(a) Short title.—This Act may be cited as the “Decent, Affordable, Safe Housing for all Act” or the “DASH Act”.

(b) Table of contents.—The table of contents for this Act is as follows:

Sec. 1. Short title; table of contents.
Sec. 2. Findings.

Congress finds the following:

(1) The United States has a deficit of 7,000,000 units of housing due to slowed development after the Great Recession. Public-private partnerships can spark a boost in construction to address this lack of available and affordable homes.

(2) During the last 20 years, rent has increased faster than income for renters in all 50 States and the District of Columbia.

(3) There is no county in the United States in which an individual working at minimum wage can afford a modest 1- or 2-bedroom home. A renter would need to make more than $20 an hour to afford the average 1-bedroom rent. In no State does the minimum wage exceed $16 an hour.

(4) Artificial limits on construction and development of diverse types of housing limit supply, increase housing prices, and often induce sprawl.

(5) The most affordable and environmentally friendly types of housing developments are illegal in many jurisdictions in the United States. Dense, multifamily housing creates far fewer carbon emissions than standalone single-family housing.

(6) In 10 States, Housing Choice Voucher recipients wait longer than 3 years for assistance. Nationwide, only 1 in 4 households eligible for housing assistance receives it.

(7) More than 1,500,000 children in the United States experienced homelessness in 2018, including students staying in other people’s homes due to lack of alternatives. More than 11,000 children were living outside in 2020. Children living in or exiting the child welfare system are especially vulnerable to homelessness.

(8) The strongest indicator that a person will experience homelessness as an adult is if the person experienced homelessness as a child. Experiencing homelessness harms children educationally, socially, emotionally, and physically.

(9) Unsheltered homelessness has increased in recent years, and Black, Indigenous, and Hispanic Americans are severely overrepresented in the population of people experiencing homelessness.

(10) Extremely low-income renters are much more likely to be non-White, as 1 in 5 Black renters, 18 percent of Indigenous renters, and 16 percent of Hispanic renters are extremely low-income, while only 6 percent of White renters are extremely low-income.

(11) In 2020, the difference in homeownership rates between Black and White Americans was larger than in 1960, before the enactment of the Fair Housing Act (title VIII of Public Law 90–284; 82 Stat. 81), reflecting the pervasive impact of systemic racism in the housing market and overall economy including redlining, appraisal bias, wage gaps, and decades-long oppression.

(12) Stable, safe, and affordable housing is a significant social indicator of health, and investments in affordable housing result in tangible benefits in neighborhood, household, and individual health and economic stability.

Section 8(o) of the United States Housing Act of 1937 (42 U.S.C. 1437f(o)) is amended by adding at the end the following:

“(21) RENTAL VOUCHERS FOR THE HOMELESS.—

“(A) DEFINITIONS.—In this paragraph:

“(i) AT RISK OF HOMELESSNESS.—The term ‘at risk of homelessness’ has the meaning given the term in section 401(1) of the McKinney-Vento Homeless Assistance Act (42 U.S.C. 11360), except that ‘50 percent’ shall be substituted for ‘30 percent’ in subparagraph (A) of that section.

“(ii) CAPACITY-BUILDING PERIOD.—The term ‘capacity-building period’ means the 2-year period beginning on the date on which the formula is established under subparagraph (E)(ii).

“(iii) CONTINUUM OF CARE.—The term ‘continuum of care’ has the meaning given the term in section 578.3 of title 24, Code of Federal Regulations, or any successor regulation.

“(iv) ELIGIBLE PUBLIC HOUSING AGENCY.—The term ‘eligible public housing agency’ means a public housing agency that—

“(I) administers assistance under this subsection through a contract for annual contributions entered into with the Secretary;

“(II) has a partnership with a public child welfare agency and a continuum of care that—

“(aa) has a system for identifying and referring eligible recipients for assistance under this paragraph from the public housing agency, including by providing a written certification that the eligible recipient is eligible to receive the assistance; and

“(bb) will, to the greatest extent practicable, provide or facilitate the provision of supportive services to those eligible recipients; and

“(III) submits to the Secretary a statement describing—

“(aa) how the public housing agency will connect eligible recipients with local community resources, to the extent available; and

“(bb) the plan for use of capacity-building funding under subparagraph (E), including—

“(AA) a timeline for the use of that funding within the capacity-building period;

“(BB) hiring and personnel needs;

“(CC) physical infrastructure needs; and

“(DD) technological infrastructure needs, including upgrades to the HMIS, and any other capacity-related investments that are necessary to administer assistance under this paragraph.

“(v) ELIGIBLE RECIPIENT.—The term ‘eligible recipient’ means any individual or family experiencing homelessness or at risk of homelessness with an income that is less than 50 percent of the area median income.

“(vi) EXPERIENCING HOMELESSNESS; HOMELESS.—The terms ‘experiencing homelessness’ and ‘homeless’ means an individual or family who is—

“(I) living in a place not meant for human habitation or in an emergency shelter;

“(II) living in transitional housing for homeless persons and was homeless before entering transitional housing or an emergency shelter;

“(III) fleeing domestic violence; or

“(IV) at risk of homelessness.

“(vii) HMIS.—The term ‘HMIS’ means the community-wide homeless management information system described in section 402(f)(3)(D) of the McKinney-Vento Homeless Assistance Act (42 U.S.C. 11360a(f)(3)(D)).

“(viii) PUBLIC HOUSING AGENCY.—The term ‘public housing agency’ includes a tribally designated housing entity.

“(ix) REFERRAL.—The term ‘referral’ means an affirmative connection between the voucher recipient and the organization providing services to the voucher recipient.

“(x) SERVICE COORDINATOR.—The term ‘service coordinator’ means an individual employed directly by a public housing agency who provides general case management and referral services to each voucher recipient served by the public housing agency, which shall include—

“(I) an individual intake screening of each voucher recipient to evaluate the voucher recipient’s need for supportive services; and

“(II) referral to outside services, including cooperation and collaboration with a continuum of care.

“(xi) SOURCE OF INCOME.—The term ‘source of income’ means income from any lawful source, including—

“(I) income from any legal employment; and

“(II) any assistance, benefit, or subsidy through any Federal, State, or local program, whether the program is administered by a governmental or nongovernmental entity.

“(xii) TRIBALLY DESIGNATED HOUSING ENTITY.—The term ‘tribally designated housing entity’ has the meaning given the term in section 4 of the Native American Housing Assistance and Self-Determination Act of 1996 (25 U.S.C. 4103).

“(xiii) VOUCHER RECIPIENT.—The term ‘voucher recipient’ means an individual or family receiving a voucher under this paragraph.

“(xiv) YOUTH.—The term ‘youth’ means an individual under the age of 25.

“(B) VOUCHERS.—

“(i) PROVISION OF VOUCHERS.—

“(I) IN GENERAL.—The Secretary shall provide vouchers for rental assistance on behalf of each eligible recipient in accordance with this paragraph.

“(II) DIRECT APPROPRIATION.—Subject to subclause (III), there is appropriated, out of any money in the Treasury not otherwise appropriated, for providing rental voucher assistance under this paragraph for fiscal year 2022 and each fiscal year thereafter—

“(aa) the amount necessary to fund the provision of a voucher for rental assistance under this paragraph on behalf of each eligible recipient;

“(bb) the amount necessary to provide administrative fees under clause (ii) in connection to each voucher for rental assistance provided under this paragraph; and

“(cc) the amount necessary to fund annual renewals of the vouchers provided under this paragraph.

“(III) NUMBER OF VOUCHERS.—The Secretary shall provide—

“(aa) 250,000 vouchers under this paragraph in fiscal year 2022; and

“(bb) 400,000 vouchers under this paragraph in each fiscal year thereafter until the Secretary determines that a smaller number of vouchers is sufficient to provide all eligible recipients with vouchers.

“(ii) ADMINISTRATIVE FEE FOR ANCILLARY COSTS.—The Secretary shall provide a public housing agency that requests a voucher under this paragraph an administrative fee sufficient to provide assistance to the voucher recipient for security deposits, moving costs, first or last month's rent, or other significant barriers to establishing use of the voucher and a lease, in an amount that is not more than 3 months' rent for the voucher recipient.

“(iii) PAYMENT STANDARD.—The payment standard for a voucher provided under this paragraph may not exceed 125 percent of the fair market rental in the jurisdiction in which the voucher is administered.

“(iv) SUPPLEMENTAL VOUCHER PAYMENT.—

“(I) IN GENERAL.—An eligible public housing agency may supplement the amount of a voucher provided under this paragraph in any case in which—

“(aa) the amount of the voucher is insufficient to cover the cost of a dwelling unit within the jurisdiction of the eligible public housing agency and that insufficiency may result in a voucher recipient losing housing and becoming homeless or doubled up; or

“(bb) the eligible public housing agency submits to the Secretary a waiver request for recalculation of the small area fair market rent applicable to the dwelling unit, which the Secretary shall approve or deny within 45 days of submission of the request.

“(II) PAYMENT UPON DENIAL.—An eligible public housing agency may supplement the amount of a voucher under subclause (I) even if the Secretary denies the request submitted under subclause (I)(aa), provided that the supplementation of the voucher amount is necessary to maintain housing for the voucher recipient.

“(v) CONDITIONS ON ASSISTANCE.—Notwithstanding any other provision of law, the Secretary—

“(I) may not condition receipt of a voucher under this paragraph on—

“(aa) participation in any service or program; or

“(bb) the sobriety or lack thereof of an eligible recipient;

“(II) except as provided in subclause (III), may not prohibit receipt of a voucher under this paragraph by an otherwise eligible recipient due to any criminal conviction or history of interaction with the criminal justice system; and

“(III) shall prohibit receipt of a voucher under this paragraph by individuals subject to a lifetime registration requirement under any State sex offender registration program.

“(vi) VERIFICATION OF STATEMENT MADE BY ELIGIBLE PUBLIC HOUSING AGENCIES.—

“(I) IN GENERAL.—Not later than 30 days after the date on which an eligible public housing agency submits the statement required under subparagraph (A)(iv)(III), the Secretary shall verify the statement.

