S. 3464 — Housing BOOM Act

This section increases the multiplier used to determine each state's low-income housing tax credit (LIHTC) ceiling to 3.36 (from 1.12) for calendar years beginning after December 31, 2025. (The LIHTC under IRC §42 provides federal tax credits to developers for the construction, rehabilitation, and acquisition of rental housing affordable to low-income households.)

This section establishes the Middle Income Housing Construction Loan Fund in the Treasury and authorizes $10 million for each of FY2026 through FY2030. The Secretary of Housing and Urban Development must use Fund amounts to make low-interest loans to eligible recipients—nonprofit organizations, public housing agencies, and qualified mission-driven housing developers—for rental housing construction or adaptive reuse targeting households earning 60 to 120 percent of area median income. Applications receive priority in high-cost, high-opportunity markets where moderate-income renters are cost-burdened but ineligible for deeply subsidized housing or section 42 low-income housing tax credits. Projects must comply with Davis-Bacon prevailing wage requirements (i.e., laborers and mechanics paid local prevailing rates as determined by the Secretary of Labor), who has enforcement authority under Reorganization Plan Numbered 14 of 1950 and 40 U.S.C. 3145. Apprenticeship requirements mandate that qualified apprentices perform at least 15 percent of total labor hours on construction (subject to apprentice-to-journeyworker ratios), with employers of four or more individuals required to employ at least one apprentice; exceptions apply for good-faith efforts to hire from registered apprenticeship programs (with non-responses within five business days or denials for non-compliance), and noncompliance incurs a $50-per-hour penalty otherwise.

This section establishes a block grant program under which the Secretary provides funds to states to support development of workforce rental housing for households earning not more than 60% or 120% of area median income. States must submit equity-based allocation plans addressing racial and income segregation, housing shortages, and economic opportunity; prioritize funding for projects in high-cost urban regions, rural communities, rapidly growing suburbs, and near employment centers, schools, health care facilities, and transit; and submit annual reports to the Secretary detailing financed projects and units (including income levels served as a percentage of area median income, average subsidy per unit, geographic distribution, demographics by race, ethnicity, and household size), as well as loan performance data. The Secretary allocates funds through a competitive formula-based process that prioritizes states with higher population, greater numbers of cost-burdened renters, and larger housing supply deficits, with states authorized to administer funds directly or delegate to housing finance agencies, public housing agencies, or redevelopment authorities. Projects must comply with Davis-Bacon prevailing wage requirements (i.e., laborers and mechanics paid not less than local prevailing rates as determined by the Secretary of Labor) and apprenticeship utilization requirements, under which (1) not less than 15% of total labor hours for construction, alteration, or repair of a housing unit must be performed by qualified apprentices (subject to apprentice-to-journeyworker ratios); (2) contractors or subcontractors employing 4 or more individuals must employ 1 or more qualified apprentices; and (3) states or recipients are exempt for good faith efforts to secure apprentices (e.g., program denial or non-response within 5 business days) or may pay a penalty to the Secretary of Labor of $50 multiplied by unsatisfied labor hours (excluding hours by foremen, superintendents, owners, or certain other personnel).

This section establishes the Housing Accelerator Program to provide gap financing to local governments, affordable housing developers, and public housing agencies for affordable housing projects that have site control, all required local land use and environmental clearances, commitments for at least 50% of total development financing, and the capacity to commence construction within 12 months of receiving federal funds. Projects funded under the program must include a minimum 30-year affordability covenant for each unit and meet one of the following affordability thresholds: (1) at least 40% of units affordable to families with incomes not more than 60% of area median income; or (2) at least 20% of units affordable to families with incomes not more than 50% of area median income. The section applies Davis-Bacon prevailing wage requirements (i.e., subchapter IV of chapter 31 of title 40, U.S. Code) to all laborers and mechanics on construction, alteration, or repair work for funded projects and grants the Secretary of Labor authority and functions set forth in Reorganization Plan Numbered 14 of 1950 and section 3145 of title 40, United States Code (i.e., authority to prescribe regulations requiring contractors and subcontractors to furnish weekly statements on wages paid). The section further requires that at least 15% of total labor hours (excluding foremen, superintendents, owners, and bona fide executive, administrative, or professional staff) on such work be performed by qualified apprentices (i.e., individuals participating in registered apprenticeship programs under the National Apprenticeship Act) from registered apprenticeship programs, subject to applicable apprentice-to-journeyworker ratios; mandates that recipients, contractors, or subcontractors employing four or more individuals on such work employ one or more qualified apprentices; and provides exceptions for good-faith efforts to hire apprentices or a penalty of $50 per unmet labor hour paid to the Secretary of Labor.

