The AHTCC is committed to advancing a robust set of consensus-based policy priorities determined annually by our 280 members. While the Affordable Housing Credit Improvement Act (AHCIA) remains our top legislative priority, we actively monitor evolving policy landscapes as they pertain to proposals related to the Housing Credit in Congress. The proposals on this page are of interest to the Housing Credit industry and are being monitored to varying degrees by our policy team, but do not necessarily reflect any direct endorsement or shift in the AHTCC’s policy priorities. Because federal legislative activity is dynamic, this list is non-exhaustive and reflects only a selection of proposals that have emerged in recent Congresses, including those that may not advance or be formally introduced in the current Congress.
RELATED PROPOSALS
Lifting the Public Welfare Investment (PWI) Cap
The AHTCC engaged in advocacy efforts to advance the proposal to lift the PWI cap from 15 to 20 percent. Both Chambers of Congress have advanced housing packages containing the PWI cap increase proposal, which ultimately became law as part of the 21st Century ROAD to Housing Act in July 2026.
Community Investment and Prosperity Act (S.2464/H.R.5913)
- Lead Cosponsors: Senate Banking Committee Chairman Tim Scott (R-SC) and Banking Committee Members, Senators Lisa Blunt-Rochester (D-DE), Bernie Moreno (R-OH), Andy Kim (D-NJ). House Financial Services Committee Members, Representatives Mike Lawler (R-NY), Joyce Beatty (D-OH), and Young Kim (R-CA).
- Description: Increases the PWI cap from 15 to 20 percent, unlocking additional capital for investment in the Housing Credit.
21st Century ROAD to Housing Act (H.R. 6644)
- Lead Supporters: House Financial Services Chairman French Hill (R-AR) and Ranking Member Maxine Waters (D-CA), Senate Banking Committee Chairman Tim Scott (R-SC) and Ranking Member Warren (D-MA).
- Description: A bipartisan comprehensive housing package aiming to increase housing supply and modernize federal housing programs to improve affordability and increase production.
- Includes PWI cap increase proposal, directs HUD to conduct an evaluation of Build American, Buy America (BABA) as it pertains to HOME funds, proposals to support zoning reform, proposals to streamline environmental review requirements for housing developments, and other bipartisan housing reforms.
- The final legislation removed the earlier Senate-passed language which would have broadly limited the development of built-to-rent (BTR) properties and adversely impacted some Housing Credit properties.
- Legislative Update:
- July 29, 2025: ROAD to Housing Act of 2025 advanced by the Senate Banking Committee.
- October 9, 2025: ROAD to Housing Act passed the Senate, as an amendment to the National Defense Authorization Act.
- December 17, 2025: Housing for the 21st Century Act approved by the House Financial Services Committee.
- February 9, 2026: The Housing for the 21st Century Act passed by the House of Representatives.
- March 12, 2026: 21st Century ROAD to Housing Act passed by the Senate.
- May 20, 2026: 21st Century ROAD to Housing Act passed by the House of Representatives.
- June 22, 2026: 21st Century ROAD to Housing Act passed by the Senate.
- June 23, 2026: 21st Century ROAD to Housing Act passed by the House of Representatives.
- July 11, 2026: 21st Century ROAD to Housing Act becomes law.
Extending the Carryback Period for the Housing Credit
Affordable Housing Credit Carryback Act of 2025 (H.R.9012/S.5366)
- Lead Cosponsors: Reps. Mike Carey (R-OH) and Jimmy Panetta (D-CA) in the House and Sens. Ruben Gallego (D-AZ) and Mike Rounds (R-SD) in the Senate.
- Description: Establishes a five-year carryback period for the Housing Credit, allowing investors to apply credits against prior-year tax liabilities within an extended 5-year window. Enacting a longer carryback period would provide investors with additional certainty and capacity to invest in the Housing Credit, and would support a robust Housing Credit investment market. Read more here.
Streamlining Build America, Buy America (BABA) Guidelines for the Housing Credit
Build Housing Affordably Act (H.R.9311)
- Lead Cosponsors: Reps. Mike Flood (R-NE) and Maggie Goodlander (D-NH).
- Description: This legislation would establish a 90-day deadline for HUD to approve or deny Build America, Buy America (BABA) waiver requests and would provide automatic approval of waiver requests if a decision is not made within 90 days. The bill would also direct HUD to study the impact of BABA on affordable housing production and submit a report to Congress.
Strengthening the HOME Investment Partnerships Program
HOME Reform Act of 2025 (H.R.5798)
- Lead Cosponsors: Housing & Insurance Subcommittee Chairman Mike Flood (R-NE) and Ranking Member Emmanuel Cleaver (D-MO).
- Description: Includes bipartisan reforms to the HOME program, including exempting HOME-funded construction from Build America, Buy America (BABA) requirements.
Supporting Affordable Housing for Veterans
Fair Housing for Disabled Veterans Act (H.R.5529)
- Lead Cosponsors: Reps. Linda Sanchez (D-CA), Mike Kelly (R-PA), Blake Moore (R-UT), Jimmy Gomez (D-CA).
- Description: Modifies Housing Credit income calculation to exclude veterans’ disability benefits.
Low Income Housing for Defense Communities Act (H.R.308)
- Lead Cosponsors: Reps. Blake Moore (R-UT), Marilyn Strickland (D-WA).
- Description: Modifies Housing Credit income calculation to exclude military housing allowances and classifies areas near military installments as Difficult Development Areas (DDAs).
Supporting Affordable Housing for Lowest-Income Households
Affordable Housing Equity Act (H.R.3964)
- Lead Cosponsors: Reps. Jimmy Gomez (D-CA), Suzan DelBene (D-WA).
- Description: Creates a basis boost (up to 50 percent) for a percentage of eligible basis associated with Housing Credit units serving extremely-low-income (ELI) tenants in properties with at least 20 percent of units serving ELI tenants – as proposed in the AHCIA, Sec. 307 (see bill summary here).
Expanding Affordable Housing to Middle-Income Households
Workforce Housing Tax Credit Act (H.R.8626)
- Lead Cosponsors: Reps. Jimmy Panetta (D-CA), Mike Carey (R-OH).
- Description: Creates a tax credit for financing rental homes that are affordable to workforce and middle-income households (earning 100% or less of area median income). States may also transfer these credits to their Housing Credit allocations to best meet community needs.
