The 21st Century ROAD to Housing Act, explained
The 21st Century ROAD to Housing Act is the broad federal housing law that took effect on July 11, 2026, as Public Law 119-101. Its 59 sections reach from community banks to manufactured homes; this page covers what is in it, how it passed, and the parts that matter for turning existing buildings into housing.
Checked against the enacted text of Public Law 119-101 · Updated
At a glance
- Name
- 21st Century ROAD to Housing Act. "ROAD" comes from the Senate's 2025 bill, the Renewing Opportunity in the American Dream to Housing Act.
- Status
- Law. Public Law 119-101, enacted from H.R. 6644, became law without the President's signature on July 11, 2026.
- Size
- 12 titles and 59 sections.
- Sponsors
- Introduced in the House by Rep. French Hill (R-AR) with Reps. Maxine Waters (D-CA), Mike Flood (R-NE) and Emanuel Cleaver (D-MO). Its Senate forerunner, the ROAD to Housing Act of 2025 (S. 2651), was reported by Sen. Tim Scott (R-SC) from the Banking Committee.
- Final votes
- Senate 85–5 on June 22, 2026. House 358–32 on June 23, 2026.
- New money
- Section 1202 says no additional funds are authorized to carry out the Act. Only one section names its own amount: the Innovation Fund (Section 208), up to $200 million a year in fiscal years 2027 through 2031. Nothing is funded until Congress appropriates money.
- In effect?
- In force since July 11, 2026, but most programs wait on HUD rules, funding notices or appropriations before anything changes on the ground.
The sections that matter for converting buildings into housing
Eight sections change what cities can fund, how fast HUD-backed housing gets approved, and where federal grants are aimed.
- Section 201
- Increasing housing in Opportunity Zones. Lets HUD give extra weight to competitive housing grant applications in Qualified Opportunity Zones. Opportunity Zones →
- Section 204
- Affordable housing construction in CDBG. Lets cities spend up to 20% of their Community Development Block Grant on new construction of affordable housing. CDBG and HOME changes →
- Sections 205 and 206
- BUILD Housing Act; Unlocking Housing Supply Through Streamlined and Modernized Reviews Act. Shift and shorten federal environmental review for HUD-funded housing, including a lighter review category for converting existing office buildings into housing. Environmental review changes →
- Section 207
- Grants for planning and implementation. A competitive grant program HUD must set up within a year, for housing plans, zoning updates and related work but not construction. It ends five years after enactment. CDBG and HOME changes →
- Section 208
- Innovation Fund. Competitive grants for cities, counties and tribes that have increased their housing supply, with up to $200 million a year authorized for fiscal years 2027 through 2031. CDBG and HOME changes →
- Section 210
- RESIDE Act. A pilot of $1 million to $10 million grants to convert vacant and abandoned buildings into attainable housing, if Congress funds it. The RESIDE Act explained →
- Section 213
- Build Now Act. Starting in fiscal year 2029, adjusts many large cities' and urban counties' CDBG allocations based on whether their housing growth is improving. CDBG and HOME changes →
- Section 501
- HOME Investment Partnerships Reauthorization and Reform Act. Reauthorizes HOME, raises its income limit for homebuyers to 100% of area median income, and exempts several kinds of HOME projects, including rehabilitation, from NEPA review. CDBG and HOME changes →
What's in it, title by title
| Title | Name | Sections |
|---|---|---|
| I | Opportunities for Housing | 7 |
| II | Building More in America | 13 |
| III | Manufactured Housing for America | 4 |
| IV | Accessing the American Dream | 5 |
| V | Program Reform | 5 |
| VI | Veterans and Housing | 3 |
| VII | Oversight and Accountability | 4 |
| VIII | Accountability, Coordination, Studies, and Reporting | 5 |
| IX | Strengthening Community Banks' Role in Housing | 9 |
| X | Home-ownership for Main Street America | 1 |
| XI | Central Bank Digital Currency | 1 |
| XII | Miscellaneous | 2 |
For a summary of every section, see the Bipartisan Policy Center’s section-by-section guide or the National League of Cities’ provisions summary.
