,i #aaith ,,congress #ast ,session ,h4 ,r4 #bjf ,,in ,,the ,,house ,,of ,,representatives ,january #c1 #bjbe,ms4 ,velzquez introduced the following bill2 which was referred to the ,committee on ,financial ,services1 and in addition to the ,committees on ,ways and ,means1 and the ,judiciary1 for a period to be subsequently determined by the ,speaker1 in each case for consideration of such provisions as fall within the jurisdiction of the committee concerned ,a ,,bill ,to amend the ,fair ,housing ,act to prohibit discrimination based on use of section #h vouchers1 and for other purposes4 #a4 ,short title ,this ,act may be cited as the ,landlord ,accountability ,act of #bjbe4 #b4 ,prohibiting housing discrimination based on source of income 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 includes-- 7#a7 current and future use of a tenant- or project-based housing voucher under section #h of the ,united ,states ,housing ,act of #aicg 7#db ,u4,s4,c4 #adcg;f7 and any form of ,federal1 ,state1 or local housing assistance provided to a person or family or provided to a housing owner on behalf of a person or family1 including rental vouchers1 rental assistance1 down payment assistance1 other homeownership assistance1 assistance to cover housing costs1 and other rental and homeownership subsidies1 or guarantees or financial assistance provided through government and nongovernment organizations1 including both receipt of such assistance and compliance with its terms thereof2 7#b7 income received as a monthly benefit under title ,,ii of the ,social ,security ,act 7#db ,u4,s4,c4 #dja et seq471 as a supplemental security income benefit under title ,,xvi of the ,social ,security ,act 7#db ,u4,s4,c4 #acha et seq471 or as a benefit under the ,railroad ,retirement ,act of #aigd 7#de ,u4,s4,c4 #bca et seq47 or income provided through ,federal1 ,state1 or local governments or nongovernment organizations1 or through any public or ,state-supported general or disability income assistance program or the terms of such income2 7#c7 income received by court order1 including spousal support and child support2 7#d7 any payment from a trust1 guardian1 conservator1 co-signer1 or relative2 and 7#e7 any other source of income or funds1 including savings accounts and investments4 2 7#b7 in section #hjd 7#db ,u4,s4,c4 #cfjd7-- 7,a7 by inserting source of income1 after familial status1 each place that term appears2 and 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 7#e7 in section #hjg 7#db ,u4,s4,c4 #cfjg71 by adding at the end the following new subsection3 7c7 ,nothing under this title shall be construed to prohibit any entity from providing a preference for veterans or based on veteran status in the sale or rental of a dwelling or in the provision of services or facilities in connection therewith4 2 7#f7 in section #hjh7;e77#f7 7#db ,u4,s4,c4 #cfjh7;e77#f771 by inserting source of income1 after handicap12 and 7#g7 in section #haj7;f7 7#db ,u4,s4,c4 #cfaj7;f771 by striking paragraph 7#d7 and inserting the following3 7#d7 ,during the period beginning on the date of enactment of the ,landlord ,accountability ,act of #bjbe and ending on the date that is #dj months after such date of enactment1 each agency certified for purposes of this title on the day before such date of enactment shall1 for purposes of this subsection1 be considered certified under this subsection with respect to those matters for which the agency was certified on that date4 ,if the ,secretary determines in an individual case that an agency has not been able to meet the certification requirements within this #dj-month period due to exceptional circumstances1 such as the infrequency of legislative sessions in that jurisdiction1 the ,secretary may extend such period by not more than #f months4 4 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 for enforcement ,there is authorized to be appropriated for contracts1 grants1 and other assistance-- 7#a7 #ij1jjj1jjj for each of fiscal years #bjbf through #bjce for the ,fair ,housing ,initiatives ,program under section #efa of the ,housing and ,community ,development ,act of #aihg 7#db ,u4,s4,c4 #cfaf;a72 7#b7 #dg1jjj1jjj for each of fiscal years #bjbf through #bjce for the ,fair ,housing ,assistance ,program under the ,fair ,housing ,act 7#db ,u4,s4,c4 #cfja et seq472 and 7#c7 #c1jjj1jjj for each of fiscal years #bjbf through #bjbh to the ,secretary of ,housing and ,urban ,development for a carrying out national media campaign to raise public awareness to help individuals understand their expanded rights under the ,fair ,housing ,act and learn how to report incidents of housing discrimination4 #c4 ,penalties for intentional acts to disqualify dwelling units from eligibility for ,federal housing programs 7a7 ,violation ,an owner of a dwelling unit that is available for rental may not take any action1 or fail to take any action1 with the intent to make the dwelling unit insufficiently decent1 safe1 sanitary1 or inhabitable1 or cause such other physical condition1 so that the dwelling does not qualify for assistance within the jurisdiction of the ,department 7as such term is defined in section #ajb7m7 of the ,department of ,housing and ,urban ,development ,reform ,act of #aihi 7#db ,u4,s4,c4 #cede7m7774 7b7 ,civil money penalties ,any person who is found by the ,secretary of ,housing and ,urban ,development1 after notice and opportunity for a hearing in accordance with section #eed of title #e1 ,united ,states ,code1 to have violated subsection 7a7 shall be assessed a civil money penalty by the ,secretary in the amount of #ajj1jjj for each such action or failure to act4 7c7 ,liability to tenants ,a tenant who1 at the time of a violation under subsection 7a71 occupies the dwelling unit to which the violation relates may bring a civil action for damages in the following amounts3 7#a7 #ej1jjj for each action or failure to act in violation of subsection 7a74 7#b7 ,any actual damages and costs to the tenant resulting from the violation1 including any costs of finding a replacement dwelling unit4 #d4 ,penalities for vacant units 7a7 ,violation2 penalty ,in the case of a dwelling unit that is located in a multifamily housing project1 qualifies for assistance within the jurisdiction of the ,department 7as such term is defined in section #ajb7m7 of the ,department of ,housing and ,urban ,development ,reform ,act of #aihi 7#db ,u4,s4,c4 #cede 7m7771 is available for rental1 and is found1 after notice and opportunity for a hearing in accordance with section #eed of title #e1 ,united ,states ,code1 to be intentionally left vacant by the owner for a period of more than #fj days that begins as provided under subsection 7b71 the owner shall be assessed a civil money penalty in the amount of #ajj1jjj for every #cj days that the unit is found to be intentionally left vacant4 7b7 ,timing 7#a7 ,new units ,in the case of a dwelling unit that has not previously been occupied1 such #fj-;day period shall commence on the day that the unit is first habitable for occupancy1 as determined by the ,secretary4 7#b7 ,existing units ,in the case of a dwelling unit that has previously been occupied1 such #fj-;day period shall commence on the day that the unit was vacated by the most recent tenant4 7c7 ,treatment of repairs ,in making a determination with respect to a violation under subsection 7a7-- 7#a7 the ,secretary shall presume1 subject to paragraph 7#b71 that a dwelling unit that is vacant during any period between tenancies that the unit is being repaired1 updated1 renovated1 or refurbished is not available for rental during such period2 and 7#b7 the ,secretary shall treat such presumption as having been rebutted upon a showing by a prospective tenant1 or agent thereof1 that a reasonable period of time for such updating1 renovation1 or refurbishment elapsed4 #e4 ,resources for receiving and resolving complaints regarding multifamily housing projects 7a7 ,increased ,,hud staffing for complaint call staffing 7#a7 ,increased staffing ,the ,secretary shall1 not later than the expiration of the #ahj-;day period beginning on the date of the enactment of this ,act1 increase the staffing level for the ,multifamily ,housing ,complaint ,line established and operated by the ,multifamily ,housing ,clearinghouse of the ,department so that it is sufficient and appropriate to handle the volume of calls received without unreasonable waiting periods4 7#b7 ,authorization of appropriations ,for carrying out paragraph 7#a71 there are authorized to be appropriated to the ,secretary such sums as may be necessary for each fiscal year for carrying out paragraph 7#a74 7b7 ,multifamily housing complaint resolution program 7#a7 ,in general ,the ,secretary shall carry out a ,multifamily ,housing ,complaint ,resolution ,program for receiving complaints about multifamily housing projects from voucher users who reside in such projects and local governmental officials1 under which the ,secretary shall provide for-- 7,a7 gathering of information regarding each such complaint2 7,b7 determining whether there is a likelihood that there is any violation of the requirements under the rental assistance voucher program relating to such complaint2 7,c7 informing the owner or landlord of the complaint and any violations2 and 7,d7 attempting to resolve the complaint and violations1 including through mediation4 7#b7 ,resolution ,the ,secretary may provide for carrying out the activities required under paragraph 7#a77;,d7 through regional or field offices of the ,department or through such local or private organizations or agencies as the ,secretary determines have appropriate capabilities and expertise to carry out such activities4 7#c7 ,funding ,amounts made available for administrative fees under section #h7q7 of the ,united ,states ,housing ,act of #aicg 7#db ,u4,s4,c4 #adcg;f7q77 shall be available for carrying out the program under this subsection4 7#d7 ,regulations ,not later than the expiration of the #ab-month period beginning on the date of the enactment of this ,act1 the ,secretary shall issue any regulations necessary to establish the ,program required under this subsection4 #f4 ,,hud disclosure of landlord complaints 7a7 ,public disclosure ,the ,secretary shall publicly disclose1 on a website of the ,department and on a timely basis1 information regarding each complaint received under the ,program establish pursuant to section #e7;b71 which shall include for each such complaint-- 7#a7 the nature of the complaint2 7#b7 the