“(II) UNSATISFACTORY STATEMENT.—If, upon verification of a statement under subclause (I), the Secretary determines that the statement is unsatisfactory, the Secretary shall inform the eligible public housing agency of that determination and the manner in which the eligible public housing agency may re-submit the statement.

“(vii) IDENTIFICATION OF ELIGIBLE RECIPIENTS.—A public housing agency shall partner with continuums of care, public child welfare agencies, street outreach providers, health care providers, and other similar organizations in the State in which the public housing agency operates to identify eligible recipients.

“(viii) REQUIREMENTS FOR ELIGIBLE PUBLIC HOUSING AGENCIES.—

“(I) IN GENERAL.—Each eligible public housing agency providing assistance under this paragraph shall—

“(aa) on an annual basis and in conjunction with income reviews for purposes of determining income eligibility for assistance under this paragraph, verify the compliance of the eligible public housing agency with the eligibility requirements under this paragraph;

“(bb) to the greatest extent possible—

“(AA) work with continuums of care to ensure continuity of data collection under this paragraph; and

“(BB) utilize the HMIS to collect and main the information required to be collected under this paragraph.

“(II) PRIORITY.—In providing vouchers under this paragraph, an eligible public housing agency—

“(aa) shall prioritize the first vouchers made available under this section for eligible recipients who are—

“(AA) unaccompanied homeless youth;

“(BB) homeless youth with minor children; or

“(CC) families with minor children experiencing homelessness;

“(bb) to the extent possible considering when the Secretary disburses funds under this paragraph, shall provide vouchers to the eligible recipients described in item (aa) not later than 1 year after the end of the capacity-building period; and

“(cc) may not issue vouchers to eligible recipients not described in item (aa) until the eligible public housing agency has issued vouchers to all eligible recipients described in that item.

“(ix) USE OF VOUCHER UPON EXIT.—An eligible public housing agency that issued a voucher to an eligible recipient that is no longer in use by the eligible recipient may provide the voucher to any other tenant eligible for tenant-based assistance under this subsection.

“(C) DATA COLLECTION.—

“(i) IN GENERAL.—The Secretary shall submit to Congress an annual report on assistance providing under this paragraph, which shall include—

“(I) an assessment of the progress of States toward housing—

“(aa) eligible recipients in the State; and

“(bb) the total population of people experiencing homelessness in the State; and

“(II) the information provided under clause (ii).

“(ii) INFORMATION FROM PUBLIC HOUSING AGENCIES.—Each eligible public housing agency administering assistance under this paragraph shall submit to the Secretary and to the State in which the public housing agency is located an annual report for each fiscal year that includes—

“(I) the number of voucher recipients, including aggregated demographic information on the age, sex, gender identity, sexual orientation, race, ethnicity, and disability status of each such recipient in a manner that does not reveal the personally identifiable information of each such recipient;

“(II) the number of eligible recipients who applied during the fiscal year for assistance under this paragraph, but were not provided assistance;

“(III) a brief identification in each instance described in subclause (II) of the reason why the eligible public housing agency was unable to provide the assistance; and

“(IV) a description of how the eligible public housing agency communicated or collaborated with public child welfare agencies and continuums of care to collect the data described in subclauses (I) and (II).

“(D) SUPPORTIVE SERVICES.—

“(i) ADMINISTRATIVE FEE.—

“(I) IN GENERAL.—The Secretary shall establish a fee under subsection (q) for the costs incurred by public housing agencies in administering vouchers under this paragraph.

“(II) COSTS.—In establishing the fee described in subclause (I), the Secretary shall include the costs to public housing agencies of employing full-time or full-time-equivalent service coordinators.

“(III) AUTHORIZATION OF APPROPRIATIONS.—There is authorized to be appropriated $300,000,000 for each of fiscal years 2022 through 2027 for the fee described in subclause (I).

“(ii) HIRING OF SERVICE COORDINATORS.—

“(I) IN GENERAL.—An eligible public housing agency shall hire the appropriate number of service coordinators to administer supportive services under this paragraph in partnership with the public child welfare agency or continuum of care in a jurisdiction.

“(II) INSUFFICIENT FUNDS.—If an eligible public housing agency is unable to hire an appropriate number of service coordinators under subclause (I) using the fee described in clause (i)(I)—

“(aa) the public housing agency may request an increased administrative fee from the Secretary; and

“(bb) the Secretary shall approve or deny a request received under item (aa) within 45 days.

“(III) REPORT TO CONGRESS.—Beginning in the first full fiscal year after the date of enactment of this paragraph, the Secretary shall submit an annual report to Congress on requests for increased administrative fees received from public housing agencies under subclause (II).

“(IV) APPROPRIATE NUMBER DEFINED.—For purposes of this clause, the term ‘appropriate number’, with respect to service coordinators, means enough service coordinators so that each household provided a voucher by a public housing agency under this paragraph is able to access a service coordinator for not less than 30 minutes each week.

“(iii) PROVISION OF SERVICES.—Upon intake of an eligible recipient, a public housing agency or a public child welfare agency or continuum of care with which the public housing agency has partnered shall—

“(I) assign the voucher recipient a case manager or service coordinator; and

“(II) provide or secure the provision of supportive services to contribute to the housing stability of the voucher recipient, including—

“(aa) any supportive service, as defined in section 401 of the McKinney-Vento Homeless Assistance Act (42 U.S.C. 11360);

“(bb) referrals to health care providers, including mental health care providers, dental health care providers, and vision health care providers;

“(cc) referrals to substance use disorder treatment, including recovery, treatment, 12-step programs, relapse prevention, or medication-assisted treatment;

“(dd) assistance relating to enrollment in the Medicare or Medicaid programs under titles XVIII and XIX of the Social Security Act (42 U.S.C. 1395 et seq., 1396 et seq.), respectively, and referrals to other services, including—

“(AA) the supplemental nutrition assistance program under the Food and Nutrition Act of 2008 (7 U.S.C. 2011 et seq.) (commonly known as the ‘SNAP Program’); and

“(BB) the program of block grants for States for temporary assistance for needy families established under part A of title IV of the Social Security Act (42 U.S.C. 601 et seq.) (commonly known as the ‘TANF Program’);

“(ee) advising on eligibility for the family self-sufficiency program established, credit counseling, and housing counseling programs;

“(ff) referrals to education services, including general educational development (commonly known as ‘GED’) preparation and testing, enrollment in postsecondary education programs, and credit recovery; and

“(gg) facilitation of transportation assistance to any of the supportive services described in this subparagraph.

“(iv) ELIGIBILITY OF PRIVATE NONPROFIT ORGANIZATIONS AND FAITH-BASED ORGANIZATIONS.—

“(I) DEFINITIONS.—In this clause, the terms ‘eligible entity’ and ‘private nonprofit organization’ have the meanings given those terms in section 401 of the McKinney-Vento Homeless Assistance Act (42 U.S.C. 11360).

“(II) ELIGIBILITY.—Notwithstanding any other provision of law—

“(aa) the Secretary shall provide that private nonprofit organizations that are eligible entities, including faith-based private nonprofit organizations that are eligible entities, shall be eligible to—

“(AA) provide services described in clause (iii); and

“(BB) receive amounts made available to carry out clause (iii); and

“(bb) in determining eligibility for amounts made available to carry out clause (iii), the status of an entity as faith-based or the possibility that an entity may be faith-based may not be a basis for any discrimination against such entity in any manner or for any purpose.

“(v) ACCESS.—Services provided under this subparagraph shall be available to voucher recipients with low-to-no barrier access.

“(vi) EVALUATION.—An eligible public housing agency, public child welfare agency, or continuum of care described in clause (iii) shall evaluate each voucher recipient for individual case management needs under this subparagraph.

“(E) CAPACITY BUILDING.—

“(i) AUTHORIZATION OF APPROPRIATIONS.—There is authorized to be appropriated to the Secretary $500,000,000 for each of fiscal years 2022 and 2023 to provide funding for capacity building to eligible public housing agencies.

“(ii) FUNDING FORMULA.—Not later than 45 days after the date of enactment of this paragraph, the Secretary shall establish a formula for allocating the funding authorized under clause (i) that takes into account—

“(I) the ratio of individuals in the State in which the eligible public housing agency operates who are homeless to the overall population of the State;

“(II) the proportion of families in each State with children experiencing unsheltered homelessness, as reported in the State's most recent point-in-time count, to the total number of unsheltered homeless families in the State as reported in the same point-in-time count; and

“(III) the rate of unsheltered homelessness in each State compared to each other State, as reported in each State's most recent point-in-time count.

“(iii) DISBURSEMENT.—Not later than 30 days after an eligible public housing agency submits an acceptable statement under subparagraph (A)(iv)(III), the Secretary shall disburse amounts authorized under clause (i) of this subparagraph in accordance with the formula established under clause (ii) of this subparagraph.

“(iv) MINIMUM AND MAXIMUM ALLOCATION.—The Secretary shall ensure that—

“(I) each eligible public housing agency does not receive more than 10 percent of the amount authorized under clause (i); and

“(II) each State in which an eligible public housing agency receives funds under clause (i) does not receive more than 25 percent of the total amount authorized under that clause.

“(v) ELIGIBLE ACTIVITIES.—A recipient of funds authorized under clause (i) may only use the funds for—

“(I) hiring and personnel needs, such as case managers and housing placement advisory;

“(II) physical infrastructure—

“(aa) including increased office space or facilities for the provision of supportive services; and

“(bb) not including residential housing;

“(III) technological infrastructure needs, including upgrades to the HMIS; and

“(IV) any other capacity-related investments that are necessary for the public housing agency to—

“(aa) develop, acquire, or rehabilitate housing that is affordable to extremely low-income families, to be made available to people experiencing homelessness; or

“(bb) support the successful administration of the vouchers under this paragraph.

“(vi) REQUIREMENT FOR EXPENDITURE OF FUNDS.—Each eligible public housing agency that receives funds under clause (i) shall expend not less than 60 percent of the funding during the 2-year period following receipt of the funding.

