The 21st Century ROAD to Housing Act

 (H.R. 6644, Public Law 119-101) is a federal statute enacted on July 11, 2026, aimed at increasing the U.S. housing supply, reducing regulatory barriers, and reforming housing programs across 12 distinct titles. 

Key Provisions

• Institutional Investor Restrictions: Prohibits large institutional investors—defined as entities controlling 350 or more single-family homes—from purchasing new single-family homes, subject to specific carve-outs (such as build-to-rent, renovate-to-rent with a 7-year resale requirement, senior housing, and homeownership programs). Violations carry civil penalties of up to $1,000,000 or three times the purchase price. 
• Regulatory & NEPA Streamlining: Simplifies environmental reviews under the National Environmental Policy Act (NEPA), expands categorical exclusions for housing projects, and allows HUD to delegate reviews to states and localities. 
• HOME Program & Community Development: Reauthorizes and expands the HOME Investment Partnerships Program, increasing income eligibility thresholds up to 100% of the area median income (AMI) and permitting funds for infrastructure like water and sewer lines. It also raises the bank public welfare investment cap from 15% to 20%. 
• Manufactured & Factory-Built Housing: Removes the permanent chassis requirement for manufactured housing and supports alternative off-site and modular construction pathways. 
• Central Bank Digital Currency (CBDC) Ban: Temporarily prohibits the Federal Reserve from issuing or creating a central bank digital currency through December 31, 2030. 
• Housing Counseling & Vouchers: Clarifies HUD's authority over housing counseling agency evaluations, updates point-access block guidelines, and streamlines Housing Choice Voucher inspections.