[Congressional Bills 116th Congress]
[From the U.S. Government Publishing Office]
[S. 4519 Introduced in Senate (IS)]

<DOC>






116th CONGRESS
  2d Session
                                S. 4519

 To provide mortgage relief and to provide eviction relief for renters 
       related to the COVID-19 pandemic, and for other purposes.


_______________________________________________________________________


                   IN THE SENATE OF THE UNITED STATES

                            August 10, 2020

  Ms. Harris introduced the following bill; which was read twice and 
    referred to the Committee on Banking, Housing, and Urban Affairs

_______________________________________________________________________

                                 A BILL


 
 To provide mortgage relief and to provide eviction relief for renters 
       related to the COVID-19 pandemic, and for other purposes.

    Be it enacted by the Senate and House of Representatives of the 
United States of America in Congress assembled,

SECTION 1. SHORT TITLE.

    This Act may be cited as the ``Rent Emergencies Leave Impacts on 
Evicted Families Act'' or the ``RELIEF Act''.

SEC. 2. MORTGAGE RELIEF.

    (a) Short Title.--This section may be cited as the ``COVID-19 
Mortgage Relief Act''.
    (b) Mortgage Relief.--
            (1) Forbearance and foreclosure moratorium for covered 
        mortgage loans.--Section 4022 of the CARES Act (15 U.S.C. 9056) 
        is amended--
                    (A) by striking ``Federally backed mortgage loan'' 
                each place such term appears and inserting ``covered 
                mortgage loan''; and
                    (B) in subsection (a)--
                            (i) by amending paragraph (2) to read as 
                        follows:
            ``(2) Covered mortgage loan.--The term `covered mortgage 
        loan'--
                    ``(A) means any credit transaction that is secured 
                by a mortgage, deed of trust, or other equivalent 
                consensual security interest on--
                            ``(i) a 1- to 4-unit dwelling or on 
                        residential real property that includes a 1- to 
                        4-unit dwelling;
                            ``(ii) a manufactured home; or
                            ``(iii) a covered recreational vehicle; and
                    ``(B) does not include a credit transaction under 
                an open end credit plan other than a reverse 
                mortgage.''; and
                            (ii) by adding at the end the following:
            ``(3) Covered period.--The term `covered period' means the 
        12-month period beginning on the date of enactment of this Act.
            ``(4) Covered recreational vehicle.--The term ```covered 
        recreational vehicle''' means a recreational vehicle that is--
                    ``(A) rented or leased to a tenant by the owner; 
                and
                    ``(B) occupied by the tenant as the residence of 
                the tenant.
            ``(5) 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) Automatic forbearance for delinquent borrowers.--
        Section 4022(c) of the CARES Act (15 U.S.C. 9056(c)) is amended 
        by inserting after paragraph (8), as added by paragraph (5) of 
        this subsection, the following:
            ``(9) Automatic forbearance for delinquent borrowers.--
                    ``(A) In general.--Notwithstanding any other law 
                governing forbearance relief--
                            ``(i) any borrower whose covered mortgage 
                        loan became 60 days delinquent between March 
                        13, 2020, and the date of enactment of this 
                        paragraph, and who has not already received a 
                        forbearance under subsection (b), shall 
                        automatically be granted a 60-day forbearance 
                        that begins on the date of enactment of this 
                        paragraph, provided that a borrower shall not 
                        be considered delinquent for purposes of this 
                        paragraph while making timely payments or 
                        otherwise performing under a trial modification 
                        or other loss mitigation agreement; and
                            ``(ii) any borrower whose covered mortgage 
                        loan becomes 60 days delinquent between the 
                        date of enactment of this paragraph and the end 
                        of the covered period, and who has not already 
                        received a forbearance under subsection (b), 
                        shall automatically be granted a 60-day 
                        forbearance that begins on the 60th day of 
                        delinquency, provided that a borrower shall not 
                        be considered delinquent for purposes of this 
                        paragraph while making timely payments or 
                        otherwise performing under a trial modification 
                        or other loss mitigation agreement.
                    ``(B) Initial extension.--An automatic forbearance 
                provided under subparagraph (A) shall be extended for 