This section authorizes appropriations of $4.2 billion annually for the Community Development Block Grant (CDBG) program for FY2026 through FY2030. The CDBG program provides formula block grants to states and localities for community development activities (e.g., affordable housing rehabilitation, infrastructure, and economic development) that principally benefit low- and moderate-income persons.

This section authorizes $1.5 billion for each of fiscal years 2026 through 2030 for the HOME Investments Partnerships Program (i.e., formula block grants to states and participating localities for affordable rental housing development and rehabilitation, tenant-based rental assistance, homebuyer assistance, and related capacity building) and an additional $500 million annually for such years for projects under that program that build or rehabilitate childcare facilities. It also expands Davis-Bacon prevailing wage requirements (i.e., locality-determined wages set by the Secretary of Labor under the Davis-Bacon Act) to contracts for such childcare facility projects using those additional funds.

This section authorizes appropriations of $1 billion annually for FY2026 through FY2030 to the Secretary of Housing and Urban Development for the National Disaster Resilience Competition under the Community Development Block Grant (CDBG) program. (As background, the competition awards grants to communities for projects enhancing disaster recovery and climate resiliency, such as infrastructure improvements and hazard mitigation.)

This section (1) authorizes appropriations of $70 million for each of fiscal years 2026 through 2030 for the section 515 rural rental housing program (i.e., direct loans to nonprofits and public entities for affordable multifamily rental housing for low-income families in rural areas); and (2) states the sense of Congress that Davis-Bacon prevailing wage requirements (40 USC ch. 31 subch. IV) apply to USDA rural housing programs.

This section authorizes appropriations of $200 million for each of FY2026 through 2030 (previously, such sums as may be necessary for FY2009 through 2013) for Indian housing block grants under the Native American Housing Assistance and Self-Determination Act of 1996 (NAHASDA). (NAHASDA provides formula block grants to eligible Indian tribes and tribally designated housing entities for affordable housing development, management, operation, and other activities.)

This section authorizes appropriations of $1,646,000,000 for each of fiscal years 2026 through 2030 for supportive housing for the elderly. The program provides no-interest capital advances and project rental assistance to private nonprofit organizations and consumer cooperatives for the construction, rehabilitation, or acquisition of housing with supportive services for very low-income persons age 62 or older.

This section reauthorizes and increases annual funding for the Section 811 Supportive Housing for Persons with Disabilities program to $360 million for FY2026 through FY2030 (from $300 million for FY2011 through FY2015). The program provides tenant-based rental assistance, capital advances to nonprofits for housing development, and project rental assistance to enable persons with disabilities to live independently in the community with supportive services.

This section amends the Housing Opportunities for Persons With AIDS (HOPWA) program, which provides housing and related services to low-income individuals and families affected by HIV/AIDS, to impose Davis-Bacon Act prevailing wage requirements (i.e., wages at rates prevailing on similar projects in the locality, as determined by the Secretary of Labor) and grant the Secretary enforcement authority under specified authorities, including 40 U.S.C. 3145, for all construction, alteration, or repair work on HOPWA-assisted projects. It further requires that not less than 15% of total labor hours (excluding foremen, superintendents, owners, and bona fide executive, administrative, or professional staff) on such work be performed by qualified apprentices (i.e., participants in registered apprenticeship programs under the National Apprenticeship Act) from registered programs, subject to applicable apprentice-to-journeyworker ratios; mandates that eligible recipients, contractors, or subcontractors employing four or more individuals on such work employ one or more qualified apprentices; and provides exceptions where an eligible recipient demonstrates a good faith effort to hire apprentices (e.g., registered program denial or non-response within five business days) or pays a penalty of $50 multiplied by the total labor hours not satisfying the 15% requirement. This section also authorizes appropriations of $600 million for HOPWA for each of FY2026 through 2030 and an additional $500 million for each such fiscal year for the Department of Health and Human Services' Ending the HIV Epidemic: A Plan for America initiative.

