsection 7e74 7#b7 ,use of funds 7,a7 ,in general ,the cost described in paragraph 7#a7 may include-- 7i7 personnel costs2 7ii7 operational costs2 7iii7 administrative costs2 and 7iv7 the cost of support services4 7,b7 ,limitation 7i7 ,affirmative cases ,not more than #e percent of the cost described in paragraph 7#a7 may be used to provide representation for covered individuals in an affirmative case4 7ii7 ,other proceedings favored ,an eligible entity may only provide representation for a covered individual in an affirmative case if the provision does not interfere with the ability of the eligible entity to provide representation to covered individuals for covered proceedings that are not affirmative proceedings4 7d7 ,application 7#a7 ,in general ,an eligible entity that desires a reimbursement from the ,secretary under subsection 7c7 shall submit to the ,secretary an application at such time1 in such manner1 and accompanied by such information as the ,secretary may reasonably require4 7#b7 ,contents ,each application submitted under paragraph 7#a7 shall include the following3 7,a7 ,if the ,right to ,counsel of the eligible entity covers actions for eviction1 statistical data that shows1 within the geographic boundaries of the eligible entity-- 7i7 the number of actions for eviction that were filed against individuals2 7ii7 the number of orders for eviction that were granted as a result of an action described in clause 7i72 7iii7 the number of actions for foreclosure that were filed against individuals2 7iv7 the number of foreclosures that were granted as a result of an action described in clause 7iii72 7v7 the percentage of the individuals described in clauses 7i7 and 7iii7 that were represented by an attorney in the eviction or foreclosure proceeding2 and 7vi7 to the greatest extent practicable1 the household income level of the individuals described in clauses 7i7 and 7iii74 7,b7 ,a detailed plan for the implementation period of the ,right to ,counsel of the eligible entity that includes-- 7i7 a timeline that describes the gradual increase in the number of covered individuals who receive housing-related legal representation at no cost2 7ii7 an assurance that key stakeholders1 including legal service providers and community organizations-- 7,i7 were included in the formulation of the plan2 and 7,,ii7 will be included in the execution of the plan2 and 7iii7 proposed methods to increase the rate of housing-related legal representation for covered individuals4 7e7 ,certification 7#a7 ,in general ,the ,secretary shall certify the ,right to ,counsel of an eligible entity if the eligible entity submits an application meeting the requirements under subsection 7d74 7#b7 #c-year review 7,a7 ,in general ,a certification of the ,secretary under paragraph 7#a7 shall be effective for a #c-year period4 7,b7 ,recertification ,the ,secretary shall extend the certification of the ,right to ,counsel of an eligible entity for an additional #c-year period if-- 7i7 the eligible entity submits an additional application under subsection 7d72 and 7ii7 the additional application meets the requirements under subsection 7d74 7f7 ,reports 7#a7 ,in general ,not less frequently than annually1 each eligible entity receiving a reimbursement from the ,secretary under subsection 7c7 shall submit to the ,secretary each of the following reports3 7,a7 ,for an eligible entity that is under an implementation period1 a report summarizing the progress of the plan described in subsection 7d77#b77;,b74 7,b7 ,a report that includes-- 7i7 an estimation of the number of covered individuals who live in the geographic boundaries of the eligible entity2 and 7ii7 statistical information relating to eviction and foreclosure proceedings handled by ,right to ,counsel attorneys of the eligible entity1 including1 to the greatest extent practicable1 for each proceeding-- 7,i7 the race of each covered individual2 7,,ii7 the age of each covered individual2 7,,iii7 the household income of each covered individual2 7,,iv7 the number of individuals included in the household of the covered individual2 7,v7 the type of property at issue2 and 7,,vi7 whether the covered individual or a member of the household of the covered individual was a victim of domestic violence1 dating violence1 sexual assault1 or stalking4 7,c7 ,for an eligible entity with covered proceedings that include actions for eviction1 a report that includes1 for the previous year-- 7i7 information with respect to the eligible entity on-- 7,i7 the rate of eviction filings2 7,,ii7 the number of evictions that were ordered2 7,,iii7 the number of evictions that were executed2 and 7,,iv7 the percentage of individuals who were represented by an attorney of an eviction proceeding2 7ii7 information on the resolution of each eviction proceeding handled by ,right to ,counsel attorneys on behalf of the eligible entity1 including-- 7,i7 whether the covered individual was permitted to stay in the residence of the covered individual2 7,,ii7 whether the covered individual was displaced from the residence of the covered individual2 and 7,,iii7 in the case of a covered individual who was permitted to stay in the residence of the covered individual-- 7aa7 whether the landlord was ordered to perform repairs2 and 7bb7 the amount of damages either party to the proceeding was ordered to pay2 and 7iii7 information on eviction proceedings handled by ,right to ,counsel attorneys on behalf of the eligible entity in which the ,right to ,counsel attorney withdrew or was discharged from the proceeding4 7,d7 ,for an eligible entity with covered proceedings that include actions for foreclosure1 a report that includes1 for the previous year-- 7i7 information with respect to the eligible entity on-- 7,i7 the number of individuals who were defendants in a foreclosure proceeding2 and 7,,ii7 the percentage of the individuals described in clause 7i7 that were represented by an attorney2 and 7ii7 information on the resolution of each foreclosure proceeding handled by ,right to ,counsel attorneys on behalf of the eligible entity1 including-- 7,i7 whether the covered individual retained possession of the residence of the covered individual2 7,,ii7 whether the covered individual was displaced from the residence of the covered individual2 7,,iii7 whether any payment plans were agreed upon2 7,,iv7 the default amount at issue2 7,v7 the value of the home on the date on which the foreclosure proceeding began2 and 7,,vi7 if applicable1 the sale price of the home at foreclosure sale4 7#b7 ,personally identifying information removed ,in each report submitted under paragraph 7#a71 an eligible entity shall remove the personally identifying information of any covered individual4 7g7 ,planning grants 7#a7 ,in general ,each fiscal year1 the ,secretary shall award grants in the amount of #ajj1jjj to each eligible entity that submits an application under paragraph 7#c7 for the purpose of preparing an application under subsection 7d74 7#b7 ,limitation ,the total amount of grants made under paragraph 7#a7 shall not exceed #b1ejj1jjj in a fiscal year1 to be provided to eligible entities described in that paragraph on a first-come1 first-served basis4 7#c7 ,planning grant application 7,a7 ,in general ,an eligible entity that desires a grant under paragraph 7#a7 shall submit to the ,secretary an application at such time1 in such manner1 and accompanied by such information as the ,secretary may reasonably require4 7,b7 ,contents ,an application submitted under subparagraph 7,a7 shall include an estimation of the number of covered individuals the ,right to ,counsel of the eligible entity will serve4 7h7 ,independent commission study ,the ,secretary shall conduct a study to analyze the feasibility of establishing an independent commission or another independent regulatory body to administer ,right to ,counsel funding under this section4 7i7 ,establishment of fund 7#a7 ,in general ,there is established in the ,treasury of the ,united ,states a fund consisting of the amounts authorized to be appropriated under paragraph 7#b74 7#b7 ,deposits to the fund ,there are