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IN THE SENATE OF THE UNITED STATES

Mr. STORM, Mr. GUENTHER, Ms. TRUJILLO-KAHIONA propose for themselves and others,
 
A BILL

To 

Be it enacted by the Senate and House of Representatives of the United States of America in Congress assembled,

SECTION 1. Short title.
This Act may be cited as the "Housing Opportunity, Utilization, and Savings in the Economy Act" or "HOUSE Act" 

TITLE I: CLEAR AND BUILD PROGRAM

Section 1001: Creation of Clear and Build
(a) There is hereby established the Clear and Build Agency under the Department of Housing and Urban Development. The Program shall consist of grants from appropriated sums to states and localities for the purpose of affordable public housing. 
(b) The Program shall be managed by five Directors, to be appointed by the Secretary of Housing and Urban Development.

Section 1002. Program Considerations.
(a) The Directors shall consider applications from states and localities for public housing funding from the Clear and Build annual budget. Applications may only be approved if the Directors determine the relevant state and locality have met or committed to the following:(1) legalized accessory dwelling units for public and private housing to the satisfaction of the Board of Directors;
(2) eliminated or sufficiently relaxed single-family zoning laws to the satisfaction of the Board of Directors;
(3) eliminated or sufficiently relaxed requirements for minimum lots, parking sizes, density limits, and mixed-use development bans to the satisfaction of the Board of Directors; and
(3) sufficiently utilized previously unused public lands for new public housing to the satisfaction of the Board of Directors.

Section 1003: Faircloth Amendment Repeal
IN GENERAL - The Faircloth Amendment is hereby repealed. 

Section 1004. Appropriations.
There is hereby appropriated for each of the following years for the purpose of funding Build and Clear:
(1) $35 billion for the fiscal year 2027;
(2) $35 billion for the fiscal year 2028;
(3) $35 billion for the fiscal year 2029;
(4) $30 billion for the fiscal year 2030;
(5) $25 billion for the fiscal year 2031; and
(6) $15 billion per fiscal year in perpetuity, adjusted annually for inflation


TITLE II: HOUSING SECURITY AND ANTI-DISPLACEMENT

SEC. 2001 Findings:
(a) Displacement of tenants due to unaffordable housing and inadequate tenant protections has a significant social and economic impact.
(b) Housing insurance policies can play a role in incentivizing property owners to maintain tenant stability.
(c) There is a need for comprehensive measures to ensure that housing insurance policies promote tenant protections and discourage displacement.

SEC: 2002: Purpose:
The purpose of this title is to link housing insurance to tenant protection standards and establish anti-displacement clauses in compliance with federal housing law under Title 42 of the U.S. Code.

SEC 2003. Definitions
IN GENERAL - For the purposes of this Title:
(a) Tenant: Any person who resides in a rental unit under a lease or rental agreement.
(b) Housing Insurance Policy: A property insurance policy that provides coverage for residential rental units.
(c) Anti-Displacement Clause: A provision in a housing insurance policy that penalizes property owners for unjust eviction or displacement of tenants.

SEC 2004. Tenant Protections Linked to Housing Insurance
(a) Incorporation of Tenant Protections:
All housing insurance policies covering residential rental properties shall include provisions requiring the property owner to comply with tenant protections as outlined under Title 42, Chapter 45 of the U.S. Code (Fair Housing Act).
(b) Penalties for Non-Compliance:
Insurers must deny claims related to property damage if the property owner is found to have violated tenant protection laws, including unlawful evictions or discriminatory practices, as determined by a court or housing authority.

SEC 2005. Anti-Displacement Clauses in Insurance Policies
(a) Requirement for Anti-Displacement Clauses:
(i) Housing insurance policies shall include anti-displacement clauses that:
(ii) Require landlords to provide relocation assistance to tenants displaced due to insurance-covered repairs or rebuilding.
(iii) Limit policyholder benefits if tenants are displaced without cause.
(iv) Such clauses must align with the tenant rights provisions under Title 42, Section 1437 of the U.S. Code (Low-Income Housing Assistance).
(b) Incentives for Compliance:
Insurers may offer premium discounts to landlords who:
(i) Maintain stable tenancy agreements.
(ii) Implement policies that prioritize tenant retention during repair or redevelopment projects.