This section establishes a competitive grant program administered by the Secretary of Housing and Urban Development to provide grants to states and continua of care (i.e., collaborative applicants under the Continuum of Care Program, 42 U.S.C. 11381 et seq.) for distribution to units of local government and private nonprofit organizations. Grants assist in converting hotels, motels, or vacant, blighted, or unused residential properties into emergency housing (i.e., short-term temporary housing), transitional housing, permanent housing, or emergency shelters (as defined under the McKinney-Vento Homeless Assistance Act, 42 U.S.C. 11302 et seq.) for homeless persons and families (as defined in 42 U.S.C. 11302). Grant funds may be used for (1) acquisition (by purchase or lease), rehabilitation, renovation, or other conversion of such structures; (2) operating costs for their use as housing or shelters; and (3) supportive services, homelessness prevention services, and housing counseling related to the converted properties. The Secretary selects grantees based on (1) the level of housing instability and needs for emergency, transitional, or permanent housing; emergency shelters; safety and public health measures; and supportive services for homeless persons and families in the applicant's jurisdiction; and (2) the effectiveness of the proposed distribution method to local governments and nonprofits. This section requires Davis-Bacon Act prevailing wages (40 U.S.C. ch. 31 subch. IV) for all laborers and mechanics on construction, alteration, or repair work financed in whole or in part by these grants, with the Secretary of Labor having enforcement authority under Reorganization Plan No. 14 of 1950 and 40 U.S.C. 3145 (i.e., including requiring weekly wage statements). It further mandates apprenticeship requirements for such work, including that qualified apprentices perform at least 15% of total labor hours (subject to apprentice-to-journeyworker ratios); contractors or subcontractors employing four or more individuals must employ at least one qualified apprentice; and exceptions for good faith efforts to request apprentices or penalties of $50 multiplied by unsatisfied labor hours.

This section establishes the Office to Residential Affordable Housing Conversion Program to provide competitive grants to states and units of local government (including the District of Columbia, territories, possessions, and federally recognized Indian tribes) for acquiring eligible buildings—unused or underutilized government-owned buildings determined suitable for residential development—and converting them into qualified residential rental projects. A qualified project must, for at least 30 years (or a longer minimum period set by the state or local government), reserve 20% or more of units for households at or below 50% of area median income (AMI), 40% or more for households at or below 60% AMI, or maintain an average occupancy for 40% or more of units at or below 60% AMI (with individual units up to 80% AMI), with housing costs for such units not exceeding 30% of the applicable income limit; the Secretary of Housing and Urban Development must establish the program within one year of enactment, and recipients are encouraged to consult with local continuum of care project sponsors under the McKinney-Vento Homeless Assistance Act. This section applies Davis-Bacon prevailing wage requirements (i.e., subch. IV of 40 USC ch. 31) to all construction, alteration, or repair work on assisted projects—with the Secretary of Labor having enforcement authority under 40 USC 3145 and Reorganization Plan No. 14 of 1950—and imposes apprenticeship requirements, including: (1) not less than 15% of total labor hours performed by qualified apprentices (subject to apprentice-to-journeyworker ratios set by the Secretary of Labor or state apprenticeship agency); (2) each employer of four or more individuals performing such work must employ one or more qualified apprentices; and (3) exceptions for recipients demonstrating compliance or paying a penalty to the Secretary of Labor of $50 multiplied by unmet labor hours.