“(F) STATE ACCOUNTABILITY.—

“(i) IN GENERAL.—Each eligible public housing agency providing assistance under this paragraph shall—

“(I) on a monthly basis, report caseload and voucher administration statistics to the State in which the agency operates; and

“(II) twice annually, submit to the State in which the agency operates a report on the progress toward issuing a voucher under this paragraph to all eligible recipients, based on—

“(aa) the percentage reduction in the number of families with children and youth that are experiencing homelessness in the area in which the agency care operates, as determined by comparing the most recent point-in-time count with the point-in-time count conducted 1 year prior; and

“(bb) the percentage reduction in the number of children experiencing homelessness in the State, as documented under the requirements of the program authorized under subtitle B of title VII of the McKinney-Vento Homeless Assistance Act (42 U.S.C. 11431 et seq.).

“(ii) BENCHMARKS.—Each year, each State shall meet the benchmarks described in this clause, based equally on the percentage reduction in reported population of children and families experiencing homelessness in the following year’s point-in-time count and the percentage reduction in population of students experiencing homelessness:

“(I) ANNUAL REPORT.—Each State shall submit an annual report to the Secretary that contains—

“(aa) data collected from schools pursuant to the program authorized under subtitle B of title VII of the McKinney-Vento Homeless Assistance Act (42 U.S.C. 11431 et seq.), including the number of students—

“(AA) experiencing unsheltered homelessness;

“(BB) living in shelters;

“(CC) living in motels, hotels, or campgrounds;

“(DD) living in a car or other motor vehicle; or

“(EE) sharing the housing of other persons due to loss of housing, economic hardship, or similar reasoning; and

“(bb) the information received from each public housing agency in the State under clause (i)(II).

“(II) ISSUANCE OF VOUCHERS FOR SMALLER STATES.—Each State with a rate of homelessness that is not higher than 10 people per 10,000 shall—

“(aa) not later than 2 years after the end of the capacity-building period—

“(AA) issue vouchers under this paragraph to not less than 50 percent of the population of people experiencing homelessness in the State, using data from the most recent point-in-time count; and

“(BB) to the greatest extent possible, prioritize the issuance of those vouchers to eligible youth and families;

“(bb) not later than 3 years after the end of the capacity-building period—

“(AA) issue vouchers under this paragraph to not less than 70 percent of the population of people experiencing homelessness in the State, using data from the most recent point-in-time count; and

“(BB) to the greatest extent possible, prioritize the issuance of those vouchers to eligible youth and families; and

“(cc) not later than 4 years after the end of the capacity-building period, issue vouchers under this paragraph to all people experiencing homelessness in the State.

“(III) ISSUANCE OF VOUCHERS FOR LARGER STATES.—Each State with a rate of homelessness that is higher than 10 people per 10,000 shall—

“(aa) not later than 2 years after the end of the capacity-building period—

“(AA) issue vouchers under this paragraph to not less than 40 percent of the population of people experiencing homelessness in the State, using data from the most recent point-in-time count; and

“(BB) to the greatest extent possible, prioritize the issuance of those vouchers to eligible youth and families;

“(bb) not later than 3 years after the end of the capacity-building period—

“(AA) issue vouchers under this paragraph to not less than 60 percent of the population of people experiencing homelessness in the State, using data from the most recent point-in-time count; and

“(BB) to the greatest extent possible, prioritize the issuance of those vouchers to eligible youth and families; and

“(cc) not later than 4 years after the end of the capacity-building period, issue vouchers under this paragraph to all people experiencing homelessness in the State.

“(iii) PENALTIES.—

“(I) WARNING.—Except as provided in clause (v), if a State does not meet the applicable benchmarks described in clause (ii), the Secretary shall publicly warn the State of the failure of the State to meet the benchmark and remind the State of the applicable penalties.

“(II) REDUCTION IN FEDERAL HIGHWAY FUNDS.—If a State does not meet the applicable benchmarks described in clause (ii)—

“(aa) by the date that is 180 days after the warning by the Secretary under subclause (I) of this clause, the Federal share payable for Federal-aid highway projects under section 120 of title 23, United States Code, shall be reduced by 5 percent; or

“(bb) by the date that is 180 days after a reduction made under item (aa) of this subclause, the Federal share payable for Federal-aid highway projects under section 120 of title 23, United States Code, shall be further reduced by 5 percent.

“(iv) CONDITION ON COMPLIANCE.—Beginning in the first Notice of Funding Availability cycle beginning after the date of enactment of this paragraph, and every Notice of Funding Availability cycle thereafter, the Secretary shall condition the awarding of all funding for vouchers under this paragraph by the Secretary to a public housing authority in a State on that State’s compliance with the benchmarks described in clause (ii).

“(v) UNEMPLOYMENT RATE.—If the quarterly unemployment rate of the population of a State is not less than 6 percent—

“(I) the State shall not be penalized under clause (iii) for failure to meet the benchmarks described in clause (ii); and

“(II) the State shall be required to meet the benchmarks described in clause (ii) not later than 180 days after the date on which the quarterly unemployment rate descends beneath 6 percent.

“(G) ADMINISTRATIVE NEEDS OF HUD.—

“(i) AUTHORIZATION OF APPROPRIATIONS.—There is authorized to be appropriated $15,000,000 for each of fiscal years 2022 through 2026 to the Secretary for the administrative needs of the Department of Housing and Urban Development and regional offices of the Department in carrying out the voucher program under this paragraph.

“(ii) PROHIBITION.—None of the funds made available under this subparagraph may be used to provide raises or bonuses to any employee of the Department of Housing and Urban Development in an amount that is more than 10 percent of the annual gross salary of the employee.”.

(a) Definitions.—In this section—

(1) the term “at risk of homelessness” has the meaning given the term in section 401(1) of the McKinney-Vento Homeless Assistance Act (42 U.S.C. 11360), except that “50 percent” shall be substituted for “30 percent” in subparagraph (A) of that section;

(2) the terms “extremely low-income” and “very low-income” have the meanings given those terms in section 1303 of the Federal Housing Enterprises Financial Safety and Soundness Act of 1992 (12 U.S.C. 4502);

(3) the term “homeless” means an individual or family who is—

(A) living in a place not meant for human habitation or in an emergency shelter;

(B) living in transitional housing for homeless persons and was homeless before entering transitional housing or an emergency shelter;

(C) fleeing domestic violence; or

(D) at risk of homelessness; and

(4) the term “Secretary” means the Secretary of Housing and Urban Development.

(b) Authorizations of appropriations.—

(1) IN GENERAL.—There is authorized to be appropriated to the Housing Trust Fund established under section 1338 of the Federal Housing Enterprises Financial Safety and Soundness Act of 1992 (12 U.S.C. 4568) $10,000,000,000 for each of fiscal years 2022 through 2032 for allocation to States in accordance with subsection (c) of such section 1338, subject to subsections (c) through (f) of this section.

(2) ADMINISTRATIVE NEEDS OF STATES.—

(A) AUTHORIZATION OF APPROPRIATIONS.—There is authorized to be appropriated to the Secretary $65,000,000 for each of fiscal years 2022 through 2027 for the administrative needs of States under this section, in accordance with subparagraph (C).

(B) ALLOCATION.—Of amounts authorized to be appropriated under subparagraph (A) for each fiscal year—

(i) $15,000,000 shall be allocated to the Commonwealth of the Northern Mariana Islands, Guam, American Samoa, and the Virgin Islands; and

(ii) the remainder shall be allocated to States pursuant to the formula established under paragraph (21)(E)(ii) of section 8(o) of the United States Housing Act of 1937 (42 U.S.C. 1437f(o)), as added by section 3 of this Act.

(C) ELIGIBLE ACTIVITIES.—A State that receives funds authorized to be appropriated under subparagraph (A) may only use the funds for capacity-related investments that are necessary for the State to successfully allocate funds made available under paragraph (1) of this subsection.

(D) PROHIBITION.—None of the funds made available under this paragraph may be used to provide raises or bonuses to any official of the executive branch of a State.

(c) Revision of funding formula.—

(1) IN GENERAL.—Not later than 1 year after the date of enactment of this Act, the Secretary shall report to Congress proposed changes to the funding formula under section 1338(c)(3) of the Federal Housing Enterprises Financial Safety and Soundness Act of 1992 (12 U.S.C. 4568(c)(3)) in order to ensure that the funding formula takes into account the economic status of the people of the United States, including the economic impact of the COVID–19 pandemic.

(2) CONTENTS.—The revised formula proposed under paragraph (1) shall address the following concerns:

(A) The COVID–19 pandemic and its impacts on the economic security and housing stability of very low-income and extremely low-income people of the United States.

(B) The impacts of differing vacancy rates across various housing markets in the United States.

(C) The rate of unsheltered homelessness in various housing markets across the United States.

(D) The impact of differing rates of poverty and extreme poverty across various States.

(E) The gap between demand for and supply of rental units that are affordable and available to very low-income and extremely low-income renters in a State.

(d) Eligible households.—Housing that is assisted using amounts made available under subsection (b) may only be used for the benefit of very low-income or extremely low-income households.

(e) Eligible activities.—A recipient of funds authorized under subsection (b)—

(1) may only use the funds for land acquisition and the acquisition, rehabilitation, or development of rental housing that is affordable for very low-income or extremely low-income households; and

(2) shall take all possible measures to expedite construction of housing described in paragraph (1).

(f) Priority for occupancy in dwelling units.—

(1) FIRST 2 FISCAL YEARS.—During the first 2 fiscal years for which amounts are made available to carry out this section, the Secretary shall ensure that priority for occupancy in a dwelling unit that receives assistance under this section is given to a homeless family or homeless youth.

(2) SUBSEQUENT 3 FISCAL YEARS.—During the third, fourth, and fifth fiscal years for which amounts are made available to carry out this section, the Secretary shall ensure that priority for occupancy in a dwelling unit that receives assistance under this section is given to a homeless family or homeless individual.

(a) Definitions.—In this section:

(1) ELIGIBLE ENTITY.—The term “eligible entity” means a public housing agency, a tribally designated housing entity (as defined in section 4 of the Native American Housing Assistance and Self Determination Act of 1996 (25 U.S.C. 4103)), a nonprofit entity, a company, a religious entity, or a unit of local or Tribal government.