authorized to be appropriated and there are appropriated to the fund established under paragraph 7#a7 such sums as may be necessary for each fiscal year for the cost of-- 7,a7 the reimbursements required under subsection 7c72 7,b7 the grants required under subsection 7g72 and 7,c7 the study required under subsection 7h74 #aji4 ,landlord ,guarantee ,program 7a7 ,establishment ,the ,secretary shall develop and implement a ,landlord ,guarantee ,program 7in this section referred to as the ,program71 to be administered by public housing agencies1 to provide financial assistance to landlords to mitigate damages caused by tenants receiving tenant-based rental assistance under section #h7o7 of the ,united ,states ,housing ,act of #aicg 7#db ,u4,s4,c4 #adcg;f7o774 7b7 ,eligibility ,in order to receive assistance under the ,program1 a landlord shall-- 7#a7 obtain judgment against the tenant from the public housing agency with jurisdiction over the property2 7#b7 submit to the ,secretary an application to receive assistance under the ,program not later than #a year after the date on which the landlord obtains judgment under paragraph 7#a72 and 7#c7 rent to a tenant with a valid guarantee4 7c7 ,use of funds ,amounts received under the ,program shall only be used for reimbursing amounts in a judgment described in subsection 7b7 that are related to property damage1 unpaid rent1 or other damages1 including damages-- 7#a7 caused as a result of the occupancy of the tenant1 including where the tenant is a victim of domestic violence1 dating violence1 sexual assault1 or stalking2 7#b7 that exceed normal wear and tear2 and 7#c7 that are in excess of #ejj but not more than #e1jjj per tenancy4 7d7 ,fees ,the ,secretary shall assess and collect a fee from each landlord that participates in the ,program that is equal to #a percent of the rental value of the property for which the landlord seeks to mitigate damages caused by tenants4 7e7 ,tenant accountability ,a tenant shall be eligible for not more than #b claims under the ,program every #aj years4 7f7 ,landlord ,accountability ,a landlord shall be eligible for not more than #a claim under the ,program per dwelling unit every #aj years4 7g7 ,fund ,there is established in the ,treasury of the ,united ,states a fund to be known as the ,landlord ,guarantee ,program ,fund1 into which shall be deposited-- 7#a7 amounts appropriated to the fund2 and 7#b7 all amounts collected as fees under subsection 7d74 7h7 ,regulations ,the ,secretary shall issue regulations to implement the ,program1 including regulations relating to-- 7#a7 additional qualifications and requirements that a landlord is required to meet to receive assistance under the ,program2 and 7#b7 the form of application that a landlord shall submit to the ,secretary to receive assistance under the ,program4 #aaj4 ,including all forms of housing in ,,hud consolidated plan 7a7 ,definition of consolidated plan ,in this section1 the term consolidated plan means a comprehensive housing affordability strategy and community development plan required under part #ia of title #bd1 ,code of ,federal ,regulations1 or any successor regulation4 7b7 ,issuance of guidelines relating to non-traditional forms of affordable housing ,the ,secretary shall issue regulations that require that each grantee that is required to submit a consolidated plan shall include1 to the greatest extent practicable1 actionable plans to incorporate and preserve in the overall affordable housing stock-- 7#a7 modular housing constructed in accordance with ,state1 local1 or regional site-built building codes2 7#b7 single room occupancy units2 7#c7 emergency shelters1 including dwelling units under #djj square feet and supportive tiny housing villages2 7#d7 shared equity homes1 including community land trusts2 and 7#e7 cooperative housing ownership models4 #aaa4 ,prohibiting discrimination against voucher holders 7a7 ,in general ,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 ,source of income means lawful1 verifiable income paid directly to a tenant or to a representative of a tenant1 or paid to a housing owner or landlord on behalf of a tenant1 including ,federal rent subsidy payments under section #h of the ,united ,states ,housing ,act of #aicg 7#db ,u4,s4,c4 #adcg;f7 and any other local1 ,state1 or ,federal housing or financial assistance4 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 ,prevention of intimidation in fair housing cases ,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 7c7 ,authorization of appropriations ,there is authorized to be appropriated to carry out this section #ej1jjj1jjj for each of fiscal years #bjba through #bjcj4 #aab4 ,fair market rent appeal 7a7 ,definitions ,in this section3 7#a7 ,fair market rent ,the term fair market rent means the applicable fair market rental established under section #h7;c7 of the ,united ,states ,housing ,act of #aicg 7#db ,u4,s4,c4 #adcg;f7c774 7#b7 ,successful fair market rent appeal ,the term successful fair market rent appeal means a reevaluation of a fair market rent resulting in a revised fair market rent that is not less than #c percent higher than the fair market rent for the preceding year4 7b7 ,fair market rent appeal ,in the case of an appeal made by a public housing agency of a fair market rent established by the ,secretary1 the ,secretary shall-- 7#a7 calculate and publish estimates of historical underfunding over the preceding #aj-year period due to fair market rents that are below true market value2 and 7#b7 if the ,secretary determines that the fair market rent calculation was below true market value1 reimburse the public housing agency or nonprofit owner of a residential dwelling unit subject to fair market rent an amount equal to #ge percent of the estimated underpayment caused by the inaccurate fair market rent calculation4 7c7 ,survey ,the ,secretary shall enter into a memorandum of agreement with a ,state housing finance agency to conduct a statewide rental market survey if a ,state experiences more than #b successful fair market rent appeals within the preceding #e calendar years4 7d7 ,reimbursement for successful fair market rent appeals ,the ,secretary shall grant an amount equal the actual direct expenses incurred by a public housing agency associated with a successful fair market rent appeal4 7e7 ,authorization of appropriations ,there is authorized to be appropriated such sums as may be necessary to carry out this section for each of fiscal years #bjba through #bjcj4 #aac4 ,office of restorative housing justice 7a7 ,definition of covered geographic area ,in this section1 the term covered geographic area means a geographic area that is-- 7#a7 within #bj miles of-- 7,a7 an area that was subject to an ,urban ,renewal ,loan and ,grant ,contract from the ,department of ,housing and ,urban ,development2 or 7,b7 an area designated by the ,home ,owners' ,loan ,corporation as ,c--,definitely ,declining or ,d--,hazardous2 and 7#b7 within the service area of a single public housing agency4 7b7 ,establishment ,the ,secretary shall establish within the ,department of ,housing and ,urban ,development an ,office of ,restorative ,housing ,justice 7in this section referred to as the ,office7 to execute an affordable housing assistance preference policy for individuals and the parents1 grandparents1 or primary caretakers of people who-- 7#a7 7,a7 lost title to a personal residential property or at any point possessed title to real property in a covered geographic area2 or 7,b7 were displaced from a tenancy or established residence in a covered geographic area2 and 7#b7 seek to return to an area that was historically a covered geographic area4 7c7 ,public housing agencies 7#a7 ,in general ,each public housing agency with a geographic service area that includes a covered geographic area shall be eligible to receive funding from the ,office to carry out an affordable housing assistance preference policy in accordance with subsection 7g74 7#b7 ,additional expenses ,a public housing agency may use not more than #aj percent of the funding received from the ,office in a fiscal year for