Key facts
- The 21st Century ROAD to Housing Act has been approved by Congress.
- President Donald Trump declined to sign the bill.
- The legislation is expected to become law without a presidential signature.
- The bill focuses on increasing housing supply by streamlining permitting and reforming federal housing programs.
- It includes incentives for local governments to modernize zoning and encourage new development.
- New limits are placed on institutional investors acquiring large numbers of single-family homes.
The 21st Century ROAD to Housing Act, a significant bipartisan federal housing reform package, has passed both chambers of Congress and is set to become law despite President Donald Trump's refusal to sign it. Trump announced on July 10, 2026, that he would not sign the legislation, citing a separate voting issue, but the bill's overwhelming bipartisan support means it can take effect without his signature.
The legislation is designed to address the nation's severe housing shortage by increasing housing supply, reducing regulatory barriers to construction, and improving long-term housing affordability. Key provisions include streamlining environmental reviews, incentivizing zoning reform, supporting manufactured housing, and updating federal housing programs. The bill also introduces restrictions on large institutional investors purchasing single-family homes and provides incentives for local governments to modernize zoning laws and encourage new development.
This comprehensive reform package prioritizes increasing housing supply over direct subsidies, aiming to alleviate the pressure of rising home prices and rental costs that have made housing unaffordable for many Americans. Experts estimate the nation is short millions of homes, a gap exacerbated by years of underbuilding and challenges in new residential development, including material costs, labor shortages, and restrictive zoning regulations.