(2) MODULAR CONSTRUCTION.—The term “modular construction” means the method of residential construction by which building modules are constructed off of the future site of a building, then brought together on the building site to form a larger residential building, in an effort to reduce construction costs.

(3) SECRETARY.—The term “Secretary” means the Secretary of Housing and Urban Development.

(b) Establishment of program.—

(1) IN GENERAL.—The Secretary shall establish a pilot program to provide grants to eligible entities to promote the construction of affordable housing using modular construction.

(2) AFFORDABILITY REQUIREMENT.—To be eligible to receive a grant under paragraph (1), an eligible entity shall be required to guarantee affordability for a period of more than 20 years.

(3) PRIORITY.—In awarding grants under paragraph (1), the Secretary shall give priority to an eligible entity that fulfills not fewer than two of the following requirements:

(A) The eligible entity—

(i) will construct the housing in groups of more than 50 units; or

(ii) provides confirmation from the jurisdiction with land use control over the site proposed by the eligible entity that—

(I) construction will be completed within 18 months; and

(II) the housing will be constructed in groups of more than 30 units.

(B) The eligible entity partners with a public housing agency or unit of local government that will issue rental assistance to residents of the affordable housing through vouchers or grants.

(C) The eligible entity will provide supportive services (as described in paragraph (21)(D)(iii)(II) of section 8(o) of the United States Housing Act of 1937 (42 U.S.C. 1437f(o)), as added by section 3 of this Act) to residents at no charge, or has secured the provision of publicly or privately administered supportive services (as so defined) to residents at no charge.

(c) Matching requirement.—The Federal share of a project funded under this section shall be not more than 75 percent of the cost of the project.

(d) Authorization of appropriations.—There is authorized to be appropriated to the Secretary $2,000,000 for each of fiscal years 2022 through 2027 to carry out this section.

(a) Definitions.—In this section:

(1) DUPLEX.—The term “duplex” means a residential building divided into 2 units, each of which has a separate entrance.

(2) ELIGIBLE ACTIVITY.—The term “eligible activity” means an activity authorized under section 105(a) of the Housing and Community Development Act of 1974 (42 U.S.C. 5305(a)).

(3) ELIGIBLE ENTITY.—The term “eligible entity” means a jurisdiction that adopts a zoning and community planning method described in subsection (d)(4) after the date of enactment of this Act.

(4) FLOOR AREA RATIO.—The term “floor area ratio” means the measurement of the floor area of a building in relation to the size of the unit of land on which the building is located.

(5) JURISDICTION.—The term “jurisdiction” has the meaning given the term in section 91.5 of title 24, Code of Federal Regulations, or any successor regulation.

(6) LOW-INCOME.—The term “low-income” has the meaning given the term in section 1303 of the Federal Housing Enterprises Financial Safety and Soundness Act of 1992 (12 U.S.C. 4502).

(7) MIXED-USE HOUSING.—The term “mixed use housing” means a building with—

(A) retail or other business, public service, or nonprofit establishments at the ground level or a lower level; and

(B) not less than 1 story of residential units above the establishments described in subparagraph (A).

(8) QUADPLEX.—The term “quadplex” means a residential building divided into 4 units, each of which has a separate entrance.

(9) SECRETARY.—The term “Secretary” means the Secretary of Housing and Urban Development.

(10) TRIPLEX.—The term “triplex” means a residential building divided into 3 units, each of which has a separate entrance.

(11) MULTIFAMILY HOUSING.—The term “multifamily housing”—

(A) means housing accommodations that—

(i) are designed principally for residential use;

(ii) conform to standards satisfactory to the Secretary; and

(iii) consist of not less than 5 rental units on a site; and

(B) includes units that are detached, semidetached, row house, or multifamily structures.

(b) Zoning information reporting requirement.—

(1) IN GENERAL.—The Secretary shall require a jurisdiction that receives, directly or indirectly, any funding from the Secretary to submit to the Secretary a report containing information about the zoning and community planning methods of the jurisdiction, unless the jurisdiction already reports such information.

(2) ADDITIONAL INFORMATION.—Upon receiving a report described in paragraph (1) from a jurisdiction, the Secretary may request additional information, at the discretion of the Secretary.

(c) Prohibited zoning methods.—

(1) IN GENERAL.—On and after the date that is 180 days after the date of enactment of this Act, a jurisdiction that uses a zoning and community planning method described in paragraph (2) may not receive, directly or indirectly, amounts from a grant awarded under subsection (d).

(2) PROHIBITED METHODS.—The methods referred to in paragraph (1) are the following:

(A) Prohibiting or discouraging duplexes in areas zoned for single-family homes.

(B) Prohibiting or discouraging single-room occupancy development in areas zoned for multifamily homes.

(C) In areas within one half-mile of a multimodal transit stop, maintaining requirements of more than 1 parking spot for a resident’s car per residential unit.

(D) Prohibiting or discouraging accessory dwelling units (commonly known as an “ADU” or “granny flat”) on the premises of single-family homes.

(E) Prohibiting or discouraging the conversion of commercial property into residential property.

(F) Prohibiting or discouraging the development of multifamily housing or mixed-use housing in commercial areas.

(3) EXCEPTION.—A jurisdiction shall not be penalized under paragraph (1) based on the use of a zoning and community planning method described in paragraph (2) over which the jurisdiction does not have control.

(d) Grant program.—

(1) ESTABLISHMENT.—The Secretary shall establish a program under which the Secretary awards competitive grants to eligible entities to use for eligible activities.

(2) PRIORITY.—In awarding grants under paragraph (1), the Secretary—

(A) shall give priority to an eligible entity that adopt more than one of the zoning and community planning methods described in paragraph (4); and

(B) in giving priority to an eligible entity under subparagraph (A) of this paragraph, shall base the degree of priority given on the number of such methods that the eligible entity has adopted, relative to the number of such methods that each other eligible entity has adopted.

(3) AMOUNT OF GRANT.—

(A) IN GENERAL.—The amount of a grant awarded to an eligible entity under paragraph (1) shall be not less than—

(i) $5,000,000 for an eligible entity with a population of less than 80,000;

(ii) $20,000,000 for an eligible entity with a population of less than 100,000;

(iii) $40,000,000 for an eligible entity with a population of less than 500,000;

(iv) $100,000,000 for an eligible entity with a population of less than 1,000,000; and

(v) $125,000,000 for an eligible entity with a population of not less than 1,000,000.

(B) POPULATION CALCULATION.—The Secretary shall calculate the population of an eligible entity for purposes of subparagraph (A) using the most recently available data from the Bureau of the Census.

(4) ENCOURAGED ZONING AND COMMUNITY PLANNING METHODS.—The zoning and community planning methods described in this paragraph are the following:

(A) Allowing—

(i) duplexes, triplexes, and quadplexes, or other multifamily housing, in areas zoned for single-family homes;

(ii) the subdivision of existing single-family homes into multiple units; and

(iii) waivers to permitting or zoning requirements to incentivize the construction of—

(I) accessory dwelling units;

(II) additions to existing single-family homes to create duplexes, triplexes, or quadplexes; or

(III) other additions that do not require demolition of an existing home on a given unit of land.

(B) Incentivizing the development of single-room occupancy multifamily housing and accessory dwelling units through expedited permitting, reduced fees, or other incentives.

(C) Not imposing a minimum lot size or minimum unit square-foot requirements.

(D) Incentivizing the development of commercial property into residential housing.

(E) Eliminating or lowering requirements for per-unit parking spots.

(F) Allowing increased floor area ratios.

(G) Eliminating or raising height limits on development to encourage building vertically rather than horizontally.

(H) Waiving or eliminating fees or permits for development in exchange for the development of a larger number of units that are affordable to low-income people.

(5) REGULATIONS.—The Secretary may promulgate any regulations necessary to carry out this subsection.

(6) AUTHORIZATION OF APPROPRIATIONS.—There are authorized to be appropriated to carry out this subsection $4,000,000,000 for each of fiscal years 2022 through 2027.

Section 408 of the McKinney-Vento Homeless Assistance Act (42 U.S.C. 11364) is amended to read as follows:

(a) Definitions.—In this section:

(1) BROAD-BASED NONPROFIT ORGANIZATION.—The term “broad-based nonprofit organization” means a nonprofit organization that has a membership that reflects a variety of interests in the area in which housing assisted under this section will be located.

(2) COVERED PROGRAM.—The term “covered program” means—

(A) the Very Low-Income Housing Repair Loans and Grants Program under section 504 of the Housing Act of 1949 (42 U.S.C. 1474);

(B) the Farm Labor Housing loan program under section 514 of the Housing Act of 1949 (42 U.S.C. 1484);

(C) the Rural Rental Housing Loan program under section 515 of the Housing Act of 1949 (42 U.S.C. 1485);

(D) the Farm Labor Housing grant program under section 516 of the Housing Act of 1949 (42 U.S.C. 1486); and

(E) the Rural Rental Assistance program under section 521 of the Housing Act of 1949 (42 U.S.C. 1490a).

(3) DOMESTIC FARM LABORER.—The term “domestic farm laborer” means an individual who receives a substantial portion of the individual's income from the primary production of processed or unprocessed agricultural or aquacultural commodities or other farm labor employment.

(4) ELIGIBLE ENTITY.—The term “eligible entity” means—

(A) a broad-based nonprofit organization;

(B) a nonprofit organization with experience in developing affordable housing, rural housing, or housing for domestic farm laborers;

(C) a nonprofit organization of domestic farm laborers;

(D) a federally recognized Indian Tribe;

(E) a community organization;

(F) an agency of a State or of a political subdivision of a State; or

(G) a limited partnership with a nonprofit general partner.

(5) GREEN BUILDING CERTIFICATION.—The term “green building certification” means—

(A) a certification from the Residential New Construction Program of the Energy Star program established by section 324A of the Energy Policy and Conservation Act (42 U.S.C. 6294a);

(B) a certification from the Zero Energy Ready Home program of the Department of Energy; and

(C) a certification or accreditation that is substantially similar to a certification described in subparagraph (A) or (B) that requires the housing project to be at least 10 percent more efficient than homes built to the building code standards of the applicable State.