administration and education purposes4 7d7 ,director ,the ,office shall be headed by a ,director1 who shall be appointed by the ,secretary4 7e7 ,national ,advisory ,council 7#a7 ,in general ,the ,director of the ,office shall establish within the ,office an advisory council1 which shall-- 7,a7 be composed of #aj members1 of whom-- 7i7 one shall be the ,director of the ,office2 7ii7 two shall be representatives from national nonprofit civil rights organizations and appointed by the ,director2 7iii7 two shall be representatives from national tenant rights organizations and appointed by the ,director2 7iv7 three shall be individuals eligible for assistance under this section and appointed by the ,director2 and 7v7 two shall be appointed by the ,secretary at the discretion of the ,secretary2 7,b7 submit to ,congress an annual report in partnership with a housing and homelessness innovation research center established under section #dja2 7,c7 provide technical assistance to annual action plans submitted by a community advisory council established under subsection 7f72 and 7,d7 submit annual recommendations relating to the policies and regulations of the ,office4 7f7 ,community ,advisory ,council 7#a7 ,in general ,each public housing agency shall establish a community advisory council1 which shall-- 7,a7 establish an annual action plan to govern the release of funds under this section and administer the preference scale established under subsection 7g72 and 7,b7 be composed of #aj members with a #b-year term limit1 of whom-- 7i7 one shall be the ,executive ,director of the public housing agency or an appointee from the public housing agency2 7ii7 two shall be representatives from a local nonprofit civil rights organizations and appointed by the ,director of the council2 7iii7 two shall be representatives from local tenant rights organizations and appointed by the ,director of the council2 7iv7 three shall be individuals eligible for displacement compensation under this section and appointed by the ,director of the council2 and 7v7 two shall be appointed by the ,director of the council at the discretion of the ,executive ,director of the public housing agency4 7#b7 ,director 7,a7 ,appointment in first year ,during the #a-year period following the date on which a community advisory council is established under paragraph 7#a71 the member described in paragraph 7#a77;,b77i7 shall serve as ,director of the council4 7,b7 ,after first year ,after the #a-year period described in subparagraph 7,b71 the ,director of a community advisory council shall be appointed on an annual basis by majority vote of the council4 7,c7 ,duties ,the ,director of a community advisory council shall submit to the council established under subsection 7e7 on an annual basis-- 7i7 the action plan required under paragraph 7#a77;,a7 and an accompanying report2 and 7ii7 policy proposals for the community advisory council4 7#c7 ,funding ,each public housing agency shall allocate #ajj1jjj on an annual basis to the community advisory council established under this subsection4 7g7 ,preference scale 7#a7 ,in general ,the community advisory council of a public housing agency established under subsection 7f7 shall determine individual preference for funds made available under this section to applicants on a scale of #a to #e1 with #a point awarded for each of the following factors3 7,a7 ,whether the applicant lost title or possessed title to a property or was displaced1 as described in subparagraphs 7,a7 and 7,b7 of subsection 7b77#a74 7,b7 ,whether the applicant is a descendant of someone who lost title or possessed title to a property or was displaced1 as described in subparagraphs 7,a7 and 7,b7 of subsection 7b77#a74 7,c7 ,whether the income of the applicant is below #cj percent of the median income in the area in which the applicant resides4 7,d7 ,whether the income of the applicant is below #fj percent of the median income in the area in which the applicant resides4 7,e7 ,whether the applicant attended a school designated as a title ,i school for more than #e years4 7h7 ,fund ,there is established in the ,treasury of the ,united ,states a fund to be known as the ,restorative ,housing ,justice ,fund1 into which shall be deposited-- 7#a7 amounts appropriated to the fund2 and 7#b7 all amounts set aside for the ,restorative ,housing ,justice ,fund under any other provision of law4 7i7 ,authorization of appropriations ,there is authorized to be appropriated to the ,secretary to carry out this section such sums as may be necessary each of fiscal years #bjba through #bjcj4 ,,ii ,construction and ,preservation #bja4 ,housing ,trust ,fund 7a7 ,in general ,section #acch of the ,federal ,housing ,enterprises ,financial ,safety and ,soundness ,act of #aiib 7#ab ,u4,s4,c4 #defh7 is amended by adding at the end the following3 7j7 ,inclusion of supplemental appropriations in congressional justification ,beginning for fiscal year #bjba and each fiscal year thereafter1 the ,secretary shall include1 in the annual budget justification submitted by the ,secretary1 a recommended supplemental appropriation level for the ,housing ,trust ,fund1 which shall be in an amount that is sufficient to eliminate the shortage of affordable and available rental dwelling units over a #aj-year period4 7k7 ,supplemental appropriation for #bjbj ,out of amounts not otherwise appropriated1 there is appropriated to the ,housing ,trust ,fund #dj1jjj1jjj1jjj for fiscal year #bjbj4 4 #bjb4 ,rural housing trust fund construction of ,,usda multifamily housing for low-income families ,the ,housing ,act of #aidi 7#db ,u4,s4,c4 #adga et seq47 is amended by adding at the end the following3 #ede4 ,multifamily housing construction for low-income families 7a7 ,establishment ,the ,secretary shall carry out a program under this section for the construction of multifamily rental housing projects financed with a loan under section #eae and with rental assistance provided under section #eba for low-income families in rural areas4 7b7 ,authorization of appropriations ,there is authorized to be appropriated to the ,secretary to carry out this section #ajj1jjj1jjj for each of fiscal years #bjba through #bjcj4 4 #bjc4 ,strategy and investment in rural housing 7a7 ,in general ,title ,v of the ,housing ,act of #aidi 7#db ,u4,s4,c4 #adga et seq471 as amended by section #bjb of this ,act1 is amended by adding at the end the following3 #edf4 ,housing preservation and revitalization program 7a7 ,establishment ,the ,secretary shall carry out a program under this section for the preservation and revitalization of multifamily rental housing projects financed with loans under sections #ead1 #eae1 and #eaf4 7b7 ,notice of maturing loans 7#a7 ,to owners ,on an annual basis1 the ,secretary shall provide written notice to each owner of a property financed under section #eae or both sections #ead and #eaf that will mature within the #d-year period beginning upon the provision of such notice1 setting forth the options and financial incentives that are available to facilitate the extension of the loan term or the option to decouple a rental assistance contract pursuant to subsection 7f74 7#b7 ,to tenants 7,a7 ,in general ,for each property financed with a loan made or insured under section #ead1 #eae1 or #eaf1 not later than the date that is #b years before the date that such loan will mature1 the ,secretary shall provide written notice to each household residing in such property that informs them of the date of the loan maturity1 the possible actions that may happen with respect to the property upon such maturity1 and how to protect their right to reside in ,federally assisted housing after such maturity4 7,b7 ,hold harmless ,if the ,secretary fails to provide households with the notice required under subparagraph 7,a71 the residents shall be held harmless from rent increases until the required notice period elapses4 7,c7 ,language ,notice under this paragraph shall be provided in plain ,english and shall be translated to other languages in the case of any property located in an area in which a significant number of residents speak