How it became law
- : The Senate Banking Committee reports the ROAD to Housing Act of 2025 (S. 2651), an original bill from Sen. Tim Scott (R-SC).
- : Rep. French Hill (R-AR) introduces the 21st Century ROAD to Housing Act (H.R. 6644) with Reps. Maxine Waters (D-CA), Mike Flood (R-NE) and Emanuel Cleaver (D-MO).
- : The House passes H.R. 6644.
- : The Senate passes an amended version.
- : The House agrees to the Senate's version with further changes.
- : The Senate agrees to the House's changes with a final amendment, 85–5.
- : The House agrees to that final text, 358–32.
- : The bill is presented to the President.
- : It becomes law without the President's signature, as Public Law 119-101.
It was not pocket vetoed. A pocket veto kills a bill only when Congress’s adjournment prevents the President from returning it. The Federal Register’s note on the public law records that the bill was presented on June 29 and not returned in time, so it became law without a signature.
How Congress voted
Both final votes were lopsided and bipartisan. Every no vote in either chamber came from a Republican.
| Yes | No | Not voting | |
|---|---|---|---|
| Republicans | 42 | 5 | 6 |
| Democrats | 41 | 0 | 4 |
| Independents | 2 | 0 | 0 |
| Total | 85 | 5 | 10 |
Senators voting no: Ron Johnson (R-WI), Mike Lee (R-UT), Rand Paul (R-KY), Rick Scott (R-FL) and Tommy Tuberville (R-AL).
| Yes | No | Not voting | |
|---|---|---|---|
| Republicans | 166 | 32 | 20 |
| Democrats | 191 | 0 | 21 |
| Independent | 1 | 0 | 0 |
| Total | 358 | 32 | 41 |
Representatives voting no: Bean (R-FL), Biggs (R-AZ), Biggs (R-SC), Boebert (R-CO), Burchett (R-TN), Burlison (R-MO), Cammack (R-FL), Cloud (R-TX), Clyde (R-GA), Crane (R-AZ), Davidson (R-OH), Donalds (R-FL), Fine (R-FL), Fuller (R-GA), Gill (R-TX), Harris (R-MD), Harris (R-NC), Harshbarger (R-TN), Higgins (R-LA), Luna (R-FL), Luttrell (R-TX), Massie (R-KY), McClintock (R-CA), Miller (R-IL), Moore (R-AL), Norman (R-SC), Onder (R-MO), Perry (R-PA), Roy (R-TX), Schweikert (R-AZ), Self (R-TX) and Steube (R-FL).
Is it in effect?
The Act became law on July 11, 2026, and much of it still has to be put into practice. Some changes apply only to money appropriated after enactment, or after HUD issues new rules. HUD must set up several new grant programs within a year. The Build Now Act’s CDBG adjustments start in fiscal year 2029. And every program that needs money waits on Congress: as of September 9, 2026, nothing had been appropriated for the RESIDE pilot, and HUD had issued no funding notice for it.
The Bipartisan Policy Center keeps a section-by-section implementation tracker.
Questions
What is the 21st Century ROAD to Housing Act?
A broad federal housing law, Public Law 119-101, that became law on July 11, 2026. Its 12 titles and 59 sections cover housing supply, manufactured housing, homeownership, reforms to HUD programs including HOME and the Community Development Block Grant, veterans housing, oversight and community banks. Section 210 is the RESIDE Act, a pilot grant program for converting vacant and abandoned buildings into housing.
Did President Trump sign the ROAD to Housing Act?
No. Congress presented the bill to the President on June 29, 2026. He neither signed nor vetoed it, and under the Constitution it became law without his signature on July 11, 2026.
Was the ROAD to Housing Act pocket vetoed?