                up to an additional 120 days upon the request of the 
                borrower, oral or written, submitted to the servicer of 
                the borrower affirming that the borrower is 
                experiencing a financial hardship that prevents the 
                borrower from making timely payments on the covered 
                mortgage loan due, directly or indirectly, to the 
                COVID-19 emergency.
                    ``(C) Subsequent extension.--A forbearance extended 
                under subparagraph (B) shall be extended for up to an 
                additional 180 days, up to a maximum of 360 days 
                (including the period of automatic forbearance), upon 
                the borrower's request, oral or written, submitted to 
                the borrower's servicer affirming that the borrower is 
                experiencing a financial hardship that prevents the 
                borrower from making timely payments on the covered 
                mortgage loan due, directly or indirectly, to the 
                COVID-19 emergency.
                    ``(D) Right to elect to continue making payments.--
                            ``(i) In general.--With respect to a 
                        forbearance provided under this paragraph, the 
                        borrower of the covered mortgage loan may elect 
                        to continue making regular payments on the 
                        covered mortgage loan.
                            ``(ii) Loss mitigation.--A borrower who 
                        makes an election described in clause (i) shall 
                        be offered a loss mitigation option pursuant to 
                        subsection (d) within 30 days of resuming 
                        regular payments to address any payment 
                        deficiency during the forbearance.
                    ``(E) Right to shorten forbearance.--
                            ``(i) In general.--At the request of a 
                        borrower, any period of forbearance provided to 
                        the borrower under this paragraph may be 
                        shortened.
                            ``(ii) Loss mitigation.--A borrower who 
                        makes a request under clause (i) shall be 
                        offered a loss mitigation option pursuant to 
                        subsection (d) within 30 days of resuming 
                        regular payments to address any payment 
                        deficiency during the forbearance.
            ``(10) Automatic forbearance for certain reverse mortgage 
        loans.--
                    ``(A) In general.--When any covered mortgage loan 
                that is also a federally insured reverse mortgage loan, 
                during the covered period, is due and payable due to 
                the death of the last borrower or end of a deferral 
                period or eligible to be called due and payable due to 
                a property charge default, or if the borrower defaults 
                on a property charge repayment plan, or if the borrower 
                defaults for failure to complete property repairs, or 
                if an obligation of the borrower under the Security 
                Instrument is not performed, the mortgagee 
                automatically shall be granted a 6-month extension of--
                            ``(i) the mortgagee's deadline to request 
                        due and payable status from the Department of 
                        Housing and Urban Development;
                            ``(ii) the mortgagee's deadline to send 
                        notification to the mortgagor or his or her 
                        heirs that the loan is due and payable;
                            ``(iii) the deadline to initiate 
                        foreclosure;
                            ``(iv) any reasonable diligence period 
                        related to foreclosure or the Mortgagee 
                        Optional Election;
                            ``(v) if applicable, the deadline to obtain 
                        the due and payable appraisal; and
                            ``(vi) any claim submission deadline, 
                        including the 6-month acquired property 
                        marketing period.
                    ``(B) Forbearance period.--The mortgagee shall not 
                request due and payable status from the Secretary of 
                Housing and Urban Development nor initiate foreclosure 
                during this 6-month period described in subparagraph 
                (A), which shall be considered a forbearance period.
                    ``(C) Extension.--A forbearance provided under 
                subparagraph (B) and related deadline extension 
                authorized under subparagraph (A) shall be extended for 
                an additional 180 days upon--
                            ``(i) the request of the borrower, oral or 
                        written, submitted to the servicer o the 
                        borrower affirming that the borrower is 
                        experiencing a financial hardship that prevents 
                        the borrower from making payments on property 
