Washington, D.C. – Yesterday, U.S. Senators John Fetterman (D-PA), Lisa Blunt Rochester (D-DE), Mike Crapo (R-ID), and Thom Tillis (R-NC) introduced the bipartisan, bicameral Housing Supply Frameworks Act.
The Housing Supply Frameworks Act (S.1299) will provide resources to help communities overhaul their zoning and land‑use regulations. By channeling national expertise, the Department of Housing and Urban Development (HUD) will provide a new framework to assist localities in breaking down barriers and increasing the supply of affordable housing for families across all income levels.
“We are currently facing a housing crisis in Pennsylvania and across the country. We must increase our housing supply to meet Americans’ needs – but excessive regulatory red tape and restrictive zoning requirements are getting in the way,” said Senator Fetterman. “The Housing Supply Frameworks Act will help address this crisis by providing assistance to states and localities to enact zoning reforms. I’m glad to work with Senators Blunt Rochester, Crapo, and Tillis, and our partners in the House, Representatives Flood and Pettersen, to introduce this important bipartisan legislation. I hope to see it passed this Congress.”
The federal government first laid the foundation for zoning in the 1920s with the Standard State Zoning Enabling Act, a model law for states to enable zoning regulations in their jurisdictions. The Housing Supply Frameworks Act provides a similar conceptual framework that will help states and localities move more easily toward a regulatory structure needed to meet the demand for affordable housing in the 21st century.
This legislation continues the work Senator Fetterman has championed since his first days in the Senate to knock down the barriers that prevent Pennsylvanians from having enough safe, affordable homes. Last year, he led the Reducing Regulatory Barriers to Housing Act. The Housing Supply Frameworks Act is a bipartisan continuation of that effort, underscoring that cutting red tape and building more homes can unite both sides of the aisle.
The Housing Supply Frameworks Act is rooted in conversations Senator Fetterman’s office has held across the Commonwealth, where outdated zoning and land‑use rules were repeatedly cited as the primary obstacle to development, a roadblock to attainable options, and a driver of homelessness. As just a few examples – in communities from Kennett Square to Indiana County, rents have doubled; Clinton County is hundreds of units short just for seniors; the Lehigh Valley and Lancaster County each face shortages in the thousands; Philadelphia is tens of thousands of units behind; Allegheny County has only 36 affordable homes for every 100 extremely low‑income households; Wayne County counts roughly 2,000 unhoused people; and half of renters in York are cost‑burdened.
Senator Fetterman was joined by Senators Lisa Blunt Rochester (D-DE), Mike Crapo (R-ID), and Thom Tillis (R-NC) in introducing the legislation to the Senate. The House companion was introduced by Representatives Brittany Pettersen (D-CO-07) and Mike Flood (R-NE-01).
“From major cities to rural communities, the impacts of America’s housing crisis are being felt by everyone. In the wealthiest country in the world, a housing crisis of this magnitude is simply unacceptable,” said Sen. Blunt Rochester. “Everyone deserves a safe, comfortable, and affordable place to call home. The Housing Supply Frameworks Act reduces some of the regulatory barriers that make it too expensive and too time-consuming to build new, affordable housing. By removing red tape, we can facilitate a housing boom that meets the needs of communities across the country.”
“The affordable housing crisis is squeezing too many Americans out of the dream of homeownership. Equipping cities and states with tools to change their zoning and land use policies to accommodate increasing the available supply of housing is a good place to start in mitigating this crisis,” said Sen. Crapo. “This bill contains no federal mandate, but would empower municipalities to choose zoning reforms uniquely tailored to the needs of their local communities.”
“This bipartisan legislation gives local communities the tools they need to modernize zoning and land use policies to make housing more affordable and accessible for North Carolinians,” said Sen. Tillis. “By equipping states and municipalities with the resources to streamline regulations and cut unnecessary red tape, we can expand affordable housing options for families across the nation.”
“Coloradans know all too well that we have a housing crisis across our state and the country,” said Rep. Pettersen. “We need to build up the supply of housing to bring down costs for renters and homebuyers. I’m proud to partner with my colleagues, Representative Flood and Senators Blunt Rochester and Crapo, to introduce this bipartisan legislation that will help us address policies affecting affordability and build more housing to help those who need it the most.”