such other languages1 consistent with guidance issued by the ,secretary in accordance with ,executive ,order #acaff 7#db ,u4,s4,c4 #bjjj;d-#a note2 relating to access to services for persons with limited ,english proficiency74 7c7 ,loan restructuring ,under the program under this section1 the ,secretary may restructure such existing housing loans1 as the ,secretary considers appropriate1 for the purpose of ensuring that such projects have sufficient resources to preserve the projects to provide safe and affordable housing for low-income residents and farm laborers1 by-- 7#a7 reducing or eliminating interest2 7#b7 deferring loan payments2 7#c7 subordinating1 reducing1 or reamortizing loan debt2 and 7#d7 providing other financial assistance1 including advances1 payments1 and incentives 7including the ability of owners to obtain reasonable returns on investment7 required by the ,secretary4 7d7 ,renewal of rental assistance ,when the ,secretary offers to restructure a loan pursuant to subsection 7c71 the ,secretary shall offer to renew the rental assistance contract under section #eba7;a77#b7 for a #bj-year term that is subject to annual appropriations1 provided that the owner agrees to bring the property up to such standards that will ensure its maintenance as decent1 safe1 and sanitary housing for the full term of the rental assistance contract4 7e7 ,restrictive use agreements 7#a7 ,requirement ,as part of the preservation and revitalization agreement for a project1 the ,secretary shall obtain a restrictive use agreement that obligates the owner to operate the project in accordance with this title4 7#b7 ,term 7,a7 ,no extension of rental assistance contract ,except when the ,secretary enters into a #bj-year extension of the rental assistance contract for the project1 the term of the restrictive use agreement for the project shall be consistent with the term of the restructured loan for the project4 7,b7 ,extension of rental assistance contract ,if the ,secretary enters into a #bj-year extension of the rental assistance contract for a project1 the term of the restrictive use agreement for the project shall be extended for #bj years4 7,c7 ,termination ,the ,secretary may terminate the #bj-year use restrictive use agreement for a project prior to the end of its term if the #bj-year rental assistance contract for the project with the owner is terminated at any time for reasons outside the owner's control4 7f7 ,decoupling of rental assistance 7#a7 ,renewal of rental assistance contract ,if the ,secretary determines that a maturing loan for a project cannot reasonably be restructured in accordance with subsection 7c7 and the project was operating with rental assistance under section #eba1 the ,secretary may renew the rental assistance contract1 notwithstanding any provision of section #eba1 for a term1 subject to annual appropriations1 of not less than #aj years but not more than #bj years4 7#b7 ,rents ,any agreement to extend the term of the rental assistance contract under section #eba for a project shall obligate the owner to continue to maintain the project as decent1 safe and sanitary housing and to operate the development in accordance with this title1 except that rents shall be based on the lesser of-- 7,a7 the budget-based needs of the project2 or 7,b7 7i7 the operating cost adjustment factor as a payment standard as provided under section #ebd of the ,multifamily ,assisted ,housing ,reform and ,affordability ,act of #aiig 7#db ,u4,s4,c4 #adcg note74 7#c7 ,initial decoupled rent ,at the time of an agreement to extend the term of rental assistance contract under section #eba1 the initial rent shall established as conventional rents for comparable units by appraisal or market study4 7#d7 ,rural housing vouchers for maturing mortgages ,residents of projects originally financed with a loan made or insured under section #ead or #eae that has matured shall be eligible for voucher assistance under section #edb if a rental assistance contract under section #eba is not extended beyond the term of the underlying loan made or insured under section #ead or #eae4 7g7 ,authority ,if the ,secretary determines that additional voucher funds under section #edb are needed1 funds for the revitalization program under this section may be used for those vouchers for any low-income household 7including those not receiving rental assistance7 residing in a property financed with a loan under this section that has been prepaid after ,september #cj1 #bjje4 7h7 ,multifamily housing transfer technical assistance 7#a7 ,in general ,under the program under this section1 the ,secretary may provide grants to qualified nonprofit organizations1 public housing agencies1 and tribal housing authorities to provide technical assistance1 including financial and legal services1 to borrowers under loans under this title for multifamily housing to facilitate the acquisition of such multifamily housing properties in areas where the ,secretary determines there is a risk of loss of affordable housing4 7#b7 ,prohibition ,the ,secretary shall not categorically exclude previously initiated acquisitions from the provision of technical assistance funding under this subsection4 7i7 ,transfer of rental assistance ,after the loan or loans for a rental project originally financed under section #eae or both sections #ead and #eaf have matured or have been prepaid and the owner has chosen not to restructure the loan pursuant to subsection 7c71 a tenant residing in such project shall have #ah months prior to loan maturation or prepayment to transfer the rental assistance assigned to the tenant's unit to another rental project originally financed under section #eae or both sections #ead and #eaf1 and the owner of the initial project may rent the tenant's previous unit to a new tenant without income restrictions4 7j7 ,administrative expenses ,of any amounts made available for the program under this section for any fiscal year1 the ,secretary may use not more than #a1jjj1jjj for administrative expenses for carrying out such program4 7k7 ,rural ,housing ,service staffing ,the ,secretary-- 7#a7 shall not carry out any policy reducing the number of full-time equivalent employees of the ,rural ,housing ,service without explicit authorization in an ,act of ,congress2 7#b7 shall produce1 not later than #ij days after the date of enactment of this section1 a comprehensive1 actionable1 and measurable staffing plan to increase staffing levels at rural development field offices to levels sufficient to approve ownership transfers of multifamily housing projects under section #eae of this ,act within #ij days of receipt of the transfer2 7#c7 shall hire and on-board not less than #ajj full-time equivalent employees of the ,rural ,housing ,service in each of fiscal years #bjba1 #bjbb1 and #bjbc2 and 7#d7 shall delegate primary and final hiring authority to each ,rural ,development ,state ,director for all vacant ,rural ,housing ,service staff positions until the ,secretary certifies that the staff vacancy rate for the ,rural ,housing ,service in the respective ,state is under #c percent4 7l7 ,authorization of appropriations 7#a7 ,in general ,there is authorized to be appropriated for the program under this section #bbj1jjj1jjj for each of fiscal years #bjba through #bjcj4 7#b7 ,set aside ,of amounts authorized to be appropriated for each fiscal year under paragraph 7#a7-- 7,a7 #aj1jjj1jjj shall be set aside and allocated for activities carried out under subsection 7h72 and 7,b7 #aj1jjj1jjj shall be set aside and allocated for activities carried out under subsection 7k74 4 7b7 ,multifamily preservation and revitalization program ,section #eae of the ,housing ,act of #aidi 7#db ,u4,s4,c4 #adhe7 is amended by adding at the end the following3 7bb7 ,multifamily preservation and revitalization program 7#a7 ,in general ,the ,secretary shall establish a multifamily preservation and revitalization program to preserve and revitalize multifamily housing projects financed under section #ead1 #eae1 or #eaf4 7#b7 ,options ,in carrying out paragraph 7#a71 the ,secretary may-- 7,a7 with respect