The 21st Century ROAD to Housing Act, considered the most significant federal housing legislation in a generation, is on the verge of becoming law. The Senate has positioned the 21st Century ROAD to Housing Act for final passage on Monday, June 22, after completing the necessary procedural steps. The House is expected to consider the legislation the following week under suspension of the rules, with congressional leaders anticipating that President Trump will sign the bill before the Fourth of July recess.
This milestone follows months of bipartisan and bicameral negotiations. Senate Banking Committee Chairman Tim Scott (R-S.C.) and Ranking Member Elizabeth Warren (D-Mass.), together with House Financial Services Committee Chairman French Hill (R-Ark.) and Ranking Member Maxine Waters (D-Calif.), released compromise legislation on June 16 after resolving remaining differences involving disaster relief and community banking provisions. The White House has expressed support for the measure.
The legislation addresses many of the structural barriers that have constrained housing supply. Major provisions include limits on large institutional investors purchasing single-family homes, reauthorization and modernization of the HOME Investment Partnerships Program, streamlined environmental reviews for smaller housing developments, expanded access to small-dollar mortgage lending, and policies that promote manufactured and modular housing. Throughout the package, lawmakers seek to reduce regulatory delays and unnecessary costs that slow development and raise the price of new homes.
For ABMA members, the legislation reinforces a principle our industry has long championed: housing affordability begins with the ability to build. The 21st Century ROAD to Housing Act closely aligns with ABMA’s “Building Homes, Not Costs” framework by removing federal obstacles that lengthen construction timelines and increase costs throughout the supply chain. When projects are delayed, those costs are ultimately borne by suppliers, builders, and homebuyers alike.
The bill also builds on the momentum created by President Trump’s March 13, 2026, Executive Order on Removing Regulatory Barriers to Affordable Home Construction. Many of the priorities contained in that order reflected recommendations advanced to the White House by ABMA, including reducing unnecessary permitting delays, promoting manufactured housing, and lowering regulatory costs that impede construction. While executive action initiated those reforms administratively, the 21st Century ROAD to Housing Act will provide durable statutory support for many of the same objectives, creating a coordinated federal approach to expand housing supply.
More housing starts mean greater demand for building materials. Combined with protections designed to prevent institutional investors from outcompeting community-scale builders, the bill creates a more favorable environment for the independent dealers and suppliers that make up ABMA’s membership. Our members provide the materials that go into nearly every home built in America, and policies that accelerate construction strengthen both our businesses and the communities we serve.
ABMA and its Massachusetts members have met with Senator Warren’s Banking staff and will continue to monitor and provide updates as the legislation advances to the president’s desk. Once enacted, the association will provide members with educational resources outlining the opportunities and benefits created by the new law and the many ways it is expected to stimulate residential construction.
