S. 1477 — Housing for All Act of 2025

This section authorizes appropriations of $45 billion for the Housing Trust Fund for each of fiscal years 2025 through 2034. (As background, the Housing Trust Fund provides grants to states to increase and preserve the supply of rental housing for extremely low- and very low-income families, including homeless families, and to increase homeownership for such families.)

This section authorizes appropriations for FY2025, to remain available until September 30, 2034, for the supportive housing for the elderly program (Section 202 of the Housing Act of 1959), which provides capital advances and project rental assistance to private nonprofit organizations and consumer cooperatives for the development of housing designed to meet the needs of very low-income elderly persons (age 62 and older), as follows: (1) $2,500,000,000 for capital advance awards, Section 8 project-based rental assistance contracts for capital advance projects, and service coordinators; (2) $15,000,000 for technical assistance to support state-level efforts to improve voluntary supportive services for residents of such housing and other housing for low-income older adults; and (3) $125,000,000 for administration and oversight costs to the Secretary of Housing and Urban Development.

This section authorizes appropriations for FY2025, to remain available until September 30, 2034, for the Section 811 Supportive Housing for Persons with Disabilities program (42 U.S.C. 8013)—which provides capital advances and project rental assistance for very low-income persons with disabilities—as follows: (1) $900 million for capital advances (including amendments to capital advance contracts), project rental assistance under subsection (d)(2), project assistance contracts for elderly housing under section 202(h) of the Housing Act of 1959 (12 U.S.C. 1701q(h)), and project rental assistance to state housing finance agencies and other entities under subsection (b)(3); (2) $15 million for technical assistance to support state-level integration of housing assistance and voluntary supportive services; and (3) $87 million for administration and oversight costs to the Secretary of Housing and Urban Development.

This section authorizes appropriations for FY2025, to remain available until September 30, 2034, as follows: (1) $40 billion for activities and assistance under the HOME Investment Partnerships Program (HOME program), which provides formula grants to states and localities for the development, rehabilitation, and preservation of affordable rental and homeownership housing; (2) $100 million for new awards to or increases in prior awards to technical assistance providers, including for best practices in coordinating HOME funds with other assistance (e.g., project-based rental assistance); and (3) $360 million for administration and oversight costs of the HOME program and the Housing Trust Fund (i.e., grants to states to increase and preserve rental housing and homeownership opportunities for extremely low- and very low-income families). This section also increases from 10% to 15% the maximum share of grantee allocations under these appropriations that eligible grantees may use for administrative and planning costs.

This section establishes a grant program administered by the Secretary of Housing and Urban Development to provide technical assistance to states on coordinating federal and state housing funding sources to finance housing projects such as permanent supportive housing (i.e., long-term housing combined with supportive services for homeless individuals with disabilities). The assistance includes resources, tools, and products that (1) aid in coordinating a single application for multiple funding sources, (2) aid in consolidating funding sources and implementing reporting requirements at the state level, and (3) support staff capacity in state housing finance agencies to align funding with needs and expand housing stability. This section authorizes appropriations of such sums as may be necessary, to remain available until expended.

This section (1) authorizes appropriations of $10 million for each fiscal year to carry out Title II of the McKinney-Vento Homeless Assistance Act, which established the United States Interagency Council on Homelessness to coordinate the federal response to homelessness (previously $3 million for FY2010 and such sums as necessary for FY2011); and (2) establishes a permanent 14-member Commission on Racial Equity in Housing, appointed by the Council's executive director by January 1, 2026, to support the Council through research, data analysis, and recommendations on racial equity in housing, the effects of structural racism on housing and homelessness, and related interventions, with duties including annual reports to Congress and specified federal officials and such sums as necessary authorized for the commission.

This section appropriates mandatory funding for FY2025 through 2028 to provide incremental tenant-based rental assistance vouchers under section 8(o) of the United States Housing Act of 1937 (i.e., Housing Choice Voucher program), including 500,000 vouchers allocated in FY2025 and 1,000,000 vouchers in increments of 500,000 in each calendar year from 2026 through 2028 to public housing agencies pursuant to specified selection criteria prioritizing eligible households (i.e., families initially with incomes not exceeding 50% of extremely low-income limits or extremely low-income families including Supplemental Security Income recipients) facing severe housing hardships such as homelessness, overcrowding, or evictions. Beginning five years after enactment, the section entitles any otherwise eligible family that is an eligible household to such rental assistance, with additional appropriated funding for the assistance payments and related administrative fees. (As background, Housing Choice Vouchers enable low-income families to rent private-market housing by subsidizing a portion of rent; this expansion targets the poorest households, who comprise approximately 25% of program participants under current targeting rules.)