(6) LOW-INCOME.—The term “low-income” has the meaning given the term in section 1303 of the Federal Housing Enterprises Financial Safety and Soundness Act of 1992 (12 U.S.C. 4502).

(7) SECRETARY.—The term “Secretary” means the Secretary of Agriculture.

(b) Assistance.—

(1) LOANS AND GRANTS.—

(A) IN GENERAL.—The Secretary shall award additional loans and grants, including zero-percent interest loans, under the covered programs to eligible entities that construct or preserve off-farm affordable housing, including multifamily housing, for domestic farm laborers or multifamily housing for low-income individuals living in rural areas to increase and preserve the supply of available and affordable rental housing for—

(i) low-income individuals living in rural areas; and

(ii) domestic farm laborers.

(B) TIMELINE.—

(i) NOTICE OF FUNDING AVAILABILITY.—Not later than 180 days after the date of enactment of this Act, the Secretary shall publish a notice of funding availability to solicit applications for loans and grants to be awarded under subparagraph (A).

(ii) AWARDS.—Not later than 1 year after the date of enactment of this Act, the Secretary shall award loans and grants, including zero-percent interest loans, to eligible entities under subparagraph (A).

(C) LOCAL CONTRIBUTION FOR GRANTS.—

(i) IN GENERAL.—An eligible entity that receives a grant under this section shall contribute not less than 10 percent of the total project cost from sources other than the grant.

(ii) TIMING OF AVAILABILITY.—An eligible entity may not receive a grant under this section unless the funds required under clause (i) are available to the eligible entity as of the date on which the grant is awarded.

(iii) SOURCES.—An eligible entity may use amounts from a loan financed by the Rural Housing Service or the Federal Housing Administration to satisfy the requirement under clause (i).

(2) RENTAL ASSISTANCE FOR OFF-FARM AFFORDABLE HOUSING AND MULTIFAMILY HOUSING.—

(A) IN GENERAL.—In addition to loans and grants under paragraph (1), the Secretary, acting through the Under Secretary for Rural Development, shall provide rental assistance to—

(i) owners of off-farm affordable housing for domestic farm laborers that is assisted by a loan or grant under paragraph (1); and

(ii) owners of affordable multifamily housing for low-income individuals living in rural areas that is assisted by a loan or grant under paragraph (1).

(B) AMOUNT OF RENT.—In providing rental assistance under subparagraph (A), the Secretary shall make assistance payments to the owners of housing described in that subparagraph in order to make available to low-income occupants of such housing rentals at rates commensurate to income and not exceeding the highest of—

(i) 30 percent of adjusted income (as defined in section 3(b)(5) of the United States Housing Act of 1937 (42 U.S.C. 1437a(b)(5)), except that the amount shall be calculated on a monthly basis);

(ii) 10 percent of monthly income; or

(iii) if the person or family is receiving payments for welfare assistance from a public agency, the portion (if any) of the payments that is specifically designated by the agency to meet the housing costs of the person or family.

(C) CAP ON RENT INCREASES.—The rent or contribution to rent paid by any recipient of assistance under this paragraph shall not increase as a result of this section or any other provision of Federal law or regulation by more than 10 percent during any 12-month period, unless the increase above 10 percent is attributable to increases in income that are unrelated to this subsection or the other provision of Federal law or regulation.

(D) AMOUNT OF ASSISTANCE.—The amount of an assistance payment made on behalf of a tenant under this paragraph shall be equal to the difference between—

(i) the monthly contribution of the tenant, which shall be the applicable amount under subparagraph (B); and

(ii) the fair market rental for the jurisdiction in which the property is located, as established by the Secretary under section 8(c) of the United States Housing Act of 1937 (42 U.S.C. 1437a(c)).

(E) REGULATIONS.—The Secretary may promulgate any regulation that is necessary and proper to carry out this paragraph.

(3) PRIORITY.—In awarding assistance for farm labor housing and multi-family housing under paragraphs (1) and (2), the Secretary shall give priority to an applicant seeking assistance for a housing project that—

(A) as determined by the Secretary, is energy efficient and generates energy, such as through geo-exchange systems, ground-source heat pumps, wind turbines, and solar energy systems; or

(B) has a green building certification.

(c) Funding.—

(1) FARM LABOR HOUSING LOANS AND GRANTS PROGRAMS.—There is authorized to be appropriated to the Secretary $78,000,000 for each of fiscal years 2022 through 2032 to award loans and grants under subsection (b)(1)(A) through the Farm Labor Housing loan program and Farm Labor Housing grant program under sections 514 and 516, respectively, of the Housing Act of 1949 (42 U.S.C. 1484, 1486).

(2) RURAL RENTAL HOUSING LOAN PROGRAM.—There is authorized to be appropriated to the Secretary $100,000,000 for each of fiscal years 2022 through 2032 to award loans under subsection (b)(1)(A) through the Rural Rental Housing Loan program under section 515 of the Housing Act of 1949 (42 U.S.C. 1485).

(3) RURAL RENTAL ASSISTANCE PROGRAM.—There is authorized to be appropriated to the Secretary $2,500,000,000 for each of fiscal years 2022 through 2032 to award loans under subsection (b)(1)(A) through the Rural Rental Assistance program under section 521 of the Housing Act of 1949 (42 U.S.C. 1490a).

(4) RENTAL ASSISTANCE UNDER (b)(2) OF THIS SECTION.—There is authorized to be appropriated to the Secretary $250,000,000 for each of fiscal years 2022 through 2032 for rental assistance payments under subsection (b)(2).

Title V of the Housing Act of 1949 (42 U.S.C. 1471 et seq.) is amended by adding at the end the following:

Section 542 of the Housing Act of 1949 (42 U.S.C. 1490r) is amended by adding at the end the following:

“(c) Eligibility of households in section 514, 515, and 516 projects.—The Secretary may provide rural housing vouchers under this section for any low-income household (including those not receiving rental assistance) residing in a property financed with a loan made or insured under section 514 or 515 (42 U.S.C. 1484, 1485) which has been prepaid, has been foreclosed, or has matured after September 30, 2005, or residing in a property assisted under section 514 or 516 that is owned by a nonprofit organization or public agency.”.

Notwithstanding any other provision of law, in the case of any rural housing voucher provided pursuant to section 542 of the Housing Act of 1949 (42 U.S.C. 1490r), the amount of the monthly assistance payment for the household on whose behalf such assistance is provided shall be determined as provided in subsection (a) of such section 542.

Section 521(d) of the Housing Act of 1949 (42 U.S.C. 1490a(d)) is amended by adding at the end the following:

“(3) In the case of any rental assistance contract authority that becomes available because of the termination of assistance on behalf of an assisted family—

“(A) at the option of the owner of the rental project, the Secretary shall provide the owner a period of 6 months before such assistance is made available pursuant to subparagraph (B) during which the owner may use such assistance authority to provide assistance on behalf of an eligible unassisted family that—

“(i) is residing in the same rental project that the assisted family resided in prior to such termination; or

“(ii) newly occupies a dwelling unit in such rental project during such period; and

“(B) except for assistance used as provided in subparagraph (A), the Secretary shall use such remaining authority to provide such assistance on behalf of eligible families residing in other rental projects originally financed under section 515 or both sections 514 and 516.”.

There is authorized to be appropriated to the Secretary of Agriculture $50,000,000 for fiscal year 2022 for improving the technology of the Department of Agriculture used to process loans for multifamily housing and otherwise managing such housing. Such improvements shall be made within the 5-year period beginning upon the appropriation of such amounts and such amount shall remain available until the expiration of such 5-year period.

(a) Plan.—Not later than 180 days after the date of enactment of this Act, the Secretary of Agriculture (in this section referred to as the “Secretary”) shall submit a written plan to Congress for preserving the affordability for low-income families of rental projects for which loans were made under section 515 of the Housing Act of 1949 (42 U.S.C. 1485) or made to nonprofit or public agencies under section 514 of that Act (42 U.S.C. 1484) and avoiding the displacement of tenant households, which shall—

(1) set forth specific performance goals and measures;

(2) set forth the specific actions and mechanisms by which such goals will be achieved;

(3) set forth specific measurements by which progress towards achievement of each goal can be measured;

(4) provide for detailed reporting on outcomes; and

(5) include any legislative recommendations to assist in achievement of the goals under the plan.

(b) Advisory committee.—

(1) ESTABLISHMENT; PURPOSE.—The Secretary shall establish an advisory committee whose purpose shall be to assist the Secretary—

(A) in preserving properties assisted under section 514 or 515 of the Housing Act of 1949 (42 U.S.C. 1484, 1485) that are owned by nonprofit or public agencies through the multifamily housing preservation and revitalization program under section 545 of that Act (as added by this subtitle); and

(B) implementing the plan required under subsection (a) of this section.

(2) MEMBER.—The advisory committee shall consist of 14 members, appointed by the Secretary, as follows:

(A) A State Director of Rural Development for the Department of Agriculture.

(B) The Administrator for Rural Housing Service of the Department of Agriculture.

(C) Two representatives of for-profit developers or owners of multifamily rural rental housing.

(D) Two representatives of nonprofit developers or owners of multifamily rural rental housing.

(E) Two representatives of State housing finance agencies.

(F) Two representatives of tenants of multifamily rural rental housing.

(G) One representative of a community development financial institution that is involved in preserving the affordability of housing assisted under sections 514, 515, and 516 of the Housing Act of 1949 (42 U.S.C. 1484, 1485, 1486).

(H) One representative of a nonprofit organization that operates nationally and has actively participated in the preservation of housing assisted by the Rural Housing Service by conducting research regarding, and providing financing and technical assistance for, preserving the affordability of such housing.

(I) One representative of low-income housing tax credit investors.

(J) One representative of regulated financial institutions that finance affordable multifamily rural rental housing developments.

(3) MEETINGS.—The advisory committee shall meet not less often than once each calendar quarter.

(4) FUNCTIONS.—In providing assistance to the Secretary to carry out its purpose, the advisory committee shall carry out the following functions:

(A) Assisting the Rural Housing Service of the Department of Agriculture to improve estimates of the size, scope, and condition of rental housing portfolio of the Service, including the time frames for maturity of mortgages and costs for preserving the portfolio as affordable housing.