                        charges, completing property repairs, or 
                        performing an obligation of the borrower under 
                        the Security Instrument due, directly or 
                        indirectly, to the COVID-19 emergency;
                            ``(ii) the request of a non-borrowing 
                        spouse, oral or written, submitted to the 
                        servicer affirming that the non-borrowing 
                        spouse has been unable to satisfy all criteria 
                        for the Mortgagee Optional Election program 
                        due, directly or indirectly, to the COVID-19 
                        emergency, or to perform all actions necessary 
                        to become an eligible non-borrowing spouse 
                        following the death of all borrowers; or
                            ``(iii) the request of a successor-in-
                        interest of the borrower, oral or written, 
                        submitted to the servicer affirming the 
                        difficulty of the heir in satisfying the 
                        reverse mortgage loan due, directly or 
                        indirectly, to the COVID-19 emergency.
                    ``(D) Curtailment of debenture interest.--Where any 
                covered mortgage loan that is also a federally insured 
                reverse mortgage loan is in default during the covered 
                period and subject to a prior event which provides for 
                curtailment of debenture interest in connection with a 
                claim for insurance benefits, the curtailment of 
                debenture interest shall be suspended during any 
                forbearance period provided herein.''.
            (3) Additional foreclosure and repossession protections.--
        Section 4022(c) of the CARES Act (15 U.S.C. 9056(c)) is 
        amended--
                    (A) in paragraph (2), by striking ``may not 
                initiate any judicial or non-judicial foreclosure 
                process, move for a foreclosure judgment or order of 
                sale, or execute a foreclosure-related eviction or 
                foreclosure sale for not less than the 60-day period 
                beginning on March 18, 2020'' and inserting ``may not 
                initiate or proceed with any judicial or non-judicial 
                foreclosure process, schedule a foreclosure sale, move 
                for a foreclosure judgment or order of sale, execute a 
                foreclosure related eviction or foreclosure sale for 6 
                months after the date of enactment of the COVID-19 
                Mortgage Relief Act''; and
                    (B) by adding at the end the following:
            ``(3) Repossession moratorium.--In the case of personal 
        property, including any recreational or motor vehicle, used as 
        a dwelling, no person may use any judicial or non-judicial 
        procedure to repossess or otherwise take possession of the 
        property for the 6-month period beginning on the date of 
        enactment of this paragraph.''.
            (4) Mortgage forbearance reforms.--Section 4022 of the 
        CARES Act (15 U.S.C. 9056) is amended--
                    (A) in subsection (b), by striking paragraphs (1), 
                (2), and (3) and inserting the following:
            ``(1) In general.--During the covered period, a borrower 
        with a covered mortgage loan who has not obtained automatic 
        forbearance pursuant to this section and who is experiencing a 
        financial hardship that prevents the borrower from making 
        timely payments on the covered mortgage loan due, directly or 
        indirectly, to the COVID-19 emergency may request forbearance 
        on the covered mortgage loan, regardless of delinquency status, 
        by--
                    ``(A) submitting a request, orally or in writing, 
                to the servicer of the covered mortgage loan; and
                    ``(B) affirming that the borrower is experiencing a 
                financial hardship that prevents the borrower from 
                making timely payments on the covered mortgage loan 
                due, directly or indirectly, to the COVID-19 emergency.
            ``(2) Duration of forbearance.--
                    ``(A) In general.--Upon a request by a borrower to 
                a servicer for forbearance under paragraph (1), the 
                forbearance shall be granted by the servicer for the 
                period requested by the borrower, up to an initial 
                length not more than 180 days, the length of which 
                shall be extended by the servicer, at the request of 
                the borrower for the period or periods requested, for a 
                total forbearance period of not more than 12 months.
                    ``(B) Minimum forbearance amounts.--For purposes of 
                granting a forbearance under this paragraph, a servicer 
                may grant an initial forbearance with a term of not 
                less than 90 days, provided that it is automatically 
                extended for an additional 90 days unless the servicer 
                confirms the borrower does not want to renew the 
