Title III — Manufactured Housing for America

119th Congress · Approved Jul 11, 2026 · 140 Stat. 846

TITLE III Manufactured Housing for America

SEC. 301. Housing Supply Expansion Act.

(a)

In General.— Section 603(6) of the National Manufactured Housing Construction and Safety Standards Act of 1974 (42 U.S.C. 5402(6)) is amended by striking “ on a permanent chassis” and inserting “ with or without a permanent chassis”.

(b)

Standards for Manufactured Homes Built Without a Permanent Chassis.— Section 604(a) of the National Manufactured Housing Construction and Safety Standards Act of 1974 (42 U.S.C. 5403(a)) is amended by adding the following:

“(7) Standards for manufactured homes built without a permanent chassis.—

“(A) In general.—The Secretary, in consultation with the consensus committee, shall issue revised standards for manufactured homes built without a permanent chassis using the process described in paragraph (4).

“(B) Creating final standards.—The Secretary shall, after consulting and conferring with the consensus committee, establish standards to ensure that manufactured homes without a permanent chassis have—

“(i) a distinct label, with revenue generated to be deposited into the Manufactured Housing Fees Trust Fund established under section 620(e)(1), to be issued by the Secretary distinguishing manufactured home built without a permanent chassis from manufactured homes built on a permanent chassis;

“(ii) a data plate, as described in section 3280.5 of title 24, Code of Federal Regulations (or any successor regulation), distinguishing manufactured homes built without a permanent chassis from manufactured homes built on a permanent chassis; and

“(iii) a notation on any invoice produced by the manufacturer of a manufactured home that is distinguishable from the invoice for a manufactured home constructed with a permanent chassis.”

(c)

Manufactured Home Certifications.— Section 604 of the National Manufactured Housing Construction and Safety Standards Act of 1974 (42 U.S.C. 5403) is amended by adding at the end the following:

“(i) Manufactured Home Certifications.—

“(1) In general.—

“(A) Initial certification.—Subject to subparagraph (B), not later than 1 year after the date of enactment of the 21st Century ROAD to Housing Act, a State shall submit to the Secretary an initial certification that the laws and regulations of the State—

“(i) treat any manufactured home in parity with a manufactured home (as defined and regulated by the State); and

“(ii) subject a manufactured home without a permanent chassis to the same laws and regulations of the State as a manufactured home built on a permanent chassis, including with respect to financing, title, insurance, manufacture, sale, taxes, transportation, installation, and other areas as the Secretary determines, after consultation with and approval by the consensus committee, are necessary to give effect to the purpose of this section.

“(B) State plan submission.—Any State plan submitted under section 623(b) shall contain the required State certification under subparagraph (A) and, if contained therein, no additional or State certification under subparagraph (A) or paragraph (3).

“(C) Extended deadline.—With respect to a State with a legislature that meets biennially, the deadline for the submission of the initial certification required under subparagraph (A) shall be 2 years after the date of enactment of the 21st Century ROAD to Housing Act.

“(D) Late certification.—

“(i) No waiver.—The Secretary may not waive the prohibition described in paragraph (5)(B) with respect to a certification submitted after the deadline under subparagraph (A) or paragraph (3) unless the Secretary approves the late certification.

“(ii) Rule of construction.—Nothing in this subsection shall be construed to prevent a State from submitting the initial certification required under subparagraph (A) after the required deadline under that subparagraph.

“(2) Form of state certification not presented in a state plan.—The initial certification required under paragraph (1)(A), if not submitted with a State plan under paragraph (1)(B), shall contain, in a form prescribed by the Secretary, an attestation by an official that the State has taken the steps necessary to ensure the veracity of the certification required under paragraph (1)(A), including, as necessary, by—

“(A) amending the definition of ‘manufactured home’ in the laws and regulations of the State; and

“(B) directing State agencies to amend the definition of ‘manufactured home’ in regulations.

“(3) Annual recertification.—Not later than a date to be determined by the Secretary each year, a State shall submit to the Secretary an additional certification that—

“(A) confirms the accuracy of the initial certification submitted under subparagraph (A) or (B) of paragraph (1); and

“(B) certifies that any new laws or regulations enacted or adopted by the State since the date of the previous certification do not change the veracity of the initial certification submitted under paragraph (1)(A).