(B) Reviewing current policies and procedures of the Rural Housing Service regarding preservation of affordable rental housing financed under sections 514, 515, 516, and 538 of the Housing Act of 1949 (42 U.S.C. 1484, 1485, 1486, 1490p–2), the Multifamily Preservation and Revitalization Demonstration program (commonly known as the “MPR”), and the Rural Rental Assistance program under section 521 of the Housing Act of 1949 (42 U.S.C. 1490a) and making recommendations regarding improvements and modifications to such policies and procedures.

(C) Providing ongoing review of Rural Housing Service program results.

(D) Providing reports to Congress and the public on meetings, recommendations, and other findings of the advisory committee.

Section 41411(a)(3) of the Violence Against Women Act of 1994 (34 U.S.C. 12491(a)(3)) is amended—

(1) in subparagraph (I), by striking “and” at the end;

(2) by redesignating subparagraph (J) as subparagraph (K); and

(3) by inserting after subparagraph (I) the following:

“(J) rural development housing voucher assistance provided by the Secretary of Agriculture under section 542 of the Housing Act of 1949 (42 U.S.C. 1490r), without regard to subsection (b) of that section, and applicable appropriation Acts; and”.

(a) In general.—Clause (ii) of section 42(e)(3)(A) of the Internal Revenue Code of 1986 is amended by inserting “(any 36-month period, in the case of buildings receiving an allocation of housing credit dollar amount before January 1, 2023)” after “24-month period”.

(b) Conforming amendment.—Subparagraph (A) of section 42(e)(4) of the Internal Revenue Code of 1986 is amended by inserting “(or 36-month period, if applicable)” after “24-month period”.

(c) Effective date.—The amendments made by this section shall apply to buildings receiving an allocation of housing credit dollar amount after December 31, 2017.

(a) In general.—Clause (i) of section 42(h)(1)(E) of the Internal Revenue Code of 1986 is amended by inserting “(the third calendar year, in the case of an allocation made before January 1, 2023)” after “second calendar year”.

(b) Qualified building.—Clause (ii) of section 42(h)(1)(E) of the Internal Revenue Code of 1986 is amended—

(1) by striking “the date which is 1 year after the date that the allocation was made” and inserting “the applicable date”;

(2) by inserting “(or third, if applicable)” after “second” in the first sentence;

(3) by inserting “(or third)” after “second” in the second sentence;

(4) by striking “building.—For purposes of” and inserting “building.—

“(I) IN GENERAL.—For purposes of”; and

(5) by adding at the end the following new subclause:

“(II) APPLICABLE DATE.—For purposes of subclause (I), the applicable date is 1 year after the date that the allocation was made with respect to the building (2 years, in the case of allocations made before January 1, 2023).”.

(c) Effective date.—The amendments made by this section shall apply to buildings receiving an allocation of housing credit dollar amount after December 31, 2017.

(a) In general.—Subparagraph (B) of section 42(h)(4) of the Internal Revenue Code of 1986 is amended by adding at the end the following: “The preceding sentence shall be applied by substituting ‘25 percent’ for ‘50 percent’ in the case of any building which is financed by any obligation issued in calendar year 2021, 2022, 2023, or 2024 (and not by any previously issued obligation).”.

(b) Effective date.—The amendment made by this section shall apply to buildings placed in service in taxable years beginning after December 31, 2021.

(a) In general.—Clause (ii) of section 42(h)(3)(C) of the Internal Revenue Code of 1986 is amended—

(1) by striking “$1.75” in subclause (I) and inserting “$4.92 ($3.88 in the case of calendar year 2021)”; and

(2) by striking “$2,000,000” in subclause (II) and inserting “$5,670,462 ($4,462,734 in the case of calendar year 2021)”.

(b) Cost-of-Living adjustment.—Subparagraph (H) of section 42(h)(3) of such Code is amended—

(1) by striking “2002” in clause (i) and inserting “2022”;

(2) by striking “the $2,000,000 and $1.75 amounts in subparagraph (C)” in clause (i) and inserting “the dollar amounts applicable to such calendar year under subclauses (I) and (II) of subparagraph (C)(ii)”;

(3) by striking “2001” in clause (i)(II) and inserting “2021”;

(4) by striking “$2,000,000 amount” in clause (ii)(I) and inserting “amount under subparagraph (C)(ii)(II)”; and

(5) by striking “$1.75 amount” in clause (ii)(II) and inserting “amount under subparagraph (C)(ii)(I)”.

(c) Effective date.—The amendments made by this section shall apply to calendar years beginning after December 31, 2020.

(a) Reserved State allocation.—

(1) IN GENERAL.—Subsection (h) of section 42 of the Internal Revenue Code of 1986 is amended—

(A) by redesignating paragraphs (6), (7), and (8) as paragraphs (7), (8), and (9), respectively; and

(B) by inserting after paragraph (5) the following new paragraph:

“(6) PORTION OF STATE CEILING SET-ASIDE FOR PROJECTS DESIGNATED TO SERVE EXTREMELY LOW-INCOME HOUSEHOLDS.—

“(A) IN GENERAL.—Not more than 90 percent of the State housing credit ceiling for any State for any calendar year shall be allocated to buildings other than buildings described in subparagraph (B).

“(B) BUILDINGS DESCRIBED.—A building is described in this subparagraph if 20 percent or more of the residential units in such building are rent-restricted (determined as if the imputed income limitation applicable to such units were 30 percent of area median gross income) and are designated by the taxpayer for occupancy by households the aggregate household income of which does not exceed the greater of—

“(i) 30 percent of area median gross income, or

“(ii) 100 percent of an amount equal to the Federal poverty line (within the meaning of section 36B(d)(3)).

“(C) STATE MAY NOT OVERRIDE SET-ASIDE.—Nothing in subparagraph (F) of paragraph (3) shall be construed to permit a State not to comply with subparagraph (A) of this paragraph.”.

(2) CONFORMING AMENDMENT.—Section 42(b)(4)(C) of the Internal Revenue Code of 1986 is amended by striking “(h)(7)” and inserting “(h)(8)”.

(b) Increase in credit.—Paragraph (5) of section 42(d) of the Internal Revenue Code of 1986 is amended by adding at the end the following new subparagraph:

“(C) INCREASE IN CREDIT FOR PROJECTS DESIGNATED TO SERVE EXTREMELY LOW-INCOME HOUSEHOLDS.—In the case of any building—

“(i) which is described in subsection (h)(6)(B), and

“(ii) which is designated by the housing credit agency as requiring the increase in credit under this subparagraph in order for such building to be financially feasible as part of a qualified low-income housing project,

subparagraph (B) shall not apply to the portion of such building which is comprised of such units, and the eligible basis of such portion of the building shall be 150 percent of such basis determined without regard to this subparagraph.”.

(c) Effective date.—The amendments made by this section shall apply to buildings which receive allocations of housing credit dollar amount or, in the case of projects financed by tax-exempt bonds as described in section 42(h)(4) of the Internal Revenue Code of 1986, which receive a determination of housing credit dollar amount, after the date of the enactment of this Act.

(a) In general.—Subclause (I) of section 42(d)(5)(B)(iii) of the Internal Revenue Code of 1986 is amended by inserting before the period the following: “, and any Indian area”.

(b) Indian area.—Clause (iii) of section 42(d)(5)(B) of the Internal Revenue Code of 1986 is amended by redesignating subclause (II) as subclause (IV) and by inserting after subclause (I) the following new subclauses:

“(II) INDIAN AREA.—For purposes of subclause (I), the term ‘Indian area’ means any Indian area (as defined in section 4(11) of the Native American Housing Assistance and Self Determination Act of 1996 (25 U.S.C. 4103(11))).

“(III) SPECIAL RULE FOR BUILDINGS IN INDIAN AREAS.—In the case of an area which is a difficult development area solely because it is an Indian area, a building shall not be treated as located in such area unless such building is assisted or financed under the Native American Housing Assistance and Self Determination Act of 1996 (25 U.S.C. 4101 et seq.) or the project sponsor is an Indian tribe (as defined in section 45A(c)(6)), a tribally designated housing entity (as defined in section 4(22) of such Act (25 U.S.C. 4103(22))), or wholly owned or controlled by such an Indian tribe or tribally designated housing entity.”.

(c) Effective date.—The amendments made by this section shall apply to buildings placed in service after December 31, 2021.

(a) In general.—Subclause (I) of section 42(d)(5)(B)(iii) of the Internal Revenue Code of 1986, as amended by section 206, is further amended by inserting “, any rural area” after “median gross income”.

(b) Rural area.—Clause (iii) of section 42(d)(5)(B) of the Internal Revenue Code of 1986, as amended by section 206, is further amended by redesignating subclause (IV) as subclause (V) and by inserting after subclause (III) the following new subclause:

“(IV) RURAL AREA.—For purposes of subclause (I), the term ‘rural area’ means any non-metropolitan area, or any rural area as defined by section 520 of the Housing Act of 1949, which is identified by the qualified allocation plan under subsection (m)(1)(B).”.

(c) Effective date.—The amendments made by this section shall apply to buildings placed in service after December 31, 2021.

(a) In general.—Clause (v) of section 42(d)(5)(B) of the Internal Revenue Code of 1986 is amended by striking the second sentence.

(b) Technical amendments.—Clause (v) of section 42(d)(5)(B) of the Internal Revenue Code of 1986, as amended by subsection (a), is further amended—

(1) by striking “State” in the heading; and

(2) by striking “State housing credit agency” and inserting “housing credit agency”.

(c) Effective date.—The amendments made by this section shall apply to buildings which receive a determination of housing credit dollar amount after the date of the enactment of this Act.

(a) Termination of option for certain buildings.—

(1) IN GENERAL.—Subclause (II) of section 42(h)(7)(E)(i) of the Internal Revenue Code of 1986, as redesignated by section 205, is amended by inserting “in the case of a building described in clause (iii),” before “on the last day”.