                forbearance or that the borrower is no longer 
                experiencing a financial hardship that prevents the 
                borrower from making timely mortgage payments due, 
                directly or indirectly, to the COVID-19 emergency.
                    ``(C) Right to shorten forbearance.--
                            ``(i) In general.--At the request of a 
                        borrower, any period of forbearance described 
                        under this paragraph may be shortened.
                            ``(ii) Loss mitigation.--A borrower who 
                        makes a request under clause (i) shall be 
                        offered a loss mitigation option pursuant to 
                        subsection (d) within 30 days of resuming 
                        regular payments to address any payment 
                        deficiency during the forbearance.
            ``(3) Accrual of interest or fees.--A servicer shall not 
        charge a borrower any fees, penalties, or interest (beyond the 
        amounts scheduled or calculated as if the borrower made all 
        contractual payments on time and in full under the terms of the 
        mortgage contract) in connection with a forbearance, provided 
        that a servicer may offer the borrower a modification option at 
        the end of a forbearance period granted hereunder that includes 
        the capitalization of past due principal and interest and 
        escrow payments as long as the principal and interest payment 
        of the borrower under such modification remains at or below the 
        contractual principal and interest payments owed under the 
        terms of the mortgage contract before such forbearance period 
        except as the result of a change in the index of an adjustable 
        rate mortgage.
            ``(4) Communication with servicers.--Any communication 
        between a borrower and a servicer described in this section may 
        be made in writing or orally, at the election of the borrower.
            ``(5) Communication with borrowers with a disability.--
                    ``(A) In general.--Upon request from a borrower, 
                servicers shall communicate with borrowers who have a 
                disability in the preferred method of communication of 
                the borrower.
                    ``(B) Definition.--In this paragraph, the term 
                `disability' has the meaning given the term--
                            ``(i) `handicap' in section 802 of the Fair 
                        Housing Act (42 U.S.C. 3602);
                            ``(ii) in section 3 of the Americans with 
                        Disabilities Act of 1990 (42 U.S.C. 12102); or
                            ``(iii) section 7 of the Rehabilitation Act 
                        of 1973 (29 U.S.C. 705.''; and
                    (B) in subsection (c), by amending paragraph (1) to 
                read as follows:
            ``(1) No documentation required.--A servicer of a covered 
        mortgage loan shall not require any documentation with respect 
        to a forbearance under this section other than the oral or 
        written affirmation of the borrower to a financial hardship 
        that prevents the borrower from making timely payments on the 
        covered mortgage loan due, directly or indirectly, to the 
        COVID-19 emergency. An oral request for forbearance and oral 
        affirmation of hardship by the borrower shall be sufficient for 
        the borrower to obtain or extend a forbearance.''.
            (5) Other servicer requirements during forbearance.--
        Section 4022(c) of the CARES Act (15 U.S.C. 9056(c)), as 
        amended by paragraph (3) of this subsection, is amended by 
        adding at the end the following:
            ``(4) Forbearance terms notice.--Within 30 days of a 
        servicer of a covered mortgage loan providing forbearance to a 
        borrower under subsection (b) or paragraph (9) or (10), or 10 
        days if the forbearance is for a term of less than 60 days, but 
        only where the forbearance was provided in response to a 
        request by the borrower for forbearance or when an automatic 
        forbearance was initially provided under paragraph (9) or (10), 
        and not when an existing forbearance is automatically extended, 
        the servicer shall provide the borrower with a notice in 
        accordance with the terms in paragraph (5).
            ``(5) Contents of notice.--The written notice required 
        under paragraph (4) shall state in plain language--
                    ``(A) the specific terms of the forbearance;
                    ``(B) the beginning and ending dates of the 
                forbearance;
                    ``(C) that the borrower is eligible for not more 
                than 12 months of forbearance;
                    ``(D) that the borrower may request an extension of 
                the forbearance unless the borrower will have reached 
                the maximum period at the end of the forbearance;
                    ``(E) that the borrower may request that the 
                initial or extended period be shortened at any time;
                    ``(F) that the borrower should contact the servicer 
                before the end of the forbearance period;
