Housing Supply Frameworks Act
- Bill Number
- H.R. 2840
- Origin Chamber
- House
- Congress
- 119th Congress, Session 1
- Policy Area
- Housing and Community Development
- Status
- Introduced
- Latest Action
- 2025-04-10: Referred to the House Committee on Financial Services.
- Last Updated
- 2026-06-11T23:26:31Z
AI-Generated Summary
Purpose
The Housing Supply Frameworks Act (H.R. 2840) aims to address the U.S. housing shortage by directing the Department of Housing and Urban Development (HUD) to create and publish guidelines and best practices for reforming state and local zoning laws. These reforms focus on reducing regulatory barriers that limit new housing construction, particularly affordable housing, while respecting state and local control over land use.
Key Provisions
- Findings Section: Recognizes a national housing shortage of about 3.85 million homes as of 2022, driven by factors like construction costs, labor shortages, supply chain issues, and restrictive zoning rules. It emphasizes that zoning practices excluding lower-income groups harm regional and national interests.
- Definitions: Defines key terms, including "affordable housing" (housing costing no more than 30% of a household's gross income), "Assistant Secretary" (HUD's Assistant Secretary for Policy Development and Research), and "state/local zoning frameworks" (state laws enabling local zoning and local codes governing land use).
- Guidelines Development (Section 4):
- HUD must publish guidelines within 3 years of enactment, covering best practices for state and local zoning to boost housing production across income levels.
- Development process includes a 2-year period for public comments via the Federal Register and consultation with a task force of diverse experts (e.g., planners, affordable housing advocates, developers, community members, public housing authorities, state officials, academics, and home builders).
- Guidelines must address:
- State-level models for enabling legislation or procedures.
- Specific recommendations, such as eliminating parking minimums, increasing building heights and densities, allowing accessory dwelling units (small secondary homes on the same lot), promoting duplex/triplex/quadplex buildings near transit, streamlining approvals (e.g., "by-right" or ministerial reviews where decisions are automatic if standards are met), reducing barriers to manufactured/modular housing, standardizing impact fees (charges for development's effects on services), and improving public engagement (e.g., virtual meetings, outreach to non-English speakers).
- State-specific ideas like appeals processes for rejected affordable housing projects, land disposition for affordable development, and data collection on rental markets.
- Local-specific ideas like simplifying zoning codes, setting review timelines, and tailoring practices to rural, suburban, or urban areas.
- Broader considerations, including local housing goals, affordability for low- and moderate-income groups, fair housing compliance, coordination with infrastructure, and long-term affordability tools like community land trusts (nonprofit entities holding land to keep housing affordable).
- Reporting (Section 5): Within 5 years of publishing guidelines, HUD must report to Congress on adoptions by states and localities, including summaries of changes made.
- Abolishment of Clearinghouse (Section 6): Ends the existing Regulatory Barriers Clearinghouse (a federal resource for identifying zoning obstacles) and repeals its authorizing law from 1992.
- Funding (Section 7): Authorizes $3 million annually for HUD from fiscal years 2026 through 2030 to implement the Act.
Significant Changes to Existing Law
- Replaces the outdated Regulatory Barriers Clearinghouse—established in 1992 to study and report on zoning barriers—with a more comprehensive, action-oriented set of guidelines focused on practical reforms.
- Shifts from passive data collection to proactive federal guidance on zoning changes, while explicitly affirming that land use remains a state and local responsibility (no federal mandates or penalties for non-adoption).
Potential Impacts
- Government Agencies: HUD gains a structured role in advising on zoning, potentially influencing eligibility for federal grants (e.g., from HUD, Transportation, or Agriculture departments) tied to reform adoption. State and local governments may see streamlined processes but face pressure to update laws, affecting planning departments and zoning boards.
- Citizens: Could increase housing supply, lowering costs and reducing "cost-burdened" households (those spending over 30% of income on housing). Low- and moderate-income residents may gain better access to affordable options, including near transit, but changes could spark local debates over density and community character.
- International Relations: No direct impacts mentioned, as the bill focuses on domestic housing policy.
Main Stakeholders Affected
- State and Local Governments: Primary implementers, needing to consider or adopt guidelines for zoning reforms; includes planners, zoning boards, and housing officials.
- Housing Developers and Builders: Benefit from reduced barriers (e.g., faster approvals, fewer restrictions), including those focused on affordable, manufactured, or market-rate housing.
- Community Members and Residents: Impacted by potential increases in housing density; low-income and minority groups may gain opportunities, while existing residents could face concerns over neighborhood changes.
- Advocates and Experts: Affordable housing groups, fair housing organizations, and academics involved in task force consultations and public input.
- Federal Agencies: HUD leads implementation; other agencies (e.g., Transportation for transit links) may align programs with guidelines.
Notable Legal, Constitutional, or Political Implications
- Legal: Emphasizes compliance with fair housing and civil rights laws, avoiding discriminatory zoning. Introduces state-level appeals for affordable housing rejections, which could standardize processes but raise questions about overriding local decisions. References distinctions in state authority (e.g., "home rule" vs. "Dillon Rule," where the latter limits local powers under court precedent like Hunter v. Pittsburgh).
- Constitutional: Respects federalism by providing voluntary guidance without preempting state/local control, aligning with the 10th Amendment (reserving powers to states). No mandates, so avoids potential challenges over federal overreach in land use.
- Political: Bipartisan sponsorship (introduced by Rep. Flood and Rep. Pettersen) signals cross-party interest in housing affordability. Could influence future federal funding incentives for reforms, potentially pressuring non-adopting areas amid national housing crises, but adoption remains optional.
This summary was generated by AI and may contain inaccuracies. Refer to the official source document for the authoritative text.
Sponsor
Cosponsors (25)
Rep. Pettersen, Brittany [D-CO-7], Rep. Edwards, Chuck [R-NC-11], Rep. Vindman, Eugene Simon [D-VA-7], Rep. Meuser, Daniel [R-PA-9], Rep. Bera, Ami [D-CA-6], Rep. Van Drew, Jefferson [R-NJ-2], Rep. Friedman, Laura [D-CA-30], Rep. Beatty, Joyce [D-OH-3], Del. Moylan, James C. [R-GU-At Large], Rep. Lofgren, Zoe [D-CA-18], Rep. Weber, Randy K. Sr. [R-TX-14], Rep. Fitzpatrick, Brian K. [R-PA-1], Rep. Green, Al [D-TX-9], Rep. Wittman, Robert J. [R-VA-1], Rep. Cuellar, Henry [D-TX-28], Rep. Kean, Thomas H. [R-NJ-7], Rep. Quigley, Mike [D-IL-5], Rep. Soto, Darren [D-FL-9], Rep. Simpson, Michael K. [R-ID-2], Rep. Mann, Tracey [R-KS-1], Rep. Suozzi, Thomas R. [D-NY-3], Rep. Craig, Angie [D-MN-2], Rep. Lawler, Michael [R-NY-17], Rep. Deluzio, Christopher R. [D-PA-17], Rep. Barrett, Tom [R-MI-7]
Recent Actions
- 2025-04-10: Referred to the House Committee on Financial Services.
- 2025-04-10: Introduced in House
- 2025-04-10: Introduced in House
Bill Versions
- Housing Supply Frameworks Act — issued 2025-04-10 — PDF (13 pages)