Respect State Housing Laws Act
- Bill Number
- H.R. 1078
- Origin Chamber
- House
- Congress
- 119th Congress, Session 1
- Policy Area
- Housing and Community Development
- Status
- Introduced
- Latest Action
- 2026-02-25: Placed on the Union Calendar, Calendar No. 446.
- Last Updated
- 2026-06-11T23:26:42Z
AI-Generated Summary
Purpose
The "Respect State Housing Laws Act" (H.R. 1078) aims to modify a provision in the CARES Act (a 2020 law providing economic relief during the COVID-19 pandemic) by eliminating a federal requirement for landlords to give tenants advance notice before eviction in certain situations. This change seeks to defer eviction notice rules to state laws rather than imposing a uniform federal standard.
Key Provisions
- Amendment to the CARES Act: The bill strikes (removes) subsection (c) from section 4024 of the CARES Act (codified at 15 U.S.C. 9058).
- Short Title: The legislation is officially titled the "Respect State Housing Laws Act."
- No new requirements or additional measures are introduced; the focus is solely on this targeted removal.
Significant Changes to Existing Law
- Under the current CARES Act, section 4024 allows owners of multifamily residential properties (buildings with five or more units) to request forbearance (a temporary pause on mortgage payments) if at least 20% of tenants are affected by COVID-19-related hardship. Subsection (c) mandates that if forbearance is granted, the property owner must provide tenants with at least 30 days' written notice before the end of the forbearance period if the owner intends to evict for nonpayment of rent.
- This bill eliminates that 30-day notice obligation, allowing landlords to follow state-specific eviction procedures instead of the federal rule.
Potential Impacts
- On Citizens: Tenants in multifamily properties that previously received forbearance may face faster eviction processes post-forbearance, as federal notice protections are removed. This could increase housing instability for renters, particularly those still recovering from pandemic-related financial difficulties, though outcomes will vary by state laws.
- On Landlords: Provides greater flexibility for property owners to pursue evictions without the federal notice delay, potentially reducing administrative burdens and aligning with local regulations.
- On Government Agencies: Minimal direct impact; federal agencies like the Federal Housing Finance Agency (which oversees forbearance programs) would no longer enforce the notice requirement, simplifying oversight.
- On International Relations: No apparent effects, as the bill addresses domestic housing policy.
Main Stakeholders Affected
- Landlords and Property Owners: Benefit from reduced federal restrictions on post-forbearance evictions, especially owners of multifamily residential properties (e.g., apartment buildings with five or more units).
- Tenants/Renters: Potentially disadvantaged by shorter or no mandated notice periods before eviction, affecting low- and moderate-income households in covered properties.
- State and Local Governments: Gain precedence for their own housing and eviction laws, reducing federal interference in local real estate practices.
- Mortgage Lenders and Servicers: Indirectly affected through changes in forbearance program dynamics, though the bill does not alter loan terms.
Notable Legal, Constitutional, or Political Implications
- Legal Implications: Reinforces federalism by prioritizing state authority over housing matters, potentially leading to varied eviction protections across the U.S. (e.g., some states may still require notices, while others may not). This could result in legal challenges from tenant advocacy groups arguing it undermines pandemic-era safeguards.
- Constitutional Implications: Aligns with the 10th Amendment's emphasis on state powers, as it removes a federal overlay on property rights and eviction processes without expanding federal authority.
- Political Implications: The bill has broad bipartisan support (over 50 cosponsors from both parties) and was reported out of the House Committee on Financial Services, indicating consensus on reducing federal involvement in housing post-COVID. It reflects a shift toward normalizing housing markets by sunsetting temporary pandemic measures, though it may spark debate on tenant protections versus property rights.
This summary was generated by AI and may contain inaccuracies. Refer to the official source document for the authoritative text.
Sponsor
Rep. Loudermilk, Barry [R-GA-11]
Cosponsors (58)
Rep. Gonzalez, Vicente [D-TX-34], Rep. Norman, Ralph [R-SC-5], Rep. Clyde, Andrew S. [R-GA-9], Rep. Rutherford, John H. [R-FL-5], Rep. Barr, Andy [R-KY-6], Rep. Kustoff, David [R-TN-8], Rep. Mann, Tracey [R-KS-1], Rep. Ogles, Andrew [R-TN-5], Rep. Hudson, Richard [R-NC-9], Rep. Franklin, Scott [R-FL-18], Rep. Womack, Steve [R-AR-3], Rep. Grothman, Glenn [R-WI-6], Rep. Luttrell, Morgan [R-TX-8], Rep. Timmons, William R. [R-SC-4], Rep. Biggs, Andy [R-AZ-5], Rep. Stauber, Pete [R-MN-8], Rep. McCormick, Richard [R-GA-7], Rep. Yakym, Rudy [R-IN-2], Rep. Flood, Mike [R-NE-1], Rep. De La Cruz, Monica [R-TX-15], Rep. Edwards, Chuck [R-NC-11], Rep. Wagner, Ann [R-MO-2], Rep. Palmer, Gary J. [R-AL-6], Rep. Gooden, Lance [R-TX-5], Rep. Miller-Meeks, Mariannette [R-IA-1], Rep. Fleischmann, Charles J. "Chuck" [R-TN-3], Rep. Soto, Darren [D-FL-9], Rep. Fitzgerald, Scott [R-WI-5], Rep. Wilson, Joe [R-SC-2], Rep. Webster, Daniel [R-FL-11], Rep. Smith, Adrian [R-NE-3], Rep. Fulcher, Russ [R-ID-1], Rep. Harrigan, Pat [R-NC-10], Rep. Gill, Brandon [R-TX-26], Rep. Evans, Gabe [R-CO-8], Rep. Johnson, Dusty [R-SD-At Large], Rep. Strong, Dale W. [R-AL-5], Rep. Tenney, Claudia [R-NY-24], Rep. Hern, Kevin [R-OK-1], Rep. McGuire, John J. [R-VA-5], Rep. Rouzer, David [R-NC-7], Rep. Hinson, Ashley [R-IA-2], Rep. Moran, Nathaniel [R-TX-1], Rep. Lucas, Frank D. [R-OK-3], Rep. Self, Keith [R-TX-3], Rep. Stutzman, Marlin A. [R-IN-3], Rep. Biggs, Sheri [R-SC-3], Rep. Goldman, Craig A. [R-TX-12], Rep. Alford, Mark [R-MO-4], Rep. Williams, Roger [R-TX-25] and 8 more
Recent Actions
- 2026-02-25: Placed on the Union Calendar, Calendar No. 446.
- 2026-02-25: Reported (Amended) by the Committee on Financial Services. H. Rept. 119-521.
- 2026-02-25: Reported (Amended) by the Committee on Financial Services. H. Rept. 119-521.
- 2025-12-17: Ordered to be Reported (Amended) by the Yeas and Nays: 29 - 22.
- 2025-12-17: Committee Consideration and Mark-up Session Held
- 2025-12-16: Committee Consideration and Mark-up Session Held
- 2025-02-06: Referred to the House Committee on Financial Services.
- 2025-02-06: Introduced in House
- 2025-02-06: Introduced in House
Bill Versions
- Respect State Housing Laws Act — issued 2025-02-06 — PDF (2 pages)
- Respect State Housing Laws Act — issued 2026-02-25 — PDF (4 pages)