This section authorizes appropriations for FY2025, to remain available until September 30, 2034, of (1) $14.5 billion for the project-based rental assistance program under section 8(b) of the United States Housing Act of 1937 (i.e., Section 8 project-based rental assistance, which provides subsidy payments to owners of specific multifamily housing projects to enable occupancy by low-income families); (2) $40 million for technical assistance to recipients of, applicants for, or states allocating such assistance; and (3) $200 million for Department of Housing and Urban Development administration and oversight costs. Notwithstanding section 8(a), the Secretary may use these funds for assistance payments with respect to newly constructed housing, existing housing, or substantially rehabilitated non-housing structures converted to multifamily housing, as well as for performance-based contract administrators. In awarding contracts, the Secretary must prioritize projects located or to be located in high-opportunity areas, areas experiencing economic growth or rising housing prices (to prevent displacement or secure affordability), projects serving persons at risk of homelessness, or projects providing additional units accessible to persons with mobility, hearing, or visual impairments beyond Federal requirements.

This section authorizes $5 billion for FY2025 for Emergency Solutions Grants (ESG) under subtitle B of title IV of the McKinney-Vento Homeless Assistance Act (42 U.S.C. 11371 et seq.)—which funds rapid re-housing, emergency shelter, essential services, and street outreach for persons experiencing homelessness—to remain available until September 30, 2034. It limits a grantee's use of such funds for emergency shelter activities to the greater of 40% of its allocation or its FY2010 spending on such activities.

This section authorizes $15 billion for FY2025, to remain available through FY2034, for grants under the Continuum of Care Program (CoC) authorized under the McKinney-Vento Homeless Assistance Act, which funds communities' coordinated efforts to house homeless persons and connect them to services. Of such amounts appropriated for a fiscal year, at least 50% must be used for permanent housing for homeless individuals with disabilities and homeless families including such an individual who is an adult or minor head of household (if no adult is present). In awarding grants, the Secretary must prioritize applicants that document coordination with systems serving young people and describe collaboration with child welfare organizations, the juvenile and adult justice systems, and mental and physical health institutions to prevent program participants' release into homelessness.

This section authorizes appropriations for FY2025, to remain available until expended, of (1) $1 billion to the Secretary of Housing and Urban Development for administering this title and department programs generally, and for new or increased awards for training, technical assistance, and capacity building related to department programs; (2) $5 million to the United States Interagency Council on Homelessness for carrying out its functions under title II of the McKinney-Vento Homeless Assistance Act; and (3) $10 million to the Secretary for salaries and expenses of the Office of the Inspector General of the Department of Housing and Urban Development.

This section directs the Comptroller General of the United States to submit to Congress, not later than 180 days after the date of enactment, a report examining (1) the effects of COVID-19 eviction moratoriums on housing stability, formal and informal evictions during those periods, and public fund savings (e.g., reduced shelter costs); (2) disproportionate eviction risks during the COVID-19 pandemic for women, Black, Hispanic, and other minority renters, as well as veterans, children, the elderly, and individuals with disabilities; (3) barriers to collecting data described in (1) and (2); (4) barriers to collecting, digitizing, and standardizing eviction process data, including pre-eviction information, renter race or ethnicity, age, gender, household composition, and landlord data; and (5) the relationship between emergency rental assistance distribution and eviction patterns during the COVID-19 eviction moratoriums.

This section establishes a grant program, to be implemented by the Secretary of Housing and Urban Development not later than 180 days after enactment, under which eligible entities—units of general local government, Indian Tribes or tribally designated housing entities, nonprofits serving the homeless, or Continuum of Care collaborative applicants or other funded entities—may receive grants to establish or operate safe parking programs. A safe parking program provides overnight parking for homeless individuals living in vehicles (including motor homes) to facilitate transition to stable housing, along with permanent rehousing assistance (e.g., case management) and essential services (as defined in 24 C.F.R. §576.102). Grants have a 5-year term, with amounts distributed at 20% annually and capped at $5 million per entity; the Secretary must prioritize applications from entities serving underserved areas (as defined in 24 C.F.R. §81.2). Grant funds may be used for program establishment and operation; rehousing assistance; safety, health, and compliance staff; hygiene and restroom facilities; vehicle maintenance and gas for housing-related travel (e.g., work, school, medical appointments, home searches); and data entry into homeless management information systems (HMIS). Entities may operate programs at multiple locations or, with Secretary approval if the program is no longer needed, redirect funds to Emergency Solutions Grants Program-eligible activities; participation in rehousing or case management services is voluntary. Not later than 180 days after the second and fifth fiscal years following enactment, respectively, the Secretary must submit to Congress initial and final reports on grant impacts, including data (to the extent available) on vehicle homelessness trends over prior years, program participant demographics and numbers, and exits to permanent housing. The Secretary may not award grants after the fifth fiscal year following enactment. The section authorizes $25 million annually for each of the first five fiscal years following enactment.

This section authorizes $500 million for FY2025, available through September 30, 2033, for (1) acquiring, rehabilitating, renovating, or converting transitional housing, temporary shelters, hotels, motels, government-owned properties, and commercial spaces (e.g., shopping malls) into non-congregate shelter or permanent supportive housing to address urgent safety and public health needs of individuals experiencing homelessness and housing instability; and (2) supportive services for residents of such housing, including activities authorized under section 401(29) of the McKinney-Vento Homeless Assistance Act (i.e., supportive services such as case management and outreach), housing counseling, and homeless prevention services. The section further authorizes the Secretary (HUD) to issue regulations, notices, guidance, and other measures necessary to implement these activities on a timely and effective basis.