SEC. 2006. Enforcement and Oversight
(a) Federal Oversight: The Department of Housing and Urban Development (HUD) shall oversee the implementation of this Act. HUD will issue regulations to enforce compliance with Sections 4 and 5.
(b) State Collaboration: States may adopt additional requirements consistent with this Act to enhance tenant protections and prevent displacement.

SEC 2007. Reporting Requirements
(a) Property owners must provide annual reports to their insurers and HUD detailing compliance with tenant protection standards and anti-displacement measures.
(b) Insurers must submit aggregated data on policyholder compliance to HUD for public reporting and analysis.

SEC 2008. Effective Date
This title shall take effect six months after the date of enactment.

SEC. 2009. Severability
If any provision of this title or the application thereof is held invalid, the remainder of this Act shall not be affected.
This draft bill links tenant protections to housing insurance policies, leveraging federal housing laws under Title 42 to establish legal standards for anti-displacement clauses. Let me know if you would like to expand or revise specific sections.

TITLE III: FINANCIAL REVIEW REFORMS

SEC 3001: Creation of the Department of Justice Division for Consumer Security
(a) There is hereby established the Division of Consumer Security under the Department of Justice.
(b) The Division of Consumer Security shall be granted the responsibility of pursuing, investigating, and prosecuting illegal and predatory activity by commercial interests against American citizens, Commercial activities include but are not limited to:
(a) Mortgage lending;
(b) Credit and debit card issuance; 
(c) Fees;
(d) Wage theft; and
(e) Loans.

SEC. 3002 Leadership
IN GENERAL - The Division shall be managed by a Deputy Director of the Division for Consumer Security, appointed by the Attorney General.

SEC. 3003 APPROPRIATIONS
IN GENERAL - $5,000,000,000 is hereby appropriated annually 

TITLE IV: ADDITIONAL REFORMS

SEC. 4001. CREDIT RATING REFORM
IN GENERAL - Credit rating agencies, banks, and mortgage lenders are hereby prohibited from excluding or ignoring an individual's rental payments from the calculation of their respective credit score, FICO rating, or loan application.

SEC. 4002. Algorithmic Rent Accountability and Fairness Act
IN GENERAL - The Algorithmic Rent Accountability and Fairness Act is hereby enacted. 

SEC. 4003. MORTGAGE INTEREST TAX DEDUCTION REFORM
In GENERAL - The mortgage interest tax deduction is amended as follows:
(a) The mortgage interest tax deduction is amended to $1,000,000 for individuals earning less than $250,000 per year, adjusted annually for inflation.
(b) The mortgage interest tax deduction is limited to one property per tax filer every five years.
(c)  The mortgage interest tax deduction is hereby eliminated for individuals earning more than $1,500,000 annually.
(d) The mortage interest tax deduction is now permitted for mortgages on multifamily housing units

SEC. 4004 DUPLICATIVE RESIDENTIAL PROPERTY TRANSACTION TAX
IN GENERAL — Private equity, venture capital asset firms, and other corporations in possession of more than one residential property per 100 full-time employees must pay an annual long-term capital gains surtax of 15% or a corporate surtax of 15%, whichever is of a greater monetary amount. 

