With President Donald Trump’s refusal to either sign or veto a landmark bipartisan housing bill, the legislation automatically became law last week, and political analysts are hopeful the bill will help ease the pain of America’s nationwide housing crisis. But while experts laud Congress’ joint efforts to address the problem, the average American may not feel relief for years.
The bill has a number of provisions that seek to “remove barriers to building homes, lower housing costs and shift greater control over housing to the local level,” said Time. One of the main goals is to increase the overall availability of houses, largely by mandating that the government “offer guidance on how communities could best reform zoning and land-use policies to reduce barriers to housing development.” Environmental reviews of housing construction will also be streamlined.
It also widens the definition of manufactured houses, which are “built entirely in factories before being transported to their sites,” said Time. The expanded definition will “‘unlock’ a segment of the housing market by making it cheaper and easier to mass-produce such homes,” Francis Torres, the housing and infrastructure director at the Bipartisan Policy Center, told Time. The current supply is “really not matching the growing and changing demand,” said Geoff Smith, the executive director of the Institute for Housing Studies at DePaul University, to WTTW.
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The bipartisan nature of the bill, which easily passed both the House of Representatives and the Senate, “reflects both parties’ concerns with rising housing costs nationwide and shows that political compromise is still possible in Washington,” said The Dallas Morning News editorial board. If properly implemented, it has the potential to “modernize federal housing programs, streamline regulations and encourage innovation.”
But the effects of the bill may not be so profound for those in the worst financial situations. It will likely have a “fairly limited impact on affordability for the lowest-income folks in the country,” said Shamus Roller, CEO of the National Housing Law Project, to PBS News. The provisions “aren’t the kinds of sweeping policy changes many affordable housing advocates say will help dramatically reduce housing costs,” like major tax reforms and government-subsidized housing investments.
What next?
The legislation may take time to be effective because “many pieces of the legislation will require implementation from the now-diminished” Department of Housing and Urban Development (HUD), said PBS. About 32% of HUD’s workforce has left the agency since September 2024, according to the nonprofit Partnership for Public Service, which could make it hard to bring some of the bill’s provisions to life. As of 2024, no states in the U.S. had an adequate supply of affordable housing for low-income renters, said the National Low Income Housing Coalition.
So even as many are hopeful about the new promises, some “immediate relief may not come just yet for homeowners and renters,” said Yonah Freemark, a housing research associate at the Urban Institute, to CNN. The bill creates a “situation where not only will the federal government have to make changes, but then state and local governments also will have to make changes and then businesses, developers and the like will have to make investments, which itself takes time.”