                    ``(G) a description of the loss mitigation options 
                that may be available to the borrower at the end of the 
                forbearance period based on the specific covered 
                mortgage loan of the borrower;
                    ``(H) information on how to find a housing 
                counseling agency approved by the Department of Housing 
                and Urban Development;
                    ``(I) in the case of a forbearance provided 
                pursuant to paragraph (9) or (10), that the forbearance 
                was automatically provided and how to contact the 
                servicer to make arrangements for further assistance, 
                including any renewal; and
                    ``(J) where applicable, that the forbearance is 
                subject to an automatic extension, including the terms 
                of any such automatic extensions and when any further 
                extension would require a borrower request.
            ``(6) Treatment of escrow accounts.--During any forbearance 
        provided under this section, a servicer shall pay or advance 
        funds to make disbursements in a timely manner from any escrow 
        account established on the covered mortgage loan.
            ``(7) Notification for borrowers.--During the period 
        beginning on the date that is 90 days after the date of the 
        enactment of this paragraph and ending on the last day of the 
        covered period, each servicer of a covered mortgage loan shall 
        be required to--
                    ``(A) make available in a clear and conspicuous 
                manner on their web page accurate information, in 
                English and in the top 10 most widely spoken languages 
                used by limited English proficient borrowers, for 
                borrowers regarding the availability of forbearance as 
                provided under subsection (b); and
                    ``(B) notify every borrower whose payments on a 
                covered mortgage loan are delinquent in any oral 
                communication with or to the borrower that the borrower 
                may be eligible to request forbearance as provided 
                under subsection (b), except that such notice shall not 
                be required if the borrower already has requested 
                forbearance under subsection (b).
            ``(8) Certain treatment under respa.--As long as a payment 
        of a borrower on a covered mortgage loan was not more than 30 
        days delinquent on March 13, 2020, a servicer may not deem the 
        borrower as delinquent while a forbearance granted under 
        subsection (b) is in effect for purposes of the application of 
        sections 6 and 10 of the Real Estate Settlement Procedures Act 
        (12 U.S.C. 2605, 2609) and any applicable regulations.''.
            (6) Post-forbearance loss mitigation.--
                    (A) Amendment to cares act.--Section 4022 of the 
                CARES Act (15 U.S.C. 9056) is amended by adding at the 
                end the following:
    ``(d) Post-Forbearance Loss Mitigation.--
            ``(1) Notice of availability of additional forbearance.--
        With respect to any covered mortgage loan as to which 
        forbearance under this section has been granted and not 
        otherwise extended, including by automatic extension, a 
        servicer shall, not later than 30 days before the end of the 
        forbearance period, in writing, notify the borrower that 
        additional forbearance may be available and how to request such 
        forbearance, except that no such notice is required where the 
        borrower already has requested an extension of the forbearance 
        period, is subject to automatic extension pursuant to 
        subsection (b)(2)(B), or no additional forbearance is 
        available.
            ``(2) Loss mitigation offer before expiration of 
        forbearance.--Not later than 30 days before the end of any 
        forbearance period that has not been extended or 30 days after 
        a request by a consumer to terminate the forbearance, which 
        time shall be before the servicer initiates or engages in any 
        foreclosure activity listed in subsection (c)(2), including 
        incurring or charging to a borrower any fees or corporate 
        advances related to a foreclosure, the servicer shall, in 
        writing--
                    ``(A) offer the borrower a loss mitigation option, 
                without the charging of any fees or penalties other 
                than interest, such that the principal and interest 
                payment of the borrower remains the same as it was 
                prior to the forbearance, subject to any adjustment of 
                the index pursuant to the terms of an adjustable rate 
                mortgage, and that--
                            ``(i) defers the payment of total 
                        arrearages, including any escrow advances, to 
                        the end of the existing term of the loan, 
                        without the charging or collection of any 
                        additional interest on the deferred amounts; or
                            ``(ii) extends the term of the mortgage 