This section authorizes $800 million for FY2025, to remain available until September 30, 2033, for the Secretary to establish an eviction protection grant program supporting experienced legal service providers in providing no-cost legal assistance to low-income tenants at risk of or subject to eviction.

This section authorizes the Attorney General to award grants to states, units of local government, public and community defender systems, and nonprofit organizations to create or expand mobile crisis intervention teams to address homelessness and reduce recidivism. Grant applications must include assurances of nondiscrimination policies protecting against discrimination based on gender-related identity, appearance, mannerisms, or other gender-related characteristics regardless of sex at birth; nonprofits must also demonstrate expertise engaging homeless populations or alternatives to penalizing homelessness. Grantees may use funds to create, support, expand, or study such teams—which provide stabilization services by healthcare professionals, mental health professionals, addiction counselors, housing specialists, and others as alternatives to law enforcement responses—with $50 million authorized annually for the first fiscal year after enactment and nine succeeding fiscal years.

This section establishes a competitive grant program under which the Assistant Secretary for Mental Health and Substance Use awards grants to eligible entities (i.e., eligible libraries, library agencies, consortia, or associations) to carry out pilot programs addressing the needs of homeless individuals or those at risk of homelessness, including by connecting them to housing and other resources, providing programs on health and assistance, partnering for outreach, or making subgrants to eligible libraries (i.e., public, school, academic, research, or Tribal libraries) that prioritize integration with existing federal or state programs. Eligible entities must submit applications describing proposed programs, community partnerships, and (if applicable) subgrant processes; the Assistant Secretary must consult with the Director of the Institute of Museum and Library Services and the Secretary of Housing and Urban Development (and may consult others); and grantees must submit reports on program effectiveness. The section authorizes $10 million for the first fiscal year after enactment and each of the next nine fiscal years.

This section directs the Secretary of Housing and Urban Development to submit to Congress, not later than 180 days after enactment, a report on incorporating into department housing programs a focus on (1) infill projects that better connect people to jobs and transit while reducing greenhouse gas emissions, and (2) supporting developers and local governments constructing units on existing or underused urban land close to city amenities and transportation.

This section establishes an innovation pilot within the Carbon Reduction Program (i.e., a formula grant program under 23 U.S.C. §175 that provides states apportioned funds under 23 U.S.C. §104(b)(7) for projects reducing transportation-related carbon dioxide emissions). The pilot allows such funds for innovative strategies to reduce transportation emissions—including infrastructure improvements increasing nonmotorized trips and enhancing efficiency of existing surface transportation infrastructure—subject to (1) notice and guidance from the Secretary of Transportation not later than 120 days after enactment for interested entities to participate and (2) a prohibition on projects increasing net vehicular travel capacity. (Thus, the amendment also updates a cross-reference in §175(c)(1) to include the new pilot.)

This section expands eligibility for RAISE grants to include projects or series of projects to reduce transportation emissions—including associated infrastructure improvements supporting infill development or transit-oriented development and increasing nonmotorized trips—provided that (1) the projects directly improve the efficiency of existing surface transportation infrastructure and (2) the federal share funds only elements providing public benefits. (RAISE grants, under 49 U.S.C. §6702, provide competitive funding for multimodal surface transportation projects of regional or national significance.)

This section establishes a competitive grant program administered by the Secretary, in consultation with an interagency working group, to award 5-year capacity-building grants of up to $500,000 to eligible entities (i.e., local governmental entities, Indian Tribes, tribally designated housing entities, Tribal organizations, urban Indian organizations, public housing agencies administering housing choice vouchers, or continuum of care-designated nonprofits responsible for homelessness services) to improve coordination of health care and homelessness services for individuals experiencing homelessness with significant behavioral health needs, including substance use disorders, who voluntarily seek assistance. Grants may fund hiring system coordinators and administrative costs (including staffing and technology) but prohibit use for health care (except Naloxone availability and training) or rent; eligible entities must demonstrate capacity gains through strategies such as designating coordinators, systems infrastructure and technology improvements (e.g., remote monitoring with accessibility for disabilities and limited English proficiency), provider connections, and Naloxone efforts, while ensuring culturally competent, trauma-informed, harm-reduction services. This section further establishes the required interagency working group—including representatives from the Department of Housing and Urban Development, United States Interagency Council on Homelessness, Department of Health and Human Services, Department of Agriculture, and Bureau of Indian Affairs—to develop and circulate training, tools, and technical assistance materials simplifying health-homelessness coordination for providers within one year of enactment. It defines key terms, including "behavioral health" (mental health and substance use), "person experiencing homelessness" (per the McKinney-Vento Act), "substance use disorder," and "Tribal organization" (per the Indian Self-Determination and Education Assistance Act, expanded to include Native Hawaiian-serving entities).