By: Gabriel Smith, Legislative Affairs Manager

July 6, 2026

Congress enters a quieter stretch following the July 4 holiday, but its federal housing agenda remains active. The bipartisan 21st Century ROAD to Housing Act has cleared Congress and is awaiting presidential action, while FY 2027 HUD funding decisions remain ahead.

For NAHRO members, this week is also a useful reminder that congressional timing matters. Lawmakers are heading back to your district, setting up key opportunities for site visits, in-district meetings with lawmakers and their staff, and other opportunities to connect local impact to federal housing policy.

At a Glance

• The 21st Century ROAD to Housing Act has cleared Congress and is awaiting presidential action.
• President Trump could sign the bill, veto the bill (Congress has the power to override), or not sign and let the bill pass into law roughly around July 10.
• The Senate is still working on its FY 2027 THUD bill. Once complete, the House and Senate will negotiate FY 2027 funding, a Continued Resolution that extends past the election is likely.
• NAHRO remains concerned about HCV renewal sufficiency, HCV administrative fees, Public Housing Capital Fund levels, HOME funding, and PBRA operating cost language.

Congressional Calendar

The Senate is in a state work period through July 10. House votes are expected to resume July 13.

That means many lawmakers and staff may be back in their states and districts this week. For NAHRO members, this is an important opportunity to schedule local meetings, invite congressional staff to tour properties, and explain how federal housing funding affects residents, landlords, maintenance, redevelopment, and community development work.

When Congress is out of session, advocacy should focus on local engagement. When Congress returns to Washington, advocacy should also focus on committee action, floor votes, amendments, and direct outreach to D.C. offices.

The DC Read

The 21st Century ROAD Act remains the major housing story in D.C. The Senate passed the final package on June 22 by an 85–5 vote, and the House followed on June 23 by a 358–32 vote. The bill has now cleared Congress and is awaiting presidential action.

For NAHRO members, the bill is significant because it includes provisions related to housing supply, preservation, HUD program administration, CDBG new construction authority, CDBG-DR, environmental review, rural housing, manufactured housing, RAD, MTW, and local implementation.

The safest public framing is that the bill is awaiting presidential action. If the bill was formally presented to President Trump on June 29, the constitutional 10-day window, excluding Sundays, would run through July 10. If the President neither signs nor vetoes the bill during that period, the bill can become law without his signature unless Congress has adjourned in a way that prevents return of the bill.

FY 2027 THUD Appropriations

Appropriations remain the next major issue for PHAs and community development agencies. The House Appropriations Committee approved its FY 2027 Transportation, Housing and Urban Development, and Related Agencies bill on June 3 by a 34–27 vote. The Senate has not yet released its FY 2027 THUD bill.

The House bill includes a total THUD allocation of $92.224 billion, which is $10.659 billion, or 10.4 percent, below FY 2026 enacted.

Key NAHRO concerns include:

• Housing Choice Voucher HAP renewals: $35.453 billion, $496 million above FY 2026 enacted. However, NAHRO estimates this increase would not cover rising HAP contract costs.
• HCV administrative fees: $2.3 billion, $536 million below FY 2026 enacted.
• Public Housing Operating Fund: $4.687 billion, level with FY 2026 enacted.
• Public Housing Capital Fund: $2.286 billion, $914 million below FY 2026 enacted.
• CDBG: $3.3 billion, level with FY 2026 enacted.
• HOME: $500 million, $750 million below FY 2026 enacted.

The House bill also includes policy language NAHRO is watching closely, including a proposed 3 percent cap on PBRA Operating Cost Adjustment Factors and Build America, Buy America language that would exempt FY 2027 and prior-year funding for HOME, CDBG, Public Housing Operating and Capital Funds, SHOP, and Native American Programs from BABA requirements.

Disaster Recovery Remains on the Radar

Housing and community development oversight remains active. NAHRO members should continue watching congressional discussions around CDBG-DR and disaster recovery, especially as lawmakers consider how to improve disaster recovery timing, flexibility, and local implementation.

This is especially relevant for local agencies and communities that rely on HUD disaster recovery resources after major storms, flooding, fires, and other disasters.

What NAHRO Members Can Do

The July work period is an important advocacy window. NAHRO members should:

• Contact House and Senate offices about the importance of strong FY 2027 HUD funding.
• Share local examples showing how HUD resources support residents, landlords, preservation, redevelopment, and community stability.
• Explain what HCV administrative fees mean for inspections, leasing, landlord engagement, recertifications, and resident communication.
• Tell members of Congress how Public Housing Capital Fund reductions affect maintenance, modernization, health and safety work, and long-term preservation.
• Reinforce the importance of CDBG and HOME as flexible tools for local housing and community development needs.
• Invite district or state staff to tour properties, meet residents, and see federal housing programs in action.

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