to the loans provided under sections #ead1 #eae1 and #eaf-- 7i7 reduce or eliminate interest2 7ii7 defer loan payments2 and 7iii7 subordinate1 reduce1 or reamortize loan debt2 and 7,b7 provide other financial assistance1 including-- 7i7 advances2 and 7ii7 payments and incentives 7including the ability of owners to obtain reasonable returns on investment74 7#c7 ,requirements ,in exchange for assistance provided pursuant to this subsection1 the ,secretary shall enter into a restrictive use agreement with the property owner to ensure that the property remains subject to low-income use restrictions for an additional period of time consistent with the terms of the restructuring4 7#d7 ,use of voucher funds for revitalization program ,if the ,secretary determines that additional funds for the revitalization program under this subsection are needed1 funds for the rural housing voucher program under section #edb may be used for the revitalization program under this subsection4 4 #bjd4 ,manufactured housing preservation strategy and investment 7a7 ,definition of eligible entity ,in this section1 the term eligible entity means-- 7#a7 a nonprofit organization1 including a community land trust2 7#b7 a public housing agency or other ,state or local government agency1 including a ,state housing finance agency2 7#c7 an ,indian tribe2 7#d7 a cooperative resident organization formed in compliance with ,state law in which homeowners are members and have open and equal access to membership2 and 7#e7 any entity that the ,secretary determines to have sufficient capacity and demonstrated history of maintaining long term housing affordability in manufactured housing communities4 7b7 ,establishment ,the ,secretary shall establish a grant program to make grants to eligible entities for acquiring and preserving manufactured housing communities4 7c7 ,grants ,amounts from a grant under this section may be used only for-- 7#a7 the acquisition and preservation of manufactured housing communities2 7#b7 such acquisition and preservation1 together with costs for making improvements to infrastructure1 including roads1 water1 and sanitary systems1 common areas1 and community property for acquired manufactured housing communities2 or 7#c7 the demolition1 removal1 and replacement of dilapidated homes from a manufactured housing community4 7d7 ,term of affordability and purpose ,the ,secretary shall ensure any grantee under this section maintains a manufactured housing community for a period of not less than #fj years following receipt of the grant4 7e7 ,grant amount ,the amount of any grant under this section may not exceed an amount that is equal to #cj1jjj multiplied by the number of manufactured home lots in the manufactured housing community for which the grant is made4 7f7 ,technical assistance and capacity building grants ,the ,secretary shall establish a manufactured housing technical assistance hub to make grants to eligible entities seeking to promote best practices1 project planning assistance and manufactured housing community preservation4 7g7 ,authorization of appropriations ,there is authorized to be appropriated for the program under this section #ejj1jjj1jjj for each of fiscal years #bjba through #bjcj4 #bje4 ,community energy savings program 7a7 ,in general ,the ,energy ,policy and ,conservation ,act 7#db ,u4,s4,c4 #fbja et seq47 is amended by inserting after section #cfb 7#db ,u4,s4,c4 #fcbb7 the following3 #cfb;,a4 ,community energy savings program 7a7 ,purpose ,the purpose of this section is to help households and small businesses achieve cost savings by providing loans to implement cost-effective energy efficiency measures4 7b7 ,definitions ,in this section3 7#a7 ,community development financial institution ,the term community development financial institution means a financial institution certified by the ,community ,development ,financial ,institutions ,fund administered by the ,secretary of the ,treasury4 7#b7 ,eligible entity ,the term eligible entity means-- 7,a7 a public power group2 7,b7 a community development financial institution2 and 7,c7 an eligible unit of local government4 7#c7 ,eligible unit of local government ,the term eligible unit of local government means any agency or political subdivision of a ,state4 7#d7 ,energy efficiency measures ,the term energy efficiency measures means1 with respect to a property served by or in the service area or jurisdiction1 as applicable1 of an eligible entity1 structural improvements and investments in cost-effective commercial technologies to increase energy efficiency 7including cost-effective on- or off-grid renewable energy1 energy storage1 or demand response systems74 7#e7 ,household with a high energy burden 7,a7 ,in general ,the term household with a high energy burden means a low-income household the residential energy burden of which exceeds the median energy burden for all low-income households in the ,state in which the low-income household is located4 7,b7 ,calculation ,the residential energy burden referred to in subparagraph 7,a7 is the quotient obtained by dividing residential energy expenditures by the annual income of the low-income household4 7#f7 ,indian tribe ,the term ,indian tribe has the meaning given the term in section #d of the ,indian ,self-,determination and ,education ,assistance ,act 7#be ,u4,s4,c4 #ecjd74 7#g7 ,manufactured home ,the term manufactured home-- 7,a7 has the meaning given the term in section #fjc of the ,national ,manufactured ,housing ,construction and ,safety ,standards ,act of #aigd 7#db ,u4,s4,c4 #edjb72 and 7,b7 includes a home described in subparagraph 7,a7 without regard to whether the home was built before1 on1 or after the date on which the construction and safety standards established under section #fjd of that ,act 7#db ,u4,s4,c4 #edjc7 became effective4 7#h7 ,program ,the term program means the program established under subsection 7c74 7#i7 ,public power group ,the term public power group means-- 7,a7 a public utility2 7,b7 an electric or energy cooperative2 7,c7 a public power district2 and 7,d7 a group of one or more public utilities or electric or energy cooperatives 7commonly referred to as a joint action agency1 generation and transmission cooperative1 municipal power association1 or ,state cooperative association74 7#aj7 ,qualified consumer ,the term qualified consumer means a consumer served by or in the service area or jurisdiction1 as applicable1 of an eligible entity that has the ability to repay a loan made under subsection 7f71 as determined by the eligible entity4 7#aa7 ,secretary ,the term ,secretary means the ,secretary of ,energy4 7#ab7 ,state ,the term ,state means-- 7,a7 a ,state2 7,b7 the ,district of ,columbia2 7,c7 the ,commonwealth of ,puerto ,rico2 and 7,d7 any other territory or possession of the ,united ,states4 7c7 ,establishment ,not later than #abj days after the date of enactment of this section1 the ,secretary shall establish a program under which the ,secretary shall provide grants to ,states and ,indian tribes to provide loans to eligible entities in accordance with this section4 7d7 ,grant fund allocation 7#a7 ,in general ,of the amount appropriated under subsection 7k7 for each fiscal year1 the ,secretary shall allocate as grant funds-- 7,a7 #ih percent to be provided to ,states in accordance with paragraph 7#b72 and 7,b7 #b percent to be provided to ,indian tribes in accordance with paragraph 7#c74 7#b7 ,allocation to ,states ,of the amount allocated for all ,states under paragraph 7#a77;,a71 the ,secretary shall-- 7,a7 allocate not less than #a percent to each ,state described in subparagraphs 7,a7 through 7,c7 of subsection 7b77#ab72 7,b7 allocate not less than #j4e percent to each ,state described in subparagraph 7,d7 of that subsection2 and 7,c7 of the amount remaining after the allocations under subparagraphs 7,a7 and 7,b71 allocate funds to ,states based on the population of each ,state as determined in the latest available decennial census conducted under section #ada7;a7 of title #ac1 ,united ,states ,code4 7#c7 ,allocation to ,indian tribes ,of the amount allocated for ,indian tribes under paragraph 7#a77;,b71 the ,secretary shall allocate funds to each ,indian tribe participating in the program during that fiscal year based on a formula established by the ,secretary that takes into account any factor that the ,secretary determines to be appropriate4 7#d7 ,publication of allocation formulas ,not later than #ij days before the beginning of each fiscal year for which grants are provided to ,states and ,indian tribes under this section1 the ,secretary shall publish in the ,federal ,register the formulas for allocation established under this subsection4 7#e7 ,administrative costs ,of the amount allocated to a ,state or ,indian tribe under this subsection1 not more than #ae percent shall be used by the ,state or ,indian tribe for the administrative costs of administering loans4 7e7 ,loans by ,states and ,indian tribes to eligible entities 7#a7 ,in general ,under the program1 a ,state or ,indian tribe shall make loans to eligible entities to make loans to qualified consumers-- 7,a7 to implement cost-effective energy efficiency measures2 and 7,b7 in accordance with subsection 7f74 7#b7 ,state energy offices ,a ,state shall carry out paragraph 7#a7 through the ,state energy office that is responsible for developing a ,state energy conservation plan under section #cfb4 7#c7 ,priority ,in making loans under paragraph 7#a71 a ,state or ,indian tribe shall give priority to public power groups4 7#d7 ,requirements 7,a7 ,in general ,subject to subparagraph 7,c71 as a condition of receiving a loan under this subsection1 an eligible entity shall-- 7i7 establish a list of energy efficiency measures that are expected to decrease the energy use or costs of qualified consumers2 7ii7 prepare an implementation plan for use of the loan funds1 including the use of any interest to be received under subsection 7f77#d72 7iii7 establish an appropriate measurement and verification system to ensure-- 7,i7 the effectiveness of the energy efficiency loans made by the eligible entity2 and 7,,ii7 that there is no conflict of interest in any loan provided by the eligible entity2 7iv7 demonstrate expertise in the effective implementation of energy efficiency measures2 7v7 ensure that a portion of the loan funds1 which may be determined by the ,state or ,indian tribe1 are used to provide loans to qualified consumers that are households with a high energy burden2 and 7vi7 give priority to providing loans to qualified consumers that own homes or other real property that pose health risks to the occupants of the property that may be mitigated by energy efficiency measures1 as determined by the ,state or ,indian tribe4 7,b7 ,revision of list of energy efficiency measures ,subject to the approval of the ,state or ,indian tribe1 as applicable1 an eligible entity may update the list required under subparagraph 7,a77i7 to account for newly available efficiency technologies4 7,c7 ,existing energy efficiency programs ,an eligible entity that has established an energy efficiency program for qualified consumers before the date of enactment of this section may use an existing list of energy efficiency measures1 implementation plan1 and measurement and verification system for that program to satisfy the applicable requirements under subparagraph 7,a71 if the ,state or ,indian tribe1 as applicable1 determines that the list1 plan1 or system1 as applicable1 is consistent with the purposes of this section4 7#e7 ,no interest ,a loan under this subsection shall bear no interest4 7#f7 ,term ,the term of a loan provided to an eligible entity under paragraph 7#a7 shall not exceed #bj years after the date on which the loan is issued4 7#g7 ,advance 7,a7 ,in general ,in providing a loan to an eligible entity under paragraph 7#a71 a ,state or ,indian tribe may provide an advance of loan funds on request of the eligible entity4 7,b7 ,amount limitation ,any advance provided to an eligible entity under subparagraph 7,a7 in any single year shall not exceed #ej percent of the approved loan amount4 7,c7 ,repayment ,the repayment of an advance under subparagraph 7,a7 shall be amortized for a period of not more than #aj years4 7#h7 ,special advance for start-up activities 7,a7 ,in general ,in providing a loan to an eligible entity under paragraph 7#a71 a ,state or ,indian tribe may provide a special advance on request of the eligible entity for assistance in defraying the start-up costs of the eligible entity1 as determined by the ,state or ,indian tribe1 as applicable1 of providing loans to qualified consumers under subsection 7f74 7,b7 ,limitation ,a special advance shall be provided to an eligible entity under subparagraph 7,a7 only during the #aj-year period beginning on the date on which the loan is issued to that eligible entity4 7,c7 ,amount ,the amount of a special advance provided under subparagraph 7,a7 shall not be greater than #e percent of the approved loan amount4 7,d7 ,repayment ,repayment of a special advance provided under subparagraph 7,a7-- 7i7 shall be required during the #aj-year period beginning on the date on which the special advance is made2 and 7ii7 may be deferred to the end of the #aj-year period described in clause 7i7 at the election of the eligible entity4 7#i7 ,revolving loan fund 7,a7 ,in general ,as a condition of participating in the program1 a ,state or ,indian tribe shall use the funds repaid to the ,state or ,indian tribe under loans offered under this subsection to issue new loans under this subsection4 7,b7 ,administrative costs ,not more than #aj percent of the repaid funds described in subparagraph 7,a7 may be used for the administrative cost of issuing new loans from those repaid funds under this subsection4 7f7 ,loans by eligible entities to qualified consumers 7#a7 ,use of loan 7,a7 ,in general ,a loan made by an eligible entity to a qualified consumer using loan funds provided by a ,state or ,indian tribe under subsection 7e7-- 7i7 shall be used to finance energy efficiency measures for the purpose of decreasing the energy use or costs of the qualified consumer by an amount that ensures1 to the maximum extent practicable1 that the applicable loan term described in subparagraph 7,b7 shall not be an undue financial burden on the qualified consumer1 as determined by the eligible entity2 7ii7 shall not be used to fund purchases of1 or modifications to1 personal property unless the personal property is or becomes attached to real property as a fixture2 7iii7 may be used to upgrade a manufactured home1 regardless of the classification of the home as real or personal property2 and 7iv7 may be used to finance the replacement of a manufactured home-- 7,i7 if the cost of upgrading the manufactured home is excessive1 as determined by the eligible entity2 and 7,,ii7 with priority given to a manufactured home that was constructed before ,june #ae1 #aigf4 7,b7 ,loan term described ,the loan term referred to in subparagraph 7,a77i7 is-- 7i7 in the case of a manufactured home replacement1 not more than #bj years2 and 7ii7 in the case of any other energy efficiency measure1 not more than #ae years4 7#b7 ,repayment 7,a7 ,in general ,subject to subparagraph 7,b71 a loan described in paragraph 7#a77;,a7 shall be repaid by the qualified consumer through charges added to an existing or new electric or recurring service bill for the property of the qualified consumer for1 or at which1 energy efficiency measures are being implemented4 7,b7 ,alternative repayment ,repayment under subparagraph 7,a7 shall not preclude-- 7i7 the voluntary prepayment of the loan by the qualified consumer2 or 7ii7 the use of any additional repayment mechanism1 including a tariffed on-bill mechanism1 that-- 7,i7 has appropriate risk mitigation features1 as determined by the eligible entity2 or 7,,ii7 is required due to the qualified consumer no longer being a customer of the eligible entity4 7#c7 ,energy assessment 7,a7 ,in general ,prior to the installation of energy efficiency measures at the property of a qualified consumer that receives a loan from an eligible entity under this section1 and to assist in the selection of the energy efficiency