                        loan, and capitalizes, defers, or forgives all 
                        escrow advances and other arrearages,
                provided, however, that the servicer may offer the 
                borrower a loss mitigation option that reduces the 
                principal and interest payment on the loan and 
                capitalizes, defers, or forgives all escrow advances or 
                arrearages if the servicer has information indicating 
                that the borrower cannot resume the pre-forbearance 
                mortgage payments; and
                    ``(B) concurrent with the loss mitigation offer in 
                subparagraph (A), notify the borrower that the borrower 
                has the right to be evaluated for other loss mitigation 
                options if the borrower is not able to make the payment 
                under the option offered in subparagraph (A).
            ``(3) Evaluation for loss mitigation prior to foreclosure 
        initiation.--Before a servicer may initiate or engage in any 
        foreclosure activity listed in subsection (c)(2), including 
        incurring or charging to a borrower any fees or corporate 
        advances related to a foreclosure on the basis that the 
        borrower has failed to perform under the loss mitigation offer 
        in paragraph (2)(A) within the first 90 days after the option 
        is offered, including a failure to accept the loss mitigation 
        offer in paragraph (2)(A), the servicer shall--
                    ``(A) unless the borrower has already submitted a 
                complete application that the servicer is reviewing--
                            ``(i) notify the borrower in writing of the 
                        documents and information, if any, needed by 
                        the servicer to enable the servicer to consider 
                        the borrower for all available loss mitigation 
                        options; and
                            ``(ii) exercise reasonable diligence to 
                        obtain the documents and information needed to 
                        complete the loss mitigation application of the 
                        borrower; and
                    ``(B) upon receipt of a complete application or if, 
                despite the exercise by the servicer of reasonable 
                diligence, the loss mitigation application remains 
                incomplete 60 days after the notice in paragraph (2)(A) 
                is sent--
                            ``(i) conduct an evaluation of the complete 
                        or incomplete loss mitigation application 
                        without reference to whether the borrower has 
                        previously submitted a complete loss mitigation 
                        application; and
                            ``(ii) offer the borrower all available 
                        loss mitigation options for which the borrower 
                        qualifies under applicable investor guidelines, 
                        including guidelines regarding required 
                        documentation.
            ``(4) Effect on future requests for loss mitigation 
        review.--An application, offer, or evaluation for loss 
        mitigation under this section shall not be the basis for the 
        denial of an application of a borrower as duplicative or for a 
        reduction in the appeal rights of the borrower under Regulation 
        X in part 1024 of title 12, Code of Federal Regulations, in 
        regard to any loss mitigation application submitted after the 
        servicer has complied with the requirements of paragraphs (2) 
        and (3).
            ``(5) Safe harbor.--Any loss mitigation option authorized 
        by the Federal National Mortgage Association, the Federal Home 
        Loan Corporation, or the Federal Housing Administration shall 
        be deemed to comply with the requirements of paragraph (1)(B) 
        if the loss mitigation option--
                    ``(A) defers the payment of total arrearages, 
                including any escrow advances, to the end of the 
                existing term of the loan, without the charging or 
                collection of any additional interest on the deferred 
                amounts; or
                    ``(B) extends the term of the mortgage loan, and 
                capitalizes, defers, or forgives all escrow advances 
                and other arrearages, without the charging of any fees 
                or penalties beyond interest on any amount capitalized 
                into the loan principal.
            ``(6) Home retention options for certain reverse mortgage 
        loans.--
                    ``(A) In general.--For a covered mortgage loan that 
                is also a federally insured reverse mortgage loan, the 
                conduct of a servicer shall be deemed to comply with 
                this section, provided that if the loan is eligible to 
                be called due and payable due to a property charge 
                default, the mortgagee shall, as a precondition to 
                sending a due and payable request to the Secretary or 
                initiating or continuing a foreclosure process--
