The House of Representatives has passed the Housing for the 21st Century Act by a vote of 390-9, advancing a bipartisan effort aimed at reducing regulatory barriers, modernizing federal housing programs, and increasing the nation’s housing supply.
The legislation, co-sponsored by House Financial Services Committee Chairman French Hill (R-AK), and Ranking Member Maxine Waters (D-CA), now moves to the Senate, where its prospects remain uncertain but bolstered by the overwhelming House margin.
The bill cleared the House Financial Services Committee in December before receiving near-unanimous support on the House floor. Lawmakers from both parties described the measure as a targeted response to housing shortages and rising costs that have strained households nationwide.
According to a summary released by the committee, the Housing for the 21st Century Act directs the Government Accountability Office to identify gaps and inefficiencies in existing federal housing programs, updates the Department of Housing and Urban Development’s HOME Investment Partnerships Program, reduces regulatory obstacles that lawmakers say have slowed housing development, and provides banks with greater flexibility to deploy capital toward expanding housing supply.
House Speaker Mike Johnson framed the legislation as part of a broader effort to address affordability concerns.
“Housing costs have soared beyond the reach of millions of American families thanks to Bidenflation, while outdated and burdensome red tape has constrained our nation’s affordable housing supply and limited our ability to expand it,” Johnson said. “Today’s House passage of the Housing for the 21st Century Act is a critical step toward addressing this shortage by reducing unnecessary regulatory barriers, modernizing HUD programs, and giving banks flexibility to deploy capital to increase our housing supply.”
Hill and Rep. Mike Flood (R-NE), outlined a similar argument in a recent opinion piece, writing, “When there aren’t enough homes, prices go up. The Housing for the 21st Century Act includes real, bipartisan solutions to boost development by clearing out red tape and letting communities and local banks do their job. That’s how we expand supply, lower costs, and give families more options.”
Supporters of the bill argue that housing scarcity has been exacerbated by regulatory complexity, permitting delays, and compliance costs that make development more expensive and time-consuming. By focusing on supply-side reforms rather than new subsidies, lawmakers backing the measure say the bill addresses structural issues within federal housing policy.
The 390-9 vote margin signals rare bipartisan agreement in a closely divided Congress. Nearly all members of both parties supported the bill, reflecting broad acknowledgment that housing affordability has become a pressing national issue.
The legislation’s co-sponsorship by Hill and Waters — two lawmakers who frequently diverge on financial policy — underscores the breadth of support. While their broader policy philosophies differ, both have emphasized the need to increase housing availability and streamline federal housing programs.
The bill now heads to the Senate, where housing reform has drawn interest from lawmakers on both sides of the aisle. Senate Banking Committee Chairman Tim Scott (R-SC), previously co-sponsored housing legislation with Sen. Elizabeth Warren (D-MA), and has signaled openness to measures that address supply constraints.
Whether the Senate will take up the Housing for the 21st Century Act in its current form or seek modifications remains to be seen. However, the decisive House vote could increase pressure for action, particularly as housing affordability continues to feature prominently in economic debates.
Lawmakers in support of the measure contend that expanding housing supply is essential to stabilizing prices over time. They argue that federal programs should focus on removing barriers and modernizing outdated frameworks rather than layering additional mandates onto an already constrained market.
Opponents of the bill were limited in number and did not significantly slow its passage. The House debate reflected a broad consensus that existing federal housing policies require reform, even if lawmakers may disagree on the details of long-term solutions.
If enacted, the measure will mark one of the most sweeping bipartisan housing reform efforts in recent years, targeting regulatory structure rather than expanding federal spending.