date on which such complaint was submitted to the ,department2 7#c7 the disposition1 as of the time of such disclosure1 of such complaint2 and 7#d7 information identifying the multifamily housing project to which such complaint relates4 7b7 ,reports to ,congress ,the ,secretary of ,housing and ,urban ,development shall submit a report annually to the ,committee on ,financial ,services of the ,house of ,representatives and the ,committee on ,banking1 ,housing1 and ,urban ,affairs of the ,senate summarizing the complaints described in subsection 7a7 that were received by the ,department during the preceding year and describing the disposition to such date of such complaints4 #g4 ,tax credit incentive for maintenance of multifamily housing with voucher user tenants 7a7 ,in general ,subpart ,d of part ,,iv of subchapter ,a of chapter #a of the ,internal ,revenue ,code of #aihf is amended by adding at the end the following new section3 #de;,,aa4 ,low-income housing maintenance credit 7a7 ,in general ,for purposes of section #ch1 in the case of an eligible landlord1 the low-income housing maintenance credit determined under this section for the taxable year is an amount equal to the amount of the taxpayer's low-income housing maintenance expenses for such taxable year4 7b7 ,limitations 7#a7 ,per unit limitation ,the credit allowed under subsection 7a7 with respect to any taxpayer for any taxable year shall not exceed the product of #b1ejj multiplied by the number of low-income housing units owned by the taxpayer4 7#b7 ,per building limitation ,the credit allowed under subsection 7a7 with respect to any taxpayer for any taxable year shall not exceed the product of #ajj1jjj multiplied by the number of eligible low-income housing projects owned by the taxpayer4 7#c7 ,per taxpayer limitation ,the credit allowed under subsection 7a7 with respect to any taxpayer for any taxable year shall not exceed #ejj1jjj4 7c7 ,eligible landlord ,for purposes of this section1 the term eligible landlord means any taxpayer for any taxable year if-- 7#a7 such taxpayer owns one or more eligible low-income housing projects during such taxable year1 and 7#b7 either-- 7,a7 each complaint that is filed1 under the program under section #e7;b7 of the ,landlord ,accountability ,act of #bjbe1 during such taxable year with respect to a dwelling unit in an eligible low-income housing project owned by such taxpayer has been determined by the ,secretary of ,housing and ,urban ,development to have been remedied not later than the date which is #cj days after the date on which such complaint is so filed1 or 7,b7 no such complaint has been filed with respect to such a dwelling unit in such a housing project owned by such taxpayer during such taxable year4 7d7 ,other definitions ,for purposes of this section-- 7#a7 ,low-income housing maintenance expenses ,the term low-income housing maintenance expenses means the aggregate amount paid or incurred by the taxpayer during the taxable year for maintenance or improvement of low-income housing units4 7#b7 ,eligible low-income housing project ,the term eligible low-income housing project means1 with respect to a taxable year1 a housing project-- 7,a7 that consists of five or more dwelling units at least one of which was occupied during such year by a family who rented the dwelling unit using a voucher for rental assistance under section #h7o7 of the ,united ,states ,housing ,act of #aicg 7#db ,u4,s4,c4 #adcg;f7o772 and 7,b7 with respect to which the eligible landlord has entered into such binding agreements as the ,secretary of ,housing and ,urban ,development shall require to ensure that rents for dwelling units in the project do not1 at any time after the taxable year in which a low-income housing maintenance credit under this section is allowable1 exceed the applicable fair market rental under section #h7;c7 of the ,united ,states ,housing ,act of #aicg 7#db ,u4,s4,c4 #adcg;f7c77 for the market area in which the project is located4 7#c7 ,low-income housing unit ,the term low-income housing unit means a dwelling unit within an eligible low-income housing project4 7e7 ,aggregation rule ,all persons treated as a single employer under subsection 7a7 or 7b7 of section #eb or subsection 7m7 or 7o7 of section #dad shall be treated as one person for purposes of applying this section4 ,the credit determined under subsection 7a7 7after application of subsection 7b77 shall be allocated among such persons in such manner as the ,secretary may prescribe4 7f7 ,termination ,no credit shall be determined under this section with respect to any taxable year beginning after ,december #ca1 #bjce4 4 7b7 ,credit ,to be part of general business credit ,section #ch7;b7 of such ,code is amended by striking plus at the end of paragraph 7#cg71 by striking the period at the end of paragraph 7#ch7 and inserting 1 plus1 and by adding at the end the following new paragraph3 7#ci7 in the case of an eligible landlord 7as defined in section #de;,,aa7c771 the low-income housing maintenance credit determined under section #de;,,aa4 4 7c7 ,clerical amendment ,the table of sections for subpart ,d of part ,,iv of subchapter ,a of chapter #a of such ,code is amended by adding at the end the following new item3 ,sec4 #de;,,aa4 ,low-income housing maintenance credit4 4 7d7 ,effective date ,the amendments made by this section shall apply to taxable years beginning after ,december #ca1 #bjbe4 #h4 ,public display of tenant's rights and complaint line 7a7 ,required display ,an owner of a multifamily housing project which qualifies for assistance within the jurisdiction of the ,department 7as such term is defined in section #ajb7m7 of the ,department of ,housing and ,urban ,reform ,act of #aihi 7#db ,u4,s4,c4 #cede 7m77 shall display1 at all times and in clear and conspicuous location on each floor of such project that contains any dwelling unit1 a written notice that includes-- 7#a7 a statement describing the rights under ,federal law afforded to tenants of the project2 7#b7 the phone number for the ,multifamily ,housing ,complaint ,line established and operated by the ,multifamily ,housing ,clearinghouse2 and 7#c7 the phone number for a regional or local office of the ,department which can provide tenants additional information regarding ,state and local resources for tenants4 7b7 ,language ,availability ,the notice required under subparagraph 7a7 shall be made available to tenants in ,english and in ,spanish1 as well as any additional languages the owner may feel necessary4 7c7 ,civil money penalty ,any person who is found by the ,secretary of ,housing and ,urban ,development1 after notice and opportunity for a hearing in accordance with section #eed of title #e1 ,united ,states ,code1 to have failed to make a good faith effort to display notice complying with subsection 7a7 may be assessed a civil money penalty by the ,secretary in the amount of #ejj for each day of each such failure1 except that the ,secretary shall waive such penalty in any case in which an owner cures such violation within the #e-;day period beginning upon notice by the ,secretary of such violation4 7d7 ,model notice 7#a7 ,development ,not later than the expiration of the #ab-month period beginning on the date of the enactment of this ,act1 the ,secretary shall develop and publish in the ,federal ,register a model notice that fulfills the requirements under subsections 7a77#a7 and 7a77#b74 7#b7 ,availability ,the ,secretary shall make copies of the notice developed pursuant to paragraph 7#a7 available1 upon request1 to owners of multifamily housing projects4 7e7 ,applicability ,subsections 7a7 and 7b7 shall apply beginning upon the expiration of the #fj-;day period that begins on the date that the ,secretary publishes notice in the ,federal ,register pursuant to subsection 7c77#a74 7f7 ,regulations ,not later than the expiration of the #ahj-;day period beginning on the date of the enactment of this ,act1 the ,secretary shall issue regulations to carry out this section4 #i4 ,grants for tenant harassment prevention programs 7a7 ,authority ,the ,secretary may1 to the extent amounts are made available for grants under this section1 make grants to ,states1 ,indian tribes1 units of local government1 and nonprofit1 nongovernmental affordable housing organizations to develop1 expand1 or assist tenant harassment prevention programs4 7b7 ,tenant harassment prevention program ,for purposes of this section1 the term tenant harassment prevention program means any program or activities designed to protect1 assist1 or educate tenants of residential rental dwelling units regarding harassing or illegal behavior by their landlords intended to force the tenant to vacate the dwelling unit or surrender any of their rights as tenants4 ,such term includes programs and activities providing legal assistance1 counseling1 education1 intervention1 complaint processes4 7c7 ,federal share ,the amount of a grant under this section for any tenant harassment prevention program may not exceed #ge percent of the total costs of the program or activities to be carried out1 including administrative costs4 7d7 ,applications ,the ,secretary shall provide for eligible entities specified in subsection 7a7 to apply for grants under this section1 which applications shall describe the tenant harassment prevention program to be assisted with grant amounts1 the activities to be carried out under the program1 and the projected costs of such activities4 7e7 ,selection ,the ,secretary shall select applicants to receive grants based on criteria that the ,secretary shall establish4 7f7 ,authorization of appropriations ,there are authorized to be appropriated #be1jjj1jjj for each of fiscal years #bjbd through #bjbh for grants under this section4 #aj4 ,definitions ,for purposes of this ,act1 the following definitions shall apply3 7#a7 ,multifamily housing project ,the term multifamily housing project means a housing project consisting of five or more dwelling units4 7#b7 ,rental assistance voucher ,the term rental assistance voucher means a voucher for rental assistance made available under section #h7o7 of the ,united ,states ,housing ,act of #aicg 7#db ,u4,s4,c4 #adcg;f7o774 7#c7 ,secretary ,the term ,secretary means the ,secretary of ,housing and ,urban ,development4 7#d7 ,voucher user ,the term voucher user means a family who is renting a dwelling unit using a rental assistance voucher4 #aa4 ,regulations ,the ,secretary may issue any regulations necessary to carry out this ,act4