“The rising cost of housing is putting the American Dream out of reach for working families across our country,” said Rep. Flood. “We need an all-of-the-above approach to addressing America’s housing crisis. To this end, the Housing Supply Frameworks Act helps establish suggested best practices for state and local governments across the country who want to break down barriers holding back development and innovation in housing and construction. Thank you to my colleague, Rep. Pettersen and the Senate bill leads Senator Blunt Rochester and Senator Crapo, for helping lead this bipartisan bill that is one small but important step towards bringing down the cost of housing and make it more accessible and affordable.”
The legislation is endorsed by over 140 housing advocacy organizations, including: Up For Growth Action, American Planning Association, Casita Coalition, Chamber of Progress, Coalition For Home Repair (formerly ReFrame Foundation), Coalition for Nonprofit Housing and Economic Development, Congress For The New Urbanism, Inc., Council for Affordable and Rural Housing, Enterprise Community Partners, Grounded Solutions Network, Habitat For Humanity International, Inc., Housing Assistance Council, Housing Association of Nonprofit Developers, Inclusive Abundance Action, Leading Builders of America, Local Initiatives Support Corporation, LOCUS: Responsible Real Estate Developers and Investors, Main Street America, Mortgage Bankers Association, National Alliance to End Homelessness, National Apartment Association, National Association of Hispanic Real Estate Professionals, National Association of Home Builders, National Association of Realtors, National Association of Residential Property Managers, National Council of State Housing Agencies, National Housing Conference, Inc., National Leased Housing Association, National Low Income Housing Coalition, National Multifamily Housing Council, National NeighborWorks Association, National Rental Home Council, National Urban League, Niskanen Center, Smart Growth America, UnidosUS, and YIMBY Action.
Additional Pennsylvania officials, economic development groups, and advocacy organizations have endorsed the bill, including: Montco 30% Project, Montgomery County Commissioner Neil Makhija, Montgomery County Commissioner Jamila Winder, Bucks County Commissioner Bob Harvie, Bucks County Commissioner Diane M. Ellis-Marseglia, 5th Square Advocacy (Philadelphia, PA), Build Philly Now, Square Roots Collective (Kennett Square, PA), Southern Chester County Chamber of Commerce, Housing Partnership of Chester County, Mayor Matt Tuerk (Allentown, PA), HDC Mid-Atlantic, Schuylkill Community Action, Schuylkill Connects, Mayor Mike Lombardo (Pittston, PA), Tioga County Commissioner Sam VanLoon, Tioga County Commissioner Marc Rice, Tioga County Commissioner Shane Nickerson, Venango County Commissioner Chip Abramovic, Erie Regional Chamber and Growth Partnership, Infinite Erie, Jake Rickert – Associate Executive Director of the Penn-Northwest Development Corporation (Hermitage, PA), Mayor Matt Pacifico (Altoona, PA), Mayor Kenya Johns (Beaver Falls, PA), Fair Housing Partnership of Greater Pittsburgh, Pro-Housing Pittsburgh, APA PA, 10,000 Friends of Pennsylvania, PA Housing Choices Coalition.
Up For Growth Action
Up for Growth Action CEO Mike Kingsella said, “Supporting legislation that empowers state and local governments with the resources, data, and innovative models they need to reform regulatory barriers is essential to solving the housing crisis. The Housing Supply Frameworks Act will tip the scales in hundreds of communities who are eager to create more housing but need help getting started.”
APA
Sue Schwartz, FAICP, President, American Planning Association said, “Supporting innovative local approaches to housing and zoning reform is an essential part of tackling the nation’s housing crisis. The bipartisan Housing Supply Frameworks Act will provide critical insights and understandings that planners need to drive the reforms necessary to unlock the housing supply, choice, and affordability that communities need. The American Planning Association supports this legislation as a targeted, high-impact tool to meet today’s housing challenge.”
BPC Action
Michele Stockwell, president of Bipartisan Policy Center Action (BPC Action)said, “Solving our nation’s housing affordability crisis requires innovative solutions at all levels of government and a bipartisan commitment to expanding available supply. BPC Action applauds the work of Sens. Lisa Blunt Rochester (D-DE), Mike Crapo (R-ID), John Fetterman (D-PA), and Thom Tillis (R-NC) in introducing the Housing Supply Frameworks Act which will ensure HUD can be a resource for states and localities looking to amend overly restrictive zoning regulations and break down barriers to building affordable housing in their communities.”
