July 14, 2026

The bipartisan 21st Century ROAD to Housing Act (the “Act”) became law on July 10, 2026, despite President Donald Trump’s refusal to sign the legislation. Under Article I, Section 7 of the U.S. Constitution, a bill passed by both chambers of Congress becomes law without the President’s signature if it is neither signed nor vetoed within ten (10) days (excluding Sundays) while Congress remains in session. Therefore, despite the lack of a formal signing ceremony, the 21st Century ROAD to Housing Act took effect automatically.

The Act is intended to expand housing supply, streamline development, modernize federal housing programs, and address housing affordability. Supporters described the law as a bipartisan effort to increase the availability of housing nationwide. Some analysts, however, caution that the Act is unlikely to provide immediate affordability relief and argue that high mortgage rates and local zoning barriers will continue to limit its near-term impact.

The 21st Century ROAD to Housing Act combines more than 70 housing, finance, and regulatory reforms. Below is a short list of some of its key provisions:

• Limits certain institutional ownership of single-family homes through the “Homes are for People, Not Corporations” provisions contained in Title X of the Act.
• Expands housing supply through zoning guidance, streamlined environmental review, planning grants, infill development initiatives, and programs designed to accelerate residential construction.
• Promotes affordable housing development by authorizing new construction as an eligible Community Development Block Grant activity, expanding housing rehabilitation programs, and supporting redevelopment of vacant and underutilized properties.
• Increases access to homeownership by establishing FHA small-dollar mortgage initiatives, encouraging small-dollar lending, improving appraisal practices, and expanding housing counseling resources.
• Supports manufactured and modular housing through programs intended to expand production, modernize financing, and reduce barriers to alternative housing construction.

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If you have questions about this publication, please contact Adam Friedman, Ralph Vartolo or Michael DeRosa,
Friedman Vartolo LLP, 1325 Franklin Avenue, Suite 160, Garden City, NY 11530, Phone: (212) 471-5100 | Fax: (212) 471-5150.