“(4) List.—The Secretary shall publish and maintain in the Federal Register and on the website of the Department of Housing and Urban Development a list of States that are up to date with the submission of initial and subsequent certifications required under this subsection.

“(5) Prohibition.—

“(A) Definition.—In this paragraph, the term ‘covered manufactured home’ means a home that is—

“(i) not considered a manufactured home under the laws and regulations of a State because the home is constructed without a permanent chassis;

“(ii) considered a manufactured home under the definition of the term in section 603; and

“(iii) constructed after the date of enactment of the 21st Century ROAD to Housing Act.

“(B) Building, installation, and sale.—If a State does not submit a certification under paragraph (1)(A) or (3) by the date on which those certifications are required to be submitted—

“(i) with respect to a State in which the State administers the installation of manufactured homes, the State shall prohibit the manufacture, installation, or sale of a covered manufactured home within the State; and

“(ii) with respect to a State in which the Secretary administers the installation of manufactured homes, the State and the Secretary shall prohibit the manufacture, installation, or sale of a covered manufactured home within the State.”

(d)

Other Federal Laws Regulating Manufactured Homes.—

(1)

In general.— The Secretary of Housing and Urban Development may coordinate with the heads of other Federal agencies to ensure that Federal agencies treat a manufactured home (as defined in Federal laws and regulations other than section 603 of the National Manufactured Housing Construction and Safety Standards Act of 1974 (42 U.S.C. 5402)) in the same manner as a manufactured home (as defined in section 603 of the National Manufactured Housing Construction and Safety Standards Act of 1974 (42 U.S.C. 5402), as amended by this Act).

(2)

Energy efficiency standards.—

(A)

Manufactured home defined.— In this paragraph, the term “manufactured home” has the meaning given the term in section 603 of the National Manufactured Housing Construction and Safety Standards Act of 1974 (42 U.S.C. 5402), as amended by this Act.

(B)

Process.— No energy efficiency standards for manufactured homes developed by any Federal agency shall have legal effect unless and until adopted by the Department of Housing and Urban Development pursuant to the consensus standards and regulatory development process described in section 604(a)(2) of the National Manufactured Housing Construction and Safety Standards Act of 1974 (42 U.S.C. 5403(a)(2)).

(C)

Minimum standards.— The Secretary of Housing and Urban Development shall—

(i)

not later than 1 year after the date of enactment of this Act, adopt minimum energy efficiency standards for manufactured homes; and

(ii)

not less frequently than once every 3 years after adopting the standards under clause (i), update those standards.

(e)

Assistance to States.— Section 609 of the National Manufactured Housing Construction and Safety Standards Act of 1974 (42 U.S.C. 5408) is amended—

(1)

in paragraph (1), by striking “ and” at the end;

(2)

in paragraph (2), by striking the period at the end and inserting “ ; and”; and

(3)

by adding at the end the following:

“(3) model guidance to support the submission of the certification required under section 604(i).”

(f)

Preemption.— Nothing in this section or the amendments made by this section may be construed as limiting the scope of Federal preemption under section 604(d) of the National Manufactured Housing Construction and Safety Standards Act of 1974 (42 U.S.C. 5403(d)).

SEC. 302. Modular Housing Production Act.

(a)

Definitions.— In this section:

(1)

Manufactured home.— The term “manufactured home” has the meaning given the term in section 603 of the National Manufactured Housing Construction and Safety Standards Act of 1974 (42 U.S.C. 5402).

(2)

Modular home.— The term “modular home” means a home that is constructed in a factory in 1 or more modules, each of which meets applicable State and local building codes of the area in which the home will be located, and that are transported to the home building site, installed on foundations, and completed.

(3)

Secretary.— The term “Secretary” means the Secretary of Housing and Urban Development.

(b)

FHA Construction Financing Programs.—

(1)

In general.— The Secretary shall conduct a review of Federal Housing Administration construction financing programs to identify barriers to the use of modular home methods.

(2)

Requirements.— In conducting the review under paragraph (1), the Secretary shall—

(A)

identify and evaluate regulatory and programmatic features that restrict participation in construction financing programs by modular home developers, including construction draw schedules; and

(B)

identify administrative measures authorized under section 525 of the National Housing Act (12 U.S.C. 1735f–3) to facilitate program utilization by modular home developers.

