By: Gabriel Smith, Legislative Affairs Manager

July 20, 2026

The 21st Century ROAD to Housing Act has become law, marking a major bipartisan housing policy milestone. For NAHRO members, the next phase will be implementation: watching how HUD carries out the law’s provisions and how new tools affect PHAs, community development agencies, residents, landlords, and local partners.

At the same time, FY 2027 HUD funding remains unsettled. The House has advanced its THUD appropriations bill through committee, the Senate has not yet released its bill, and a short-term agreement to fund the government (continuing resolution) is now part of the congressional conversation as lawmakers work through a compressed summer calendar back in their home districts.

Congress is approaching the August recess, when lawmakers and staff will spend more time in their states and districts. That creates a critical opportunity for housers to connect federal funding and policy decisions to local impact. Welcome to August Advocacy!

At a Glance

• The 21st Century ROAD to Housing Act became law on July 11 after clearing Congress with broad bipartisan support.
• The law includes provisions related to housing supply, CDBG new construction authority, CDBG-DR, RAD, MTW, environmental review, manufactured housing, rural housing, institutional investors, and HUD program administration.
• The House Appropriations Committee has approved its FY 2027 THUD bill, but the Senate has not yet released its FY 2027 THUD bill. Signs point to a temporary agreement (continuing resolution) to pause the negotiations and maintain level funding during the midterm election season.
• NAHRO remains concerned about HCV renewal sufficiency, HCV administrative fees, Public Housing Capital Fund levels, HOME funding, and PBRA operating cost language in the House bill.
• Congress is back in session this week, giving advocates a short window before the August recess to press for strong HUD funding and prepare local advocacy activities. This is the last week both House and Senate will be in D.C. until the week of September 14th. Welcome to August Advocacy!

Congressional Calendar

Both chambers are back in session this week. The House and Senate return from the July state and district work period with a limited number of legislative weeks before the August recess.

For NAHRO members, this changes the advocacy posture. When Congress is in session, members should focus on D.C. offices, committee activity, floor timing, and direct outreach to congressional staff. When lawmakers return home in August, members should shift toward local meetings, property tours, resident stories, and community-level examples.

That is why August Advocacy matters. August Recess is not downtime; it is one of the best opportunities of the year for PHAs, redevelopment agencies, commissioners, residents, and local partners to show lawmakers how HUD funding decisions affect real communities. For lawmakers this is also a high-visibility period for them back in the districts, so plan your site visits and in-district meetings before your Rep or Senator’s calendar fills up.

The DC Read

The ROAD Act is now law, but the housing policy work is not finished. The law includes several provisions that will matter to NAHRO members, including:

• CDBG new construction authority;
• A three-year CDBG-DR authorization;
• A 100,000-unit increase to the RAD cap;
• Authorization for a new MTW cohort;
• Environmental review streamlining;
• Manufactured housing and PRICE grant provisions;
• Rural housing coordination;
• FHA multifamily and small-dollar mortgage updates;
• Institutional investor limits; and
• New tools aimed at expanding housing supply and improving local implementation.

The law gives HUD and local housing partners new tools, but implementation will matter. NAHRO will continue monitoring how HUD moves forward with guidance, timing, capacity, and stakeholder engagement.

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.

Continuing Resolution Watch

A continuing resolution is now part of the congressional conversation. H.R. 9770, the Continuing Appropriations Act, 2027, would extend government funding through December 4 while Congress continues work on full-year appropriations.

For NAHRO members, the key point is that a CR may avoid a shutdown, but it can also delay final funding decisions and create uncertainty for agencies planning around voucher renewals, administrative fees, capital needs, resident services, and community development projects.

August Advocacy: What Members Can Do Now

August Advocacy gives NAHRO members a timely way to turn these federal debates into local action. As Congress approaches the August recess, members should begin planning how they will engage lawmakers and staff while they are back home.

NAHRO members can:

• Send NAHRO Action Alert letters on FY 2027 HUD funding and key program needs.
• Record and send a short advocacy video explaining how HUD funding affects residents and local operations.
• Request meetings with House and Senate offices before the August recess schedule fills up.
• Invite lawmakers or district staff to tour properties, meet residents, and see federally assisted housing in action.
• Share specific examples of how HCV administrative fees affect inspections, leasing, landlord engagement, recertifications, and resident communication.
• Explain 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 production, preservation, infrastructure, and community development.
• Report advocacy engagements to NAHRO so the association can track member activity and strengthen national advocacy.

The strongest advocacy will be specific and local. Congressional offices need to hear what federal funding levels mean for waitlists, voucher utilization, property conditions, landlord participation, development pipelines, residents, and neighborhoods.

Why August Advocacy Matters?

August Advocacy is one of NAHRO’s most important opportunities to connect federal housing decisions to local impact. When lawmakers are back in their states and districts, PHAs, redevelopment agencies, commissioners, residents, and community partners can show Congress what HUD funding and housing policy mean on the ground.

NAHRO members have built strong momentum through August Advocacy. In 2024, advocates sent 140,278 total letters, with 10,709 advocates participating — a 206% increase from the prior year. In 2025, NAHRO advocates reached 86.7% of Congress, and advocates in 29 states contacted 100% of their legislators.

This year, members can build on that record by using August Advocacy to send action alerts, request meetings, host site visits, share local stories, record advocacy videos, and report engagements back to NAHRO.

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