This section authorizes appropriations of $3,750,000,000 for each of FY2026 through 2030 to carry out subtitle B (Emergency Solutions Grants program, which funds emergency shelter, rapid re-housing, supportive services, and related activities to respond to homelessness) of title IV of the McKinney-Vento Homeless Assistance Act and $4,450,000,000 for each of FY2026 through 2030 to carry out subtitle C (Continuum of Care program, which funds permanent and transitional housing, rapid re-housing, supportive services, and homeless management information systems). This section applies prevailing wage requirements of the Davis-Bacon Act (i.e., wages at rates prevailing on similar projects in the locality, as determined by the Secretary of Labor) to all laborers and mechanics employed by contractors or subcontractors on construction, alteration, or repair work for projects assisted in whole or in part under title IV and grants the Secretary of Labor the authority and functions set forth in Reorganization Plan Numbered 14 of 1950 and 40 U.S.C. 3145 (i.e., to prescribe regulations requiring weekly wage statements). This section further establishes apprenticeship requirements for construction, alteration, or rehabilitation of housing units funded under title IV, as follows: (1) eligible recipients must ensure at least 15% of total labor hours (excluding hours by foremen, superintendents, owners, or bona fide executive, administrative, or professional staff) are performed by qualified apprentices (i.e., individuals participating in registered apprenticeship programs under the National Apprenticeship Act) from registered apprenticeship programs, subject to applicable apprentice-to-journeyworker ratios; (2) each eligible recipient, contractor, or subcontractor employing four or more individuals for such work must employ one or more qualified apprentices; (3) exceptions apply for good faith efforts where a request for apprentices is denied (absent noncompliance with program standards) or not responded to within five business days, with remaining noncompliance subject to a $50 penalty per unsatisfied labor hour paid to the Secretary of Labor.

This section establishes in the Substance Abuse and Mental Health Services Administration a Center for Unhoused Individuals, headed by a director with relevant expertise, to develop policies expanding access to mental and behavioral health services and supportive housing for unhoused individuals, facilitate coordination among federal, state, local, and service provider entities, provide technical assistance, and award grants or enter cooperative agreements; authorizes $10 million for each of FY2026 through 2030. This section further establishes a grant program, administered by the Secretary in consultation with the Secretary of Housing and Urban Development, to award formula-based grants to states, municipalities, or Indian tribes—prioritizing areas with high homelessness, housing instability, and costs—to improve mental and behavioral health and housing services for unhoused individuals through activities such as expanding substance use disorder treatment, harm reduction, care coordination, workforce capacity, and housing programs. Authorizes $1 billion for each of FY2026 through 2030. This section requires contractors and subcontractors on construction, alteration, or repair projects funded under these provisions to pay laborers and mechanics prevailing wages as determined by the Secretary of Labor under the Davis-Bacon Act (i.e., 40 U.S.C. ch. 31, subch. IV) and assigns the Secretary of Labor enforcement authority under Reorganization Plan No. 14 of 1950 and 40 U.S.C. 3145.

This section authorizes appropriations for tenant-based rental assistance under section 8(o) of the United States Housing Act of 1937 (i.e., Housing Choice Voucher program)—which enables low-income families to rent privately owned housing—sufficient to increase the number of vouchers available by 1,000,000 from FY2026 through FY2035.

This section establishes a grant program, administered by the Secretary through the Office of Housing Counseling, under which eligible entities—community- or consumer-focused nonprofits, trade/industry/professional associations, or state/local governments—serve as housing navigators to educate on, raise awareness of, and assist with enrollment in state and federal housing assistance programs. Eligible entities must demonstrate relationships and expertise with such programs and affected communities; grantees must conduct in-person public education, distribute eligibility/enrollment information, facilitate applications (online, by phone, or in-person), and provide culturally/linguistically appropriate services. The Secretary must establish standards for navigator qualifications (including licensing where appropriate and conflict-of-interest avoidance) and for fair, accurate, and impartial information (developed with states). The section authorizes $50 million for each of FY2026 through FY2030.