No. A pocket veto kills a bill only when Congress's adjournment prevents the President from returning it. The Office of the Federal Register's note on Public Law 119-101 records that the bill was presented on June 29, 2026, was not returned within the time the Constitution allows, and became law without the President's signature on July 11, 2026.
When does the ROAD to Housing Act take effect?
It became law on July 11, 2026, but many sections set their own timing. Several environmental review and CDBG changes apply only to money appropriated after enactment or after HUD issues rules; new grant programs must be set up within a year; and the Build Now Act's CDBG adjustments begin in fiscal year 2029. Anything that needs money waits on Congress to appropriate it.
Who sponsored the ROAD to Housing Act?
Rep. French Hill (R-AR) introduced H.R. 6644 on December 11, 2025, with Reps. Maxine Waters (D-CA), Mike Flood (R-NE) and Emanuel Cleaver (D-MO). The Senate's earlier ROAD to Housing Act of 2025 (S. 2651) was reported on August 1, 2025, by Sen. Tim Scott (R-SC) from the Banking Committee. Many of its sections began as separate bills from other members.
How did Congress vote on the ROAD to Housing Act?
The Senate approved the final version 85–5 on June 22, 2026 (vote 182). The House agreed 358–32 on June 23, 2026 (roll call 224); House Democrats voted 191–0 and House Republicans 166–32.
Who voted against the ROAD to Housing Act?
In the Senate, Ron Johnson (R-WI), Mike Lee (R-UT), Rand Paul (R-KY), Rick Scott (R-FL) and Tommy Tuberville (R-AL). In the House, 32 Republicans: Bean (R-FL), Biggs (R-AZ), Biggs (R-SC), Boebert (R-CO), Burchett (R-TN), Burlison (R-MO), Cammack (R-FL), Cloud (R-TX), Clyde (R-GA), Crane (R-AZ), Davidson (R-OH), Donalds (R-FL), Fine (R-FL), Fuller (R-GA), Gill (R-TX), Harris (R-MD), Harris (R-NC), Harshbarger (R-TN), Higgins (R-LA), Luna (R-FL), Luttrell (R-TX), Massie (R-KY), McClintock (R-CA), Miller (R-IL), Moore (R-AL), Norman (R-SC), Onder (R-MO), Perry (R-PA), Roy (R-TX), Schweikert (R-AZ), Self (R-TX) and Steube (R-FL). No Democrat or independent in either chamber voted no.
Does the ROAD to Housing Act provide new funding?
Mostly not by itself. Section 1202 says no additional funds are authorized to carry out the Act. The Innovation Fund in Section 208 is the one section that names an amount, up to $200 million a year in fiscal years 2027 through 2031. Every program still depends on Congress appropriating money.
What does the ROAD to Housing Act do for office-to-housing conversions?
Three things. The RESIDE Act (Section 210) creates a pilot grant for converting vacant and abandoned buildings, if Congress funds it. Section 206 moves HUD-funded conversions of existing office buildings into a lighter environmental review category, within limits. And Section 501 exempts HOME-funded rehabilitation from NEPA review. Section 201 also lets HUD favor grant applications in Opportunity Zones.
Sources
- U.S. Government Publishing Office, “Public Law 119-101, 21st Century ROAD to Housing Act”
- Congress.gov, “H.R. 6644, introduced text”
- Congress.gov, “S. 2651, ROAD to Housing Act of 2025”
- Office of the Clerk, U.S. House, “Roll Call 224, June 23, 2026”
- U.S. Senate, “Roll Call Vote 182, 119th Congress, 2nd Session”
- Bipartisan Policy Center, “What's in the 21st Century ROAD to Housing Act? A Section-by-Section Summary of the Final Law”
- Bipartisan Policy Center, “21st Century ROAD to Housing Act Implementation Tracker”
- National League of Cities, “21st Century ROAD to Housing Act Provisions”
More on the law: Environmental review changes · CDBG and HOME changes · Opportunity Zones