NLIHC
NLIHC Interim President and CEO Renee Willis said, “Zoning is an important piece of the puzzle when it comes to solving the nation’s affordable housing crisis. The Housing Supply and Innovations Frameworks Act would help provide communities with the information they need to adopt zoning practices that facilitate the construction of affordable, accessible homes and inclusive communities. I applaud Representative Mike Flood and Senators Lisa Blunt Rochester, Thom Tillis, Mike Crapo, and John Fetterman for introducing this important, common-sense legislation.”
NAA
National Apartment Association (NAA) President and CEO Bob Pinnegar said, “Housing supply shortages continue to exacerbate affordability challenges in communities across our country – and it’s past time for bold, bipartisan action. Working alongside subject matter experts from across the housing space, this legislation would provide states and localities with frameworks for positive and meaningful housing policy reform. NAA is proud to support to support this bill as an important step in boosting our nation’s housing stock, and thanks Senators Mike Crapo (R-Idaho), Thom Tillis (R-N.C.), John Fetterman (D-Penn.) and Lisa Blunt Rochester (D-Del.) and Representatives Mike Flood (R-Neb.-1) and Brittany Pettersen (D-Colo.-7) for their important leadership across the aisle.”
NAR
Shannon McGahn, Executive Vice President and Chief Advocacy Officer, National Association of Realtors said, “The National Association of REALTORS® is proud to support the Housing Supply Frameworks Act (HSFA). This bipartisan legislation provides much-needed leadership and guidance to help communities overcome barriers to housing development. By encouraging smart, locally driven reforms, HSFA will play a vital role in addressing our nation’s housing shortage and help expand access to affordable homeownership and rental opportunities.”
NAHB
Buddy Hughes, Chairman, National Association of Home Builders said, “NAHB commends Reps. Mike Flood (R-Neb.) and Brittany Pettersen (D-Colo.) as well as Senators John Fetterman (R-Pa.), Lisa Blunt Rochester (D-Del.), Mike Crapo (R-Id.), and Thom Tillis (R-NC) for introducing legislation designed to ease America’s housing affordability crisis by focusing on proven and innovative solutions to increase the nation’s housing supply. The Housing Supply Frameworks Act directs HUD to work in tandem with state and local governments to reduce red tape and develop best practices to boost housing production and streamline land-use policies. This bill will help expand housing and economic opportunities in communities across the land.”
UnidosUS
Laura Arce, Senior Vice President for Economic Initiatives, UnidosUS said, “Too many families are locked out of homeownership due to our housing supply shortage. UnidosUS supports the Housing Supply and Innovation Frameworks Act as a bipartisan solution to develop zoning and land use best practices that would make it easier, faster, and more affordable to build homes. This is the type of housing policy American families are waiting on.”
NMHC
NMHC President Sharon Wilson Géno said, “We view this legislation as a good first step and look forward to working with Congress to find solutions to break down the regulatory barriers that jeopardize our ability to create the housing that is needed for residents across all income levels.”
Habitat for Humanity
Chris Vincent, Vice President of Government Relations and Advocacy at Habitat for Humanity International said, “A record shortage of starter homes has inflated home prices and pushed homeownership out of reach for millions of families and essential workers nationwide. The Housing Supply and Innovation Frameworks Act would accelerate pro-housing regulatory reforms at the local and state levels that increase the supply of starter homes in America by addressing outdated zoning barriers. It would empower reform-minded governments to modernize their land use policies in ways best suited to their local communities. Habitat for Humanity urges Congress to pass it.”
Niskanen Center
Alex Armlovich, Senior Policy Analyst, Social Policy at Niskanen said, “HSFA’s proposal to develop new model regulations for states and local governments is the first substantial update to federal model land use codes since the Hoover Administration. Previous legislation, like the National Affordable Housing Act of 1990, warned against regulatory barriers to housing supply but never explicitly named them. HSFA, by contrast, itemizes an extensive and specific list of regulatory barriers–providing clarity to state and local governments and concrete criteria for federal grant administrators on what Congress means by “housing supply barriers” for the first time.”
Read the full bill text here.