(2) BUILDINGS DESCRIBED.—Subparagraph (E) of section 42(h)(7) of such Code, as so redesignated, is amended by adding at the end the following new clause:

“(iii) BUILDINGS DESCRIBED.—A building described in this clause is a building—

“(I) which received its allocation of housing credit dollar amount before January 1, 2021, or

“(II) in the case of a building any portion of which is financed as described in paragraph (4), which received before January 1, 2021, a determination from the issuer of the tax-exempt bonds or the housing credit agency that the building is eligible to receive an allocation of housing credit dollar amount under the rules of paragraphs (1) and (2) of subsection (m).”.

(b) Rules relating to existing projects.—Subparagraph (F) of section 42(h)(7) of the Internal Revenue Code of 1986, as redesignated by section 205, is amended by striking “the nonlow-income portion” and all that follows and inserting “the nonlow-income portion and the low-income portion of the building for fair market value (determined by the housing credit agency by taking into account the rent restrictions required for the low-income portion of the building to continue to meet the standards of paragraphs (1) and (2) of subsection (g)). The Secretary shall prescribe such regulations as may be necessary or appropriate to carry out this paragraph.”.

(c) Conforming amendments.—

(1) Paragraph (7) of section 42(h) of the Internal Revenue Code of 1986, as redesignated by section 205, is amended by striking subparagraph (G) and by redesignating subparagraphs (H), (I), (J), and (K) as subparagraphs (G), (H), (I), and (J), respectively.

(2) Subclause (II) of section 42(h)(7)(E)(i) of such Code, as so redesignated and as amended by subsection (a), is further amended by striking “subparagraph (I)” and inserting “subparagraph (H)”.

(d) Technical amendment.—Subparagraph (I) of section 42(h)(7) of the Internal Revenue Code of 1986, as redesignated by section 205 and subsection (c), is amended by striking “agreement” and inserting “commitment”.

(e) Effective date.—The amendments made by this section shall apply to buildings with respect to which a written request described in section 42(h)(7)(H) of the Internal Revenue Code of 1986, as redesignated by section 205 and subsection (c), is submitted after the date of the enactment of this Act.

(a) Modification of right of first refusal.—

(1) IN GENERAL.—Subparagraph (A) of section 42(i)(7) of the Internal Revenue Code of 1986 is amended by striking “a right of 1st refusal” and inserting “an option”.

(2) CONFORMING AMENDMENT.—The heading of paragraph (7) of section 42(i) of such Code is amended by striking “right of 1st refusal” and inserting “option”.

(b) Clarification with respect to right of first refusal and purchase options.—

(1) PURCHASE OF PARTNERSHIP INTEREST.—Subparagraph (A) of section 42(i)(7) of the Internal Revenue Code of 1986, as amended by subsection (a), is amended by striking “the property” and inserting “the property or all of the partnership interests (other than interests of the person exercising such option or a related party thereto (within the meaning of section 267(b) or 707(b)(1))) relating to the property”.

(2) PROPERTY INCLUDES ASSETS RELATING TO THE BUILDING.—Paragraph (7) of section 42(i) of the Internal Revenue Code of 1986 is amended by adding at the end the following new subparagraph:

“(C) PROPERTY.—For purposes of subparagraph (A), the term ‘property’ may include all or any of the assets held for the development, operation, or maintenance of a building.”.

(3) EXERCISE OF RIGHT OF FIRST REFUSAL AND PURCHASE OPTIONS.—Subparagraph (A) of section 42(i)(7) of the Internal Revenue Code of 1986, as amended by subsection (a) and paragraph (1)(A), is amended by adding at the end the following: “For purposes of determining whether an option, including a right of first refusal, to purchase property or partnership interests holding (directly or indirectly) such property is described in the preceding sentence—

“(i) such option or right of first refusal shall be exercisable with or without the approval of any owner of the project (including any partner, member, or affiliated organization of such an owner), and

“(ii) a right of first refusal shall be exercisable in response to any offer to purchase the property or partnership interests, including an offer by a related party.”.

(c) Conforming amendments.—Subparagraph (B) of section 42(i)(7) of the Internal Revenue Code of 1986 is amended by striking “the sum of” and all that follows and inserting “the principal amount of outstanding indebtedness secured by the building (other than indebtedness incurred within the 5-year period ending on the date of the sale to the tenants). In the case of a purchase of a partnership interest, the minimum purchase price is an amount not less than such interest's ratable share of the amount determined under the first sentence of this subparagraph.”.

(d) Effective dates.—

(1) MODIFICATION OF RIGHT OF FIRST REFUSAL.—The amendment made by subsection (a) shall apply to agreements entered into or amended after the date of the enactment of this Act.

(2) CLARIFICATION.—The amendments made by subsections (b) and (c) shall apply to agreements among the owners of the project (including partners, members, and their affiliated organizations) and persons described in section 42(i)(7)(A) of the Internal Revenue Code of 1986 entered into before, on, or after the date of the enactment of this Act.

(3) NO EFFECT ON AGREEMENTS.—None of the amendments made by this section is intended to supersede express language in any agreement with respect to the terms of a right of first refusal or option permitted by section 42(i)(7) of the Internal Revenue Code of 1986 in effect on the date of the enactment of this Act.

(a) In general.—Paragraph (1) of section 42(m) of the Internal Revenue Code of 1986 is amended—

(1) by striking clause (ii) of subparagraph (A) and by redesignating clauses (iii) and (iv) thereof as clauses (ii) and (iii); and

(2) by adding at the end the following new subparagraph:

“(E) LOCAL APPROVAL OR CONTRIBUTION NOT TAKEN INTO ACCOUNT.—The selection criteria under a qualified allocation plan shall not include consideration of—

“(i) any support or opposition with respect to the project from local or elected officials, or

“(ii) any local government contribution to the project, except to the extent such contribution is taken into account as part of a broader consideration of the project's ability to leverage outside funding sources, and is not prioritized over any other source of outside funding.”.

(b) Effective date.—The amendments made by this section shall apply to allocations of housing credit dollar amounts made after December 31, 2021.

(a) In general.—At the election of a taxpayer who is an owner of an eligible low-income building—

(1) the credit determined under section 42 of the Internal Revenue Code of 1986 for the first or second taxable year of such building’s credit period ending on or after July 1, 2020, shall be 150 percent of the amount which would (but for this subsection) be so allowable with respect to such building for such taxable year; and

(2) the aggregate credits allowable under such section with respect to such building shall be reduced, on a pro rata basis for each subsequent taxable year in the credit period, by the increase in the credit allowed by reason of paragraph (1) with respect to such first or second taxable year.

The preceding sentence shall not be construed to affect whether any taxable year is part of the credit, compliance, or extended use periods for purposes of such section 42.

(b) Eligible low-Income building.—For purposes of this section, the term “eligible low-income building” means a qualified low-income building with respect to which—

(1) the first year in the credit period ends on or after July 1, 2020, and before July 1, 2022; and

(2) construction or leasing delays have occurred after January 31, 2020, due to the outbreak of coronavirus disease 2019 (COVID–19) in the United States.

(c) Election.—

(1) IN GENERAL.—The election under subsection (a) shall be made at such time and in such manner as shall be prescribed by the Secretary of the Treasury (or the Secretary's delegate) and, once made, shall be irrevocable by the taxpayer and any successor in ownership.

(2) PARTNERSHIPS.—In the case of an eligible low-income building owned by a partnership or S corporation, such election shall be made at the entity level.

(3) CERTIFICATION.—An owner making such election shall provide to the housing credit agency, at the same time and in addition to such other information as may be required under section 42(l)(1) of the Internal Revenue Code of 1986 with respect to the building, a certification that the purpose of making such election is to offset any reductions in capital or additional costs arising by reason of the outbreak of coronavirus disease 2019 (COVID–19) in the United States. Such certification shall include any documentation which the housing credit agency may request.

(d) Definitions.—Any term used in this section which is also used in section 42 of the Internal Revenue Code of 1986 shall have the same meaning as when used in such section.

(a) In general.—Paragraph (5) of section 42(d) of the Internal Revenue Code of 1986, as amended by section 205, is further amended by adding at the end the following new subparagraphs:

“(D) INCREASE IN CREDIT FOR PROVIDING SUPPORTIVE SERVICES.—

“(i) IN GENERAL.—In the case of any building which includes common areas, or property used therein, dedicated to the provision of on-site qualified supportive services, except as provided in subparagraphs (E) and (F), the eligible basis of the portion of the building which is comprised of such areas or property (after the application of subparagraphs (A) and (B)) shall be increased by an amount equal to 50 percent of such basis determined without regard to this subparagraph and subparagraphs (B) and (C).

“(ii) QUALIFIED SUPPORTIVE SERVICES.—For purposes of clause (i), the term ‘qualified supportive services’ means services—

“(I) provided by the owner of a building (directly or through contracts with third-party service providers) primarily to tenants of the building,

“(II) which are intended to promote economic self-sufficiency and physical and mental health and well-being in pursuit of retaining permanent housing, including childcare or eldercare services, health services, coordination of tenant benefits, job training, financial counseling, resident engagement services, or such other similar services as may be defined by the allocating agency in the qualified allocation plan,

“(III) which are provided to tenants and other beneficiaries as may be specified by the housing credit agency, including specifications as to which services may be provided to non-tenants,

“(IV) which are provided at no cost to beneficiaries other than any fee, copay, or coinsurance customarily charged by service providers for similar services, and

“(V) usage of or participation in which is not a condition of tenancy in the building.

Such term includes reasonable and necessary measures for the provision of such services, including measures to engage tenants and other beneficiaries in and coordinate such services, and measures required to obtain the certification described in subparagraph (E)(ii)(III).

“(E) EXTENDED SUPPORTIVE SERVICES COMMITMENT.—

“(i) IN GENERAL.—Subparagraph (D)(i) shall not apply to a building for any taxable year unless an extended supportive services commitment is in effect for such taxable year.