measures to be installed1 the eligible entity shall conduct an energy assessment or audit to determine the impact of proposed energy efficiency measures on-- 7i7 the energy costs and consumption of the qualified consumer2 and 7ii7 the health and safety of the occupants of the property on which the energy efficiency measures are to be installed4 7,b7 ,field or online assessment ,an energy assessment or audit under subparagraph 7,a7 may be conducted in the field or online1 as determined by the ,state or ,indian tribe that has issued a loan to the eligible entity under subsection 7e74 7#d7 ,interest ,a loan described in paragraph 7#a77;,a7 may bear interest1 not to exceed #e percent1 which may be used-- 7,a7 to establish a loan loss reserve for the eligible entity2 7,b7 to offset the personnel and program costs of the eligible entity in providing the loan2 and 7,c7 for any other related purpose1 as determined by the eligible entity1 in consultation with the ,state or ,indian tribe that has issued a loan to the eligible entity under subsection 7e74 7#e7 ,outside contracts ,an eligible entity may enter into one or more contracts with one or more qualified entities1 as determined by the ,state or ,indian tribe that has issued a loan to the eligible entity under subsection 7e7-- 7,a7 to assist the eligible entity in administering the loans described in paragraph 7#a77;,a72 and 7,b7 to carry out any of the requirements of the eligible entity described in subsection 7e77#d77;,a74 7g7 ,direct loans from ,states and ,indian tribes ,a ,state or ,indian tribe may act as an eligible entity under subsection 7f7 to provide loans directly to qualified consumers-- 7#a7 in accordance with that subsection2 and 7#b7 if the ,state or ,indian tribe satisfies the requirements under subsection 7e77#d71 as determined by the ,secretary4 7h7 ,program administration 7#a7 ,plan ,not later than #abj days after the date of enactment of this section1 the ,secretary shall establish and begin carrying out a plan-- 7,a7 to measure and verify the success of the program in implementing energy efficiency measures2 7,b7 provide training to the employees of eligible entities relating to carrying out the requirements of eligible entities under this section2 and 7,c7 provide technical assistance to ,states1 ,indian tribes1 and eligible entities relating to carrying out the requirements of this section4 7#b7 ,public awareness ,not later than #abj days after the date of enactment of this section1 the ,secretary shall establish and begin carrying out a plan to make eligible entities and the general public aware of the program1 including by developing a marketing program to raise awareness of the program4 7#c7 ,outside contracts 7,a7 ,in general ,the ,secretary may enter into one or more contracts with one or more qualified entities1 as determined by the ,secretary1 to carry out paragraphs 7#a7 and 7#b74 7,b7 ,use of subcontractors authorized ,a qualified entity that enters into a contract with the ,secretary under subparagraph 7,a7 may use one or more subcontractors to assist the qualified entity in carrying out the contract4 7#d7 ,accounting ,the ,secretary1 and each ,state and ,indian tribe participating in the program1 shall take appropriate steps to streamline the accounting requirements for eligible entities under the program while maintaining adequate assurances of the repayment of the loans made to those eligible entities under the program4 7i7 ,effect on authority ,nothing in this section shall impede1 impair1 or modify the authority of the ,secretary to offer loans or grants under any other law4 7j7 ,report 7#a7 ,in general ,not later than #ae months after the date on which the program is established1 and #ij days after the end of each fiscal year for each fiscal year thereafter1 the ,secretary shall submit to the appropriate committees of ,congress and make publicly available a report that describes1 with respect to the program-- 7,a7 the number of applications received by each ,state and ,indian tribe from eligible entities for that fiscal year2 7,b7 the number of loans made by each ,state and ,indian tribe for that fiscal year-- 7i7 to eligible entities2 and 7ii7 directly to qualified consumers2 7,c7 the eligible entities that are the recipients of the loans described in subparagraph 7,b77i72 and 7,d7 the manner in which the program was advertised to eligible entities and the general public4 7#b7 ,consultation ,the ,secretary shall consult with and obtain information from ,states and ,indian tribes in preparing the report submitted under paragraph 7#a74 7k7 ,authorization of appropriations 7#a7 ,in general ,there is authorized to be appropriated to the ,secretary to carry out this section #aej1jjj1jjj for each of fiscal years #bjba through #bjbf4 7#b7 ,supplement not supplant ,the funding provided to a ,state or ,indian tribe under subsection 7d7 for each fiscal year shall be used to supplement1 not supplant1 any ,federal1 ,state1 or other funds otherwise made available to that ,state or ,indian tribe under-- 7,a7 a ,state energy conservation plan established under part ,d of title ,,iii of the ,energy ,policy and ,conservation ,act 7#db ,u4,s4,c4 #fcba et seq472 or 7,b7 the ,weatherization ,assistance ,program for ,low-,income ,persons established under part ,a of title ,,iv of the ,energy ,conservation and ,production ,act 7#db ,u4,s4,c4 #fhfa et seq474 4 7b7 ,state energy conservation plans ,section #cfb7;d77#e7 of the ,energy ,policy and ,conservation ,act 7#db ,u4,s4,c4 #fcbb7;d77#e77 is amended-- 7#a7 in subparagraph 7,a71 by striking or at the end2 7#b7 in subparagraph 7,b71 by inserting or after the semicolon2 and 7#c7 by adding at the end the following3 7,c7 which may include the community energy savings program under section #cfb;,a2 4 7c7 ,technical amendment ,the table of contents for the ,energy ,policy and ,conservation ,act 7,public ,law #id-afc2 #hi ,stat4 #hgb7 is amended by inserting after the item relating to section #cfb the following3 ,sec4 #cfb;,a4 ,community energy savings program4 4 ,,iii ,housing ,assistance for ,homeless and ,low-,income ,families #cja4 ,increasing direct rental assistance 7a7 ,in general ,section #h7o7 of the ,united ,states ,housing ,act of #aicg 7#db ,u4,s4,c4 #adcg;f7o77 is amended by adding at the end the following3 7#ba7 ,emergency rental assistance voucher program 7,a7 ,definition of ,indian tribe ,in this paragraph1 the term ,indian tribe has the meaning given the term in section #ajb of the ,federally ,recognized ,indian ,tribe ,list ,act of #aiid 7#be ,u4,s4,c4 #eacj74 7,b7 ,vouchers ,the ,secretary shall set aside1 from amounts made available for rental assistance under this subsection1 the amount specified in subparagraph 7,f7 to provide vouchers to tenants that are eligible for tenant-based assistance under this subsection4 7,c7 ,set aside ,of the amount appropriated under subparagraph 7,f7 for each fiscal year1 the ,secretary shall allocate as grant funds-- 7i7 #ih percent to be provided to ,states2 and 7ii7 #b percent to be provided to ,indian tribes in accordance with subparagraph 7,d74 7,d7 ,allocation to ,indian tribes ,of the amount allocated for ,indian tribes under subparagraph 7,c77ii71 the ,secretary shall allocate funds to each ,indian tribe under this paragraph during that fiscal year based on a formula established by the ,secretary that takes into account any factor that the ,secretary determines to be appropriate4 7,e7 ,publication of allocation formulas ,not later than #ij days before the beginning of each fiscal year for which grants are provided to ,states and tribal housing authorities under this paragraph1 the ,secretary shall publish in the ,federal ,register the formulas for allocation established under this paragraph4 7,f7 ,amounts ,the amount specified in this subparagraph is-- 7i7 for fiscal year #bjba1 the amount necessary to provide #ajj1jjj vouchers for rental assistance under this subsection2 7ii7 for fiscal year #bjbb1 the amount necessary to provide #bjj1jjj vouchers for rental assistance under this subsection2 7iii7 for fiscal year #bjbc1 the amount