                            ``(i) make a good faith effort to 
                        communicate with the borrower regarding 
                        available home retention options to cure the 
                        property charge default, including encouraging 
                        the borrower to apply for home retention 
                        options; and
                            ``(ii) consider the borrower for all 
                        available home retention options as allowed by 
                        the Secretary.
                    ``(B) Permissible repayment plans.--The Secretary 
                shall amend the allowable home retention options of the 
                Secretary to permit a repayment plan of not more than 
                120 months in length, and to permit a repayment plan 
                without regard to prior defaults on repayment plans.
                    ``(C) Limitation on interest curtailment.--The 
                Secretary may not curtail interest paid to mortgagees 
                who engage in loss mitigation or home retention actions 
                through interest curtailment during such loss 
                mitigation or home retention review or during the 
                period when a loss mitigation or home retention plan is 
                in effect and ending 90 days after any such plan 
                terminates.''.
                    (B) Amendment to housing act of 1949.--Section 505 
                of the Housing Act of 1949 (42 U.S.C. 1475) is 
                amended--
                            (i) by striking the section heading and 
                        inserting ``loss mitigation and foreclosure 
                        procedures'';
                            (ii) in subsection (a), by striking the 
                        section designation and all that follows 
                        through ``During any'' and inserting the 
                        following:
    ``Sec. 505. (a) Moratorium.--(1) In determining the eligibility of 
a borrower for relief eligibility for relief, the Secretary shall make 
all eligibility decisions based on the household income, expenses, and 
circumstances of the borrower.
    ``(2) During any'';
                            (iii) by redesignating subsection (b) as 
                        subsection (c); and
                            (iv) by inserting after subsection (a) the 
                        following:
    ``(b) Loan Modification.--(1) Notwithstanding any other provision 
of this title, for any loan made under section 502 or 504, the 
Secretary may modify the interest rate and extend the term of such loan 
for up to 30 years from the date of such modification.
    ``(2) At the end of any moratorium period granted under this 
section or under the COVID-19 Mortgage Relief Act, the Secretary shall 
determine whether the borrower can reasonably resume making principal 
and interest payments after the Secretary modifies the loan obligation 
of the borrower obligations in accordance with paragraph (1).''.
            (7) Multifamily mortgage forbearance.--Section 4023 of the 
        CARES Act (15 U.S.C. 9057) is amended--
                    (A) in the section heading, by striking ``federally 
                backed loans'';
                    (B) by striking ``Federally backed multifamily 
                mortgage loan'' each place that term appears and 
                inserting ``multifamily mortgage loan'';
                    (C) in subsection (b), by striking ``during'' and 
                inserting ``due, directly or indirectly, to'';
                    (D) in subsection (c)(1)--
                            (i) in subparagraph (A), by adding ``and'' 
                        at the end; and
                            (ii) by striking subparagraphs (B) and (C) 
                        and inserting the following:
                    ``(B) provide the forbearance for up to the end of 
                the period described in section 4024(b).'';
                    (E) by redesignating subsection (f) as subsection 
                (g);
                    (F) by inserting after subsection (e) the 
                following:
    ``(f) Treatment After Forbearance.--
            ``(1) In general.--With respect to a multifamily mortgage 
        loan provided a forbearance under this section, the servicer of 
        the loan--
                    ``(A) shall provide the borrower with a 12-month 
                period beginning at the end of the forbearance to 
                become current on the payments under the loan;
                    ``(B) may not charge any late fees, penalties, or 
                other charges with respect to payments on the loan that 
                were due during the forbearance period, if the payments 
                are made before the end of the 12-month period; and
                    ``(C) may not report any adverse information to a 
                credit rating agency (as defined in section 603 of the 
                Fair Credit Reporting Act (12 U.S.C. 1681a)) with 
                respect to any payments on the loan that were due 
                during the forbearance period, if the payments are made 
                before the end of the 12-month period.
            ``(2) Penalty.--A violation of paragraph (1)(C) shall be 
        treated