This section establishes in the Department of Housing and Urban Development (HUD), within the Office of the Secretary, the Office of Eviction Prevention, headed by a Director who is a career-reserved position in the Senior Executive Service appointed by and reporting to the Secretary. The office's mission is to prevent evictions from rental housing (broadly defined to include court-ordered evictions, extra-legal evictions, public housing agency actions, and early lease terminations) and protect tenants from eviction-related harm, with the Director responsible for (1) administering HUD's Eviction Protection Grant Program (including grantee evaluations, best practices identification and reporting to Congress, and technical assistance); (2) analyzing and reporting on related data; (3) coordinating with HUD's Office of Policy Development and Research to establish and analyze a protected evictions database and report to Congress; (4) coordinating eviction prevention in HUD programs (including training and collaboration with offices such as Fair Housing and Equal Opportunity and Gender-Based Violence); (5) collaborating with other federal agencies (e.g., Department of Justice, Consumer Financial Protection Bureau) on best practices; (6) identifying national strategies (including via an interagency working group with tenant and legal services representatives, technical assistance to housing providers and governments, and state/local coordination); and (7) conducting tenant outreach, education, feedback collection, and referrals. This section also transfers administration of HUD's Eviction Protection Grant Program from the Office of Policy Development and Research to the new office.

This section establishes the United States Interagency Council on Housing Affordability and Preservation as an independent establishment in the executive branch with a mission to develop federal policy to preserve and increase affordable housing supply, increase fairness in the rental market, further fair housing principles, and create partnerships across federal, state, local governments, and the private sector. The Council comprises the heads (or designees) of 21 specified federal entities—including the Departments of Housing and Urban Development, Justice, Labor, Treasury, Health and Human Services, Education, Veterans Affairs, Agriculture, Commerce, Defense, Energy, Homeland Security, Interior, and Transportation; the Bureau of Consumer Financial Protection; the Corporation for National and Community Service; the General Services Administration; the Office of Management and Budget; the Social Security Administration; the United States Postal Service; and the White House Office on Faith-Based and Neighborhood Partnerships—who elect a rotating Chairperson and Vice Chairperson annually, meet at least quarterly, and receive no additional pay. The Council must (1) develop, make available for public comment, and submit to the President and Congress a National Strategic Plan to Preserve Affordable Housing within 12 months of enactment, with annual updates; (2) review federal activities and programs related to public and affordable housing and vouchers; (3) monitor, evaluate, and recommend improvements to such programs conducted by federal agencies, state and local governments, and private organizations; (4) provide professional and technical assistance to state and local governments and nonprofit organizations through 5 to 10 regional coordinators operating in the 10 standard federal regions, including interpreting regulations, coordinating federal programs, addressing regional issues for homeless and low-income populations, and holding biennial regional workshops; (5) encourage state interagency councils on affordable housing and 10-year jurisdictional plans to end homelessness; (6) annually obtain and identify federal consumer-oriented resources and improvements for access; (7) develop mechanisms to ensure eligibility access and verify collaboration among federally funded entities; (8) conduct related research and evaluations; (9) develop joint initiatives; (10) collect and disseminate information on low-income individuals; (11) prepare annual reports; (12) distribute a bimonthly bulletin on federal resources to states, localities, and nonprofits; and (13) convene meetings of federal agencies, congressional committees, state and local governments, researchers, and nonprofits within six months of each annual report. The Council's Executive Director reports to the Chairperson.

This section requires the Secretary of Housing and Urban Development (HUD) to release, not later than 180 days after the date of inauguration of a President, a comprehensive Language Access Plan to improve access to federal housing programs, services, and resources for individuals with limited English proficiency. The plan must (1) include plans for such improvements; (2) focus on translation services, digital and technological enhancements, community outreach and engagement, and enhanced data collection and reporting; (3) include a funding estimate for those activities; and (4) provide for employee training to ensure compliance.