(3)

Report.— Not later than 1 year after the date of enactment of this Act, the Secretary shall publish a report that describes the results of the review conducted under paragraph (1), which shall include a description of programmatic and policy changes that the Secretary recommends to reduce or eliminate identified barriers to the use of modular home methods in Federal Housing Administration construction financing programs.

(4)

Rulemaking.—

(A)

In general.— Not later than 120 days after the date on which the Secretary publishes the report under paragraph (3), the Secretary shall initiate a rulemaking to examine an alternative draw schedule for construction financing loans provided to modular and manufactured home developers, which shall include the ability for interested stakeholders to provide robust public comment.

(B)

Determination.— Following the period for public comment under subparagraph (A), the Secretary shall—

(i)

issue a final rule regarding an alternative draw schedule described in subparagraph (A); or

(ii)

provide an explanation as to why the rule shall not become final.

(c)

Standardized Uniform Commercial Code for Modular Homes.— The Secretary may award a grant to study the design and feasibility of a standardized uniform commercial code for modular homes, which shall evaluate—

(1)

the utility of a standardized coding system for serializing and securing modules, streamlining design and construction, and improving modular home innovation; and

(2)

a means to coordinate a standardized code with financing incentives.

SEC. 303. Property Improvement and Manufactured Housing Loan Modernization Act.

(a)

National Housing Act Amendments.—

(1)

In general.— Section 2 of the National Housing Act (12 U.S.C. 1703) is amended—

(A)

in subsection (a), by inserting “ construction of additional or accessory dwelling units, as defined by the Secretary,” after “ energy conserving improvements,”; and

(B)

in subsection (b)—

(i)

in paragraph (1)—

(I)

by striking subparagraph (A) and inserting the following:

“(A) $75,000 if made for the purpose of financing alterations, repairs, and improvements upon or in connection with an existing single-family structure, including a manufactured home;”

(II)

in subparagraph (B)—

(aa)

by striking “ $60,000” and inserting “ $150,000”;

(bb)

by striking “ $12,000” and inserting “ $37,500”; and

(cc)

by striking “ an apartment house or”;

(III)

by striking subparagraphs (C) and (D) and inserting the following:

“(C)

(i) $106,405 if made for the purpose of financing the purchase of a single-section manufactured home; and

“(ii) $195,322 if made for the purpose of financing the purchase of a multi-section manufactured home;

“(D)

(i) $149,782 if made for the purpose of financing the purchase of a single-section manufactured home and a suitably developed lot on which to place the home; and

“(ii) $238,699 if made for the purpose of financing the purchase of a multi-section manufactured home and a suitably developed lot on which to place the home;”

(IV)

in subparagraph (E)—

(aa)

by striking “ $23,226” and inserting “ $43,377”; and

(bb)

by striking the period at the end and inserting a semicolon;

(V)

in subparagraph (F), by striking “ and” at the end;

(VI)

in subparagraph (G), by striking the period at the end and inserting “ ; and”; and

(VII)

by inserting after subparagraph (G) the following:

“(H) such principal amount as the Secretary may prescribe if made for the purpose of financing the construction of an accessory dwelling unit.”

(ii)

in the matter immediately preceding paragraph (2)—

(I)

by striking “ regulation” and inserting “ notice”;

(II)

by striking “ increase” and inserting “ set”;

(III)

by striking “ (A)(ii), (C), (D), and (E)” and inserting “ (A) through (H)”;

(IV)

by inserting “ , or as necessary to achieve the goals of the Federal Housing Administration, periodically reset the dollar amount limitations in subparagraphs (A) through (H) based on justification and methodology set forth in advance by regulation” before the period at the end; and

(V)

by adjusting the margins appropriately;

(iii)

in paragraph (3), by striking “ exceeds—” and all that follows through the period at the end and inserting “ exceeds such period of time as determined by the Secretary, not to exceed 30 years.”;

(iv)

by striking paragraph (9) and inserting the following:

“(9) Annual indexing of certain dollar amount limitations.—The Secretary shall develop or choose 1 or more methods of indexing in order to annually set the loan limits established in paragraph (1), based on data the Secretary determines is appropriate for purposes of this section.”