necessary to provide #cjj1jjj vouchers for rental assistance under this subsection2 7iv7 for fiscal year #bjbd1 the amount necessary to provide #djj1jjj vouchers for rental assistance under this subsection2 7v7 for fiscal year #bjbe1 the amount necessary to provide #ejj1jjj vouchers for rental assistance under this subsection2 7vi7 for fiscal year #bjbf1 the amount necessary to provide #fjj1jjj vouchers for rental assistance under this subsection2 7vii7 for fiscal year #bjbg1 the amount necessary to provide #gjj1jjj vouchers for rental assistance under this subsection2 7viii7 for fiscal year #bjbh1 the amount necessary to provide #hjj1jjj vouchers for rental assistance under this subsection2 7ix7 for fiscal year #bjbi1 the amount necessary to provide #ijj1jjj vouchers for rental assistance under this subsection2 and 7x7 for fiscal year #bjcj1 the amount necessary to provide #a1jjj1jjj vouchers for rental assistance under this subsection4 7,g7 ,amount of voucher ,a voucher provided to a tenant under this paragraph shall be in an amount that is not more than #aaj percent of the small area fair market rental established under section #h7;c7 for the area in which the tenant resides4 7,h7 ,administrative fee ,each public housing agency or tribal housing authority that administers a voucher provided under this paragraph shall be provided with amounts necessary to cover all related administrative fees4 7,i7 ,administration of vouchers 7i7 ,priority ,the ,secretary shall give priority to public housing agencies over ,state housing finance agencies with respect to the administration of vouchers provided under this paragraph4 7ii7 ,state housing finance agencies ,a ,state housing finance agency may apply for and administer a voucher provided under this paragraph on the same terms as a public housing agency if the ,secretary determines that public housing agencies in that ,state lack the capacity to administer the voucher4 7,j7 ,no arbitrary time limit ,the ,secretary shall not limit the amount of time a voucher holder is eligible to receive rental assistance under this paragraph1 except by an individualized determination that ending rental assistance serves the best interest of the voucher holder4 4 7b7 ,set aside ,an amount equal to #bj percent of the funds appropriated to carry out paragraph 7#ba7 of section #h7o7 of the ,united ,states ,housing ,act of #aicg 7#db ,u4,s4,c4 #adcg;f7o771 as added by subsection 7a71 in a fiscal year shall be set aside and transferred to the ,restorative ,housing ,justice ,fund established under section #aac7;h74 7c7 ,prohibition on denial of assistance based on non-,violent criminal convictions ,section #h7o7 of the ,united ,states ,housing ,act of #aicg 7#db ,u4,s4,c4 #adcg;f7o771 as amended by subsection 7a7 of this section1 is amended by adding at the end the following3 7#bb7 ,prohibition ,each public housing agency or tribal housing authority that administers a voucher provided under this subsection shall not establish eligibility criteria for the voucher that excludes individuals with non-violent criminal convictions1 except for-- 7,a7 registered sex offenders2 and 7,b7 a person described in section #af7;f74 4 #cjb4 ,supportive tiny housing village innovation pilot program 7a7 ,definition of eligible entity ,in this section1 the term eligible entity means-- 7#a7 a public housing agency2 7#b7 a religious organization2 7#c7 an ,indian tribe that has jurisdiction over ,indian country2 and 7#d7 a nonprofit housing entity4 7b7 ,establishment ,the ,secretary shall establish a pilot program to provide grants to eligible entities to promote innovation and increased capacity of tiny housing village programs4 7c7 ,priority ,in awarding grants under this section1 the ,secretary shall prioritize funding for public housing agencies1 religious organizations1 ,indian tribes that have jurisdiction over ,indian country1 and nonprofit housing entities to construct and operate gate-controlled tiny home villages or community spaces that-- 7#a7 have a per unit cost of not more than #be1jjj1 including all necessary construction materials1 labor1 shared infrastructure1 dining1 laundry1 and sanitation facilities2 7#b7 require residents to receive not less than #a hour of weekly case management2 and 7#c7 permit residents to bring and share their housing unit with a partner1 an assistance animal1 or a pet4 7d7 ,case managers ,in hiring case managers to provide assistance to residents in the tiny home village or community space under this section1 a public housing agency shall give priority to applications submitted by former residents4 7e7 ,matching funding ,a recipient of a grant under this section shall provide matching non-,federal funds in an amount equal to #ej percent of the grant amount4 7f7 ,authorization of appropriations ,there is authorized to be appropriated to carry out this section #ajj1jjj1jjj for each of fiscal years #bjba through #bjcj4 #cjc4 ,permanent supportive housing 7a7 ,in general ,out of funds in the ,treasury not otherwise appropriated1 there is appropriated to the ,secretary #a1jjj1jjj1jjj for each of fiscal years #bjba through #bjcj to provide grants under title ,,iv of the ,mc,kinney-,vento ,homeless ,assistance ,act 7#db ,u4,s4,c4 #aacfj et seq47 to support permanent supportive housing1 including capital costs1 rental subsidies1 and services4 7b7 ,technical assistance ,of amounts appropriated under subsection 7a71 there shall be allocated to the ,secretary #be1jjj1jjj in each fiscal year for under-capacity jurisdictions to develop comprehensive whole-of-local government plans to build capacity for permanent supportive housing in a rural area1 as defined in section #abhb4a of title #ab1 ,code of ,federal ,regulations1 or any successor regulation4 7c7 ,equity evaluation ,of amounts appropriated under subsection 7a71 there shall be allocated to the ,secretary #be1jjj1jjj in each fiscal year for housing innovation research centers to evaluate access barriers impacting people of color within existing permanent supportive housing implementation criteria4 #cjd4 ,navigation center pilot program 7a7 ,establishment ,the ,secretary shall establish a grant program to provide funding to ,state and local governments to create low-barrier navigation centers for individuals and families experiencing homelessness4 7b7 ,use of funds ,a low-barrier navigation center created by a grant recipient shall-- 7#a7 provide intensive management services1 including connections to health care1 employment1 legal aid1 and permanent housing1 to individuals and families experiencing homelessness2 and 7#b7 allow an individual or family experiencing homelessness to stay at the center for not more than #ij continuous days per #ahj-;day period4 7c7 ,matching funding ,a recipient of a grant under this section shall provide matching non-,federal funds in an amount equal to #ajj percent of the grant amount4 7d7 ,authorization of appropriations ,there is authorized to be appropriated to carry out this section-- 7#a7 #ej1jjj1jjj for each of fiscal years #bjba through #bjbe2 and 7#b7 #ajj1jjj1jjj for each of fiscal years #bjbf through #bjcj4 ,,iv ,housing and ,homelessness ,innovation #dja4 ,housing and homelessness innovation research centers 7a7 ,establishment ,the ,secretary shall establish not less than #a housing and homelessness innovation research center in each region of the ,department of ,housing and ,urban ,development4 7b7 ,reports ,each center established under subsection 7a7 shall1 on an annual basis1 submit a report to the ,secretary and ,congress that includes-- 7#a7 recommendations for changes to ,federal policy surrounding housing and homelessness2 and 7#b7 a study of best practices to preserve low- and middle-cost housing and expand low-cost housing options in the region served by the center1 including single room occupancy units1 manufactured housing1 shelters1 housing units under #djj square feet1 stacked flats1 and accessory dwelling units4 7c7 ,authorization of appropriations ,there is authorized to be appropriated to carry out this section #ajj1jjj1jjj for each of fiscal years #bjba through #bjcj4