“(ii) EXTENDED SUPPORTIVE SERVICES COMMITMENT.—The term ‘extended supportive services commitment’ means any agreement between the owner of a building and the housing credit agency which—

“(I) provides estimates of the amounts to be spent, updated at least once every 5 years, on the provision of qualified supportive services to tenants of such building and other beneficiaries for each taxable year remaining in the credit period,

“(II) requires the designation of one or more individuals to engage tenants regarding and coordinate delivery of qualified supportive services,

“(III) requires the maintenance of an appropriate certification, as determined by the Secretary in consultation with the housing credit agencies, for qualified supportive services, subject to recertification at least once every 5 years,

“(IV) requires appropriate annual reporting to the housing credit agency on expenditures and outcomes, as determined by such agency, and

“(V) is binding on all successors in ownership of such building.

“(iii) EXCEPTIONS IF FORECLOSURE OR IF NO BUYER WILLING TO MAINTAIN SERVICES.—The requirement of clause (ii)(V) for any building shall terminate on the date the building is acquired by foreclosure (or instrument in lieu of foreclosure) unless the housing credit agency determines that such acquisition is part of an arrangement with the taxpayer a purpose of which is to terminate such requirement.

“(iv) EFFECT OF NONCOMPLIANCE.—If, during a taxable year, there is a determination by the housing credit agency that an extended supportive services commitment was not in effect as of the beginning of such year or that there is evidence of other noncompliance as determined by the housing credit agency (including failure to provide qualified supportive services)—

“(I) such determination shall not apply to any period before such year and subparagraph (D)(i) shall apply to such taxable year without regard to such determination if the failure is corrected within 1 year from the date of the determination, and

“(II) in the case of any year to which such determination does apply, if the failure is not corrected within 1 year from the date of the determination, the credit recapture amount under subsection (j)(1) for the year in which such 1 year period expires shall be increased by the amount of any increase in the credit under this section by reason of subparagraph (D)(i) for the year to which the determination applies.

“(v) PROJECTS WHICH CONSIST OF MORE THAN 1 BUILDING.—Rules similar to the rules of subsection (h)(7)(J) shall apply.

“(F) RESPONSIBILITIES OF HOUSING CREDIT AGENCY.—Subparagraph (D)(i) shall not apply to a building for any taxable year unless—

“(i) the housing credit agency sets forth criteria—

“(I) to determine appropriate, evidence-based supportive services,

“(II) for the selection of appropriate and competent service providers, and

“(III) which common areas or property described in subparagraph (D)(i) shall meet in order to qualify for the increase in credit under subparagraph (D),

“(ii) the housing credit agency provides a procedure that the agency (or an agent or other private contractor of such agency) shall follow in monitoring for noncompliance with the provisions of this subparagraph and subparagraphs (D) and (E) and in reporting such noncompliance to the Secretary, and

“(iii) appropriate books and records for expenditures with respect to the qualified supportive services are maintained on an annual basis, and are available for inspection upon request by the housing credit agency.”.

(b) Effective date.—The amendment made by this section shall apply to buildings which receive allocations of housing credit dollar amount or, in the case of projects financed by tax-exempt obligations as described in section 42(h)(4) of the Internal Revenue Code of 1986, which are first taken into account under section 146 of such Code, after the date of the enactment of this Act.

Within 6 months of the date of the enactment of this Act, the Secretary of the Treasury, the Secretary of Housing and Urban Development, the Deputy Under Secretary for Rural Development of the Department of Agriculture, and the Director of the Office of Management and Budget shall collaborate to produce a cost-benefit analysis of providing tax incentives, including the non-recognition of capital gains, to the owners of vacant or under-utilized commercial real estate in exchange for selling these properties to State, local, or tribal housing finance agencies for conversion to affordable rental housing for low-income residents, including shelters for the homeless.

(a) In general.—Subpart C of part IV of subchapter A of chapter 1 of the Internal Revenue Code of 1986 is amended by inserting after section 36B the following new section:

(b) Payment to partnerships and S corporations in lieu of credit.—

(1) IN GENERAL.—Subchapter B of chapter 65 of the Internal Revenue Code of 1986 is amended by adding at the end the following new section:

(2) CONFORMING AMENDMENT.—The table of sections for subchapter B of chapter 65 of the Internal Revenue Code of 1986 is amended by adding at the end the following new item:

“Sec. 6433. Payments in lieu of renters credit for partnerships and S corporations.”.

(c) Credit includible in gross income.—

(1) IN GENERAL.—Part II of subchapter B of chapter 1 of the Internal Revenue Code of 1986 is amended by adding at the end the following new section:

(2) INCOME DISREGARDED FOR ALTERNATIVE MINIMUM TAXABLE INCOME.—Section 56(a) of such Code is amended by adding at the end the following:

“(8) SECTION 92 NOT APPLICABLE.—Section 92 (relating to inclusion in income of renters credit) shall not apply.”.

(3) CONFORMING AMENDMENT.—The table of sections for part II of subchapter B of chapter 1 of such Code is amended by adding at the end the following new item:

“Sec. 92. Inclusion in income of renters credit and payments.”.

(d) Administrative fees.—No provision of, or amendment made by, this Act shall be construed to prevent a rental reduction credit agency of a State from imposing fees to cover its costs or from levying any such fee on a taxpayer applying for or receiving a rental reduction credit amount.

(e) Other conforming amendments.—

(1) Section 6211(b)(4) of the Internal Revenue Code of 1986 is amended by inserting “36C (including any related payment under section 6433),” after “36B,”.

(2) Paragraph (2) of section 1324(b) of title 31, United States Code, is amended by inserting “36C (including any related payment under section 6433),” after “36B,”.

(3) The table of sections for subpart C of part IV of subchapter A of chapter 1 of the Internal Revenue Code of 1986 is amended by inserting after the item relating to section 36B the following new item:

“Sec. 36C. Renters credit.”.

(f) Effective date.—The amendments made by this section shall apply to taxable years beginning after December 31, 2020.

(a) In general.—Subpart D of part IV of subchapter A of chapter 1 of the Internal Revenue Code of 1986 is amended by inserting after section 42 the following new section:

(b) Treatment as part of general business credit.—Section 38(b) of the Internal Revenue Code of 1986 is amended by striking “plus” at the end of paragraph (32), by striking the period at the end of paragraph (33) and inserting “, plus”, and by adding at the end the following new paragraph:

“(34) the middle-income housing credit determined under section 42A(a).”.

(c) Unused allocations carried over to low-Income housing credit.—

(1) IN GENERAL.—Clause (i) of section 42(h)(3)(C) of the Internal Revenue Code of 1986 is amended—

(A) by striking “the unused” and inserting “the sum of—

“(I) the unused”,

(B) by inserting “plus” after “calendar year,”, and

(C) by adding at the end the following new subclause:

“(II) the unused middle-income State housing credit (if any) of such State for the preceding calendar year,”.

(2) UNUSED MIDDLE-INCOME STATE HOUSING CREDIT.—The second sentence of section 42(h)(3)(C) of such Code is amended by inserting “, and the unused middle-income State housing credit for any calendar year is the excess (if any) of the amount described in section 42A(h)(3)(C) (after application of section 42A(h)(7)) for such State over the aggregate amount of middle-income housing credit dollar amount allocated by such State under section 42A for such year” after “for such year”.

(3) UNUSED MIDDLE INCOME STATE HOUSING CREDIT INCLUDED IN CARRYOVER ALLOCATION.—Section 42(h)(3)(D)(ii) of such Code is amended—

(A) by inserting “the sum of” after “is the excess (if any) of”; and

(B) by inserting “plus the unused middle-income State housing credit (as so defined)” after “as defined in subparagraph (C)(i))”.

(d) Reduction in basis.—Section 1016(a) of the Internal Revenue Code of 1986 is amended—

(1) by striking “and” at the end of paragraph (37);

(2) by redesignating paragraph (38) as paragraph (39); and

(3) by inserting after paragraph (37) the following new paragraph:

“(38) to the extent provided in section 42A(i)(8), and”.

(e) Conforming amendments.—

(1) Section 55(c)(1) of the Internal Revenue Code of 1986 is amended by inserting “42A(j),” before “45(e)(11)(C)”.

(2) Subsections (i)(3)(C), (i)(6)(B)(i), and (k)(1) of section 469 of such Code are each amended by inserting “or 42A” after “42”.

(3) The table of sections for subpart D of part IV of subchapter A of chapter 1 of such Code is amended by inserting after the item relating to section 42 the following new item:

“Sec. 42A. Middle-income housing credit.”.

(f) Effective date.—The amendments made by this section shall apply to taxable years ending after the date of the enactment of this Act.

(a) In general.—Subpart D of part IV of subchapter A of chapter 1 of the Internal Revenue Code of 1986, as amended by section 216, is further amended by inserting after section 42A the following new section:

(b) Current year business credit calculation.—Section 38(b) of the Internal Revenue Code of 1986, as amended by section 216, is further amended by redesignating paragraphs (6) through (34) as paragraphs (7) through (35), respectively, and by inserting after paragraph (5) the following new paragraph:

“(6) the neighborhood homes credit determined under section 42B(a),”.

(c) Limitation on carryback.—Section 39 of the Internal Revenue Code of 1986 is amended by adding at the end the following new subsection:

“(e) No carryback of neighborhood homes credit before effective date.—No amount of the unused credit attributable to section 42B may be taken into account under section 38(a)(3) for any taxable year beginning before the date of the enactment of this subsection.”.

(d) Conforming amendments.—Subsections (i)(3)(C), (i)(6)(B)(i), and (k)(1) of section 469 of the Internal Revenue Code of 1986, as amended by section 216, are each further amended by striking “42 or 42A” and inserting “42, 42A, or 42B”.

(e) Clerical amendment.—The table of sections for subpart D of part IV of subchapter A of chapter 1 of the Internal Revenue Code of 1986, as amended by section 216, is further amended by inserting after the item relating to section 42A the following:

“Sec. 42B. Neighborhood homes credit.”.

(f) Effective date.—The amendments made by this section shall apply to calendar years beginning after December 31, 2021.

(a) In general.—Section 36 of the Internal Revenue Code of 1986 is amended to read as follows:

(b) Conforming amendment relating to basis adjustment.—Subsection (a) of section 1016 of the Internal Revenue Code of 1986, as amended by section 216, is further amended—

(1) by redesignating paragraphs (38) and (39) as paragraphs (39) and (40), respectively; and