; and

(v)

in paragraph (11), by striking “ lease—” and all that follows through the period at the end and inserting “ lease meets the terms and conditions established by the Secretary”.

(2)

Deadline for development or choice of new index; interim index.—

(A)

Deadline for development or choice of new index.— Not later than 1 year after the date of enactment of this Act, the Secretary of Housing and Urban Development shall develop or choose 1 or more methods of indexing as required under section 2(b)(9) of the National Housing Act (12 U.S.C. 1703(b)(9)), as amended by paragraph (1) of this subsection.

(B)

Interim index.— During the period beginning on the date of enactment of this Act and ending on the date on which the Secretary of Housing and Urban Development develops or chooses 1 or more methods of indexing as required under section 2(b)(9) of the National Housing Act (12 U.S.C. 1703(b)(9)), as amended by paragraph (1) of this subsection, the method of indexing established by the Secretary under such section 2(b)(9) before the date of enactment of this Act shall apply.

(b)

HUD Study of Offsite Construction.—

(1)

Definitions.— In this subsection:

(A)

Offsite construction housing.— The term “offsite construction housing” includes manufactured homes and modular homes.

(B)

Manufactured home.— The term “manufactured home” means any home constructed in accordance with the construction and safety standards established under the National Manufactured Housing Construction and Safety Standards Act of 1974 (42 U.S.C. 5401 et seq.).

(C)

(2)

Study.— Not later than 1 year after the date of enactment of this section, the Secretary of Housing and Urban Development shall conduct a study and submit to Congress a report on the cost effectiveness of offsite construction housing that includes—

(A)

an analysis of the advantages and the impact of centralization in a factory and transportation to a construction site on cost, precision, and materials waste;

(B)

the extent to which offsite construction housing meets housing quality standards under the National Standards for the Physical Inspection of Real Estate, or other standards as the Secretary may prescribe, compared to the extent for site-built homes, for such standards;

(C)

the expected replacement and maintenance costs over the first 40 years of life of offsite construction homes compared to those costs for site-built homes; and

(D)

opportunities for use beyond single-family housing, such as applications in accessory dwelling units, two- to four-unit housing, and large multifamily housing.

SEC. 304. Price Act.

(a)

In General.— Title I of the Housing and Community Development Act of 1974 (42 U.S.C. 5301 et seq.) is amended—

(1)

in section 105(a) (42 U.S.C. 5305(a)), in the matter preceding paragraph (1), by striking “ Activities” and inserting “ Unless otherwise authorized under section 123, activities”; and

(2)

by adding at the end the following:

“SEC. 123. PRESERVATION AND REINVESTMENT FOR COMMUNITY ENHANCEMENT.

“(a) Definitions.—In this section:

“(1) Community development financial institution.—The term ‘community development financial institution’ means an institution that has been certified as a community development financial institution (as defined in section 103 of the Riegle Community Development and Regulatory Improvement Act of 1994 (12 U.S.C. 4702)) by the Secretary of the Treasury.

“(2) Eligible manufactured housing community.—The term ‘eligible manufactured housing community’ means a manufactured housing community that—

“(A) is affordable to low- and moderate-income persons, as determined by the Secretary, but not more than 120 percent of the area median income; and

“(B)

(i) is owned by the residents of the manufactured housing community through a resident-controlled entity such as a resident-owned cooperative; or

“(ii) will be maintained as such a community, and remain affordable for low- and moderate-income persons, to the maximum extent practicable and for the longest period feasible.

“(3) Eligible recipient.—The term ‘eligible recipient’ means—

“(A) an eligible manufactured housing community;

“(B) a unit of general local government;

“(C) a housing authority;

“(D) a resident-owned community;

“(E) a resident-owned cooperative;

“(F) a nonprofit entity with housing expertise or a consortium of such entities;

“(G) a community development financial institution;

“(H) an Indian tribe;

“(I) a tribally designated housing entity;

“(J) the Department of Hawaiian Home Lands;

“(K) a State; or

“(L) any other entity that is—

“(i) an owner-operator of an eligible manufactured housing community; and

“(ii) working with an eligible manufactured housing community.

“(4) Indian tribe.—The term ‘Indian tribe’ has the meaning given the term ‘Indian tribe’ in section 4 of the Native American Housing Assistance and Self-Determination Act of 1996 (25 U.S.C. 4103).