SEC. 4005 ENERGY EFFICIENCY GRANTS. (thanks to GREEN Act)
(a) ESTABLISHMENT.—The Secretary of Housing and Urban Development shall establish a grant program that provides amounts to eligible entities for the eligible activities described in subparagraph (B).
(B) ELIGIBLE ACTIVITIES.—The eligible activities described in this subparagraph are—
(i) conducting physical needs assessments and subsequent deep energy retrofits in public housing, including—
(I) retrofits for—
(aa) energy-efficient windows;
(bb) super insulation of roofs and exterior walls, including the addition of new cladding to buildings and the rerouting of plumbing and electricity;
(cc) electrification of water heating and building heating systems using electric heat pumps; and
(dd) electric heat pumps to provide air conditioning, where feasible;
(II) strategies to increase airtightness of building envelope, including air sealant paints; and
(III) acquisition and installation of heat-recovery ventilation systems;
(ii) repairs and upgrades to public housing to ensure compliance with the physical condition standards under section 5.703 of title 24, Code of Federal Regulations, or any successor regulation;
(iii) upgrading, replacing, and improving public housing to energy efficiency, building electrification, including—
(I) conducting physical needs assessments of public housing dwelling units;
(II) in-unit energy efficiency product upgrades, including upgrading to—
(aa) modern, energy-efficient insulation;
(bb) all-electric state-of-the-art efficient appliances;
(cc) energy-efficient bathroom plumbing, including low-flow toilets;
(dd) energy-efficient laundry machines;
(ee) energy-efficient air filters;
(ff) energy monitoring devices including smart meters and smart thermostats;
(gg) energy-efficient lightbulbs;
(hh) highly insulated windows;
(ii) reflective roofing;
(jj) smart Supervisory Control and Data Acquisition systems and building-to-grid integration; and
(kk) passive cooling measures;
(III) upgrading infrastructure related to building electrification, including upgrading—
(aa) electric heating, ventilation, and air conditioning systems, including cold-climate heat pumps;
(bb) electrical panels;
(cc) electric appliances to replace appliances reliant on fossil fuels, such as gas stoves and hot water heaters; and
(dd) related infrastructure, including flooring, walls, and roofs, that is necessary to complete before electrification upgrades can occur; and
(IV) water quality upgrades, including replacing water pipes in public housing if a quality test of drinking water concentrations in public housing exceeds—
(aa) 1 part per billion of lead;
(bb) 4.0 parts per trillion of perfluorooctanoic acid;
(cc) 4.0 parts per trillion of perfluorooctane sulfonate;
(dd) a combined Hazard Index of 1.0, as described in the proposed rule of the Environmental Protection Agency entitled, “Per- and polyfluroalkyl substances (PFAS): Perflurooctanoic acid (PFOA) and Perflurorooctanesulfonic acid (PFOS) National Primary Drinking Water Regulation Rulemaking” (88 Fed. Reg. 18638; March 29, 2023);
(ee) 4.0 parts per trillion of arsenic;
(ff) 0.3 parts per million of copper;
(gg) drinking water standards of the Environmental Protection Agency for organic and inorganic contaminants, radionuclides, and microbiological contaminants; and
(hh) any other Environmental Protection Agency standard adopted under the Safe Drinking Water Act (42 U.S.C. 300f et seq.);
(iv) building, expanding, and maintaining community energy generation in public housing, including the construction of and ongoing costs associated with—
(I) renewable energy rooftops;
(II) renewable energy generation;
(III) photovoltaic glass windows;
(IV) the bulk purchase of clean energy grid supply from energy utilities;

Quote

PES: 
- Repeals the Faircloth amendment. Establishes the Clear and Build program to provide $175B over the next six years for new public housing in the United States for states and localities that ease regulatory burdens listed in the statutes.
- ensures tenant protections are tied to housing insurance policies to prevent unfair evictions and displacement. Landlords must comply with federal tenant protection laws to access insurance benefits, and insurance policies must include provisions to discourage unjust evictions and assist displaced tenants, such as relocation support. Overseen by HUD, with states allowed to add stronger protections, and requires annual reporting from landlords and insurers on compliance. It takes effect one year after passage and ensures that violations lead to penalties while supporting stable housing for renters.
- establishes the Department of Justice Division for Consumer Security to prosecute illegal and predatory activity by commercial interests against American citizens.
- prohibits an individual's rental payments from being excluded from the calculation of their respective credit score, FICO rating, or loan application.
- Enacts the Algorithmic Rent Accountability and Fairness Act.
- Amends the Mortgage interest deduction and establishes a surtax on corporations and private firms that purchase exorbitant amount of private residential properties. 
- The Secretary of Housing and Urban Development will establish a grant program to fund energy efficiency upgrades in public housing. Eligible activities include deep energy retrofits, building electrification, energy-efficient appliance upgrades, water quality improvements, and community energy generation initiatives.

 

U.S. Senator from Rhode Island
Gus Guenther
BiographyVoting Record

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Dr. Chandler Williams (D-OR)

Biography | Press Office | Voting Record

US Senator from Oregon (2022-2028)

Blue Dog Chairman (Q3, 2025 - Q4, 2025)

Associate Professor in History at the University of Oregon (2018-2021)

Historian at the Library of Congress (2006-2018)

Historian at the Weems Bottoms Museum (2000-2010)

Historian at the American Revolution Museum (1988-2000)

Askari J. Pierre (D-IN)

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Minority Leader in Indiana State Senate (2022-present)

State Senator from Indiana (2014-present)

Indiana State House Representative (2004-2014)

Staffer for Congresswoman Julia Carson (1999-2004)

 

 

R19: Donald Jones (D-NJ) Dr. Chandler Williams (D-OR)

 


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