On July 11, the 21st Century ROAD to Housing Act became law, notably without the President’s signature. The legislation is the first major bipartisan housing package to become law since the 1990s. It takes a broad approach to housing, with provisions designed to expand the housing supply, improve affordability for low- and moderate-income families and families of color, strengthen communities, and increase access to homeownership.
For people experiencing homelessness, several provisions in the ROAD Act could have a meaningful impact. Section 503, Incentivizing Local Solutions to Homelessness, gives states and localities receiving Emergency Solutions Grant (ESG) funding greater flexibility in how they address homelessness. Communities can request a waiver of the statutory 60% spending cap on emergency shelter beds and street outreach. This flexibility can help communities direct more resources toward the services that are most needed locally, particularly for people experiencing unsheltered homelessness.
Section 602, the Housing Unhoused Disabled Veterans Act, also expands housing opportunities for veterans experiencing homelessness. The provision permanently excludes disability benefits when determining income eligibility for the HUD-Veterans Affairs Supportive Housing (HUD-VASH) program, codifying HUD’s current policy. Previously, some disabled veterans could have been excluded from housing assistance if their disability benefits pushed their income above program limits. By excluding these benefits from the income calculation, the provision helps ensure that more veterans experiencing homelessness can qualify for rental assistance and supportive housing.
The Choice in Affordable Housing Act provisions also directly benefit low-income renters by helping Housing Choice Voucher households find and move into homes more quickly. The provisions reduce delays associated with required housing inspections, including by allowing certain recently inspected units to satisfy voucher inspection requirements under specified conditions. The law also permits remote inspections in rural and small areas and creates a process for landlords to have units pre-inspected before a voucher household is selected. Together, these changes can reduce barriers and wait times for voucher holders searching for housing.
Other provisions address housing stability for renters and low-income households. The Temperature Sensor Pilot Program provides grants to install temperature sensors in certain public and federally assisted housing, including public housing, Section 202, Section 811, and project-based Section 8 units. The Helping More Families Save Act creates a pilot program expanding HUD’s Family Self-Sufficiency Program, allowing participating households to build savings as their rent increases with their income.
The ROAD Act also includes the Reforming Disaster Recovery Act (RDRA), which authorizes HUD’s Community Development Block Grant Disaster Recovery (CDBG-DR) program for three years. CDBG-DR provides critical resources for housing and infrastructure repair and reconstruction after disasters—needs that FEMA cannot fully address. The RDRA improves federal coordination, reduces administrative barriers, and authorizes “quick release” funds following disasters. It also requires funds to be distributed proportionately between renters and homeowners, divided equally between housing and infrastructure, and ensures that 70% benefits low- and moderate-income households.
Taken together, the ROAD Act represents a significant investment in housing stability, with provisions that address homelessness, expand access to rental assistance, support low-income households, strengthen disaster recovery, and improve housing opportunities in rural communities.