“(5) Manufactured housing community.—The term ‘manufactured housing community’ means—

“(A) any community, court, park, or other land under unified ownership developed and accommodating, or equipped to accommodate, the placement of manufactured homes, where—

“(i) spaces within such community are or will be primarily used for residential occupancy;

“(ii) all homes within the community are used for permanent occupancy; and

“(iii) a majority of such occupied spaces within the community are occupied by manufactured homes, which may include homes constructed prior to enactment of the Manufactured Home Construction and Safety Standards; or

“(B) any community that meets the definition of manufactured housing community used for programs similar to the program under this section.

“(6) Resident health, safety, and accessibility activities.—The term ‘resident health, safety, and accessibility activities’ means the reconstruction, repair, or replacement of manufactured housing and manufactured housing communities to—

“(A) protect the health and safety of residents;

“(B) address weatherization and reduce utility costs; or

“(C) address accessibility needs for residents with disabilities.

“(7) Tribally designated housing entity.—The term ‘tribally designated housing entity’ has the meaning given the term in section 4 of the Native American Housing Assistance and Self-Determination Act of 1996 (25 U.S.C. 4103).

“(b) Establishment.—There is authorized a competitive grant program that the Secretary shall, by notice, carry out to make awards utilizing funds appropriated for such purpose to eligible recipients to carry out eligible projects for development of or improvements to eligible manufactured housing communities.

“(c) Eligible Projects.—

“(1) In general.—Amounts from grants under this section may be used for—

“(A) community infrastructure, facilities, utilities, and other land improvements in or serving an eligible manufactured housing community;

“(B) reconstruction or repair of existing housing within an eligible manufactured housing community;

“(C) replacement of homes within an eligible manufactured housing community;

“(D) planning;

“(E) resident health, safety, and accessibility activities in homes in an eligible manufactured housing community;

“(F) land and site acquisition and infrastructure for expansion or construction of an eligible manufactured housing community;

“(G) resident and community services, including relocation assistance, eviction prevention, and down payment assistance; and

“(H) any other activity that—

“(i) is approved by the Secretary consistent with the requirements under this section;

“(ii) improves the overall living conditions of an eligible manufactured housing community, which may include the addition or enhancement of shared spaces such as community centers, recreational areas, or other facilities that support resident well-being and community engagement; and

“(iii) is necessary to protect the health and safety of the residents of the eligible manufactured housing community and the long-term affordability and sustainability of the community.

“(2) Replacement.—For purposes of subparagraphs (B) and (C) of paragraph (1), grants under this section—

“(A) may not be used for rehabilitation or modernization of units that were built before June 15, 1976; and

“(B) may only be used for disposition and replacement of units described in subparagraph (A), provided that any replacement housing complies with the Manufactured Home Construction and Safety Standards or is another allowed type of home, as determined by the Secretary.

“(d) Priority.—In awarding grants under this section, the Secretary shall prioritize applicants that will carry out activities that primarily benefit low- and moderate-income residents and preserve long-term housing affordability for residents of eligible manufactured housing communities.

“(e) Waivers.—The Secretary may waive or specify alternative requirements for any provision of law or regulation that the Secretary administers in connection with use of amounts made available under this section other than requirements related to fair housing, nondiscrimination, labor standards, and the environment, upon a finding that the waiver or alternative requirement is not inconsistent with the overall purposes of this section and that the waiver or alternative requirement is necessary to facilitate the use of amounts made available under this section.

“(f) Implementation.—

“(1) In general.—Any grant made under this section shall be made pursuant to criteria for selection of recipients of such grants that the Secretary shall by regulation establish and publish together with any notification of availability of amounts under this section.

“(2) Set-aside of grant amounts.—The Secretary may set aside amounts provided under this section for grants to Indian tribes, tribally designated housing entities, and the Department of Hawaiian Home Lands.

“(g) Sunset.—The program established under this section shall terminate on the date that is 7 years after the date of enactment of this section.”

(b)

Application.— Grants made under section 123 of the Housing and Community Development Act of 1974, as added by subsection (a), after the date of enactment of this Act shall be carried out using amounts appropriated after the date of enactment of this Act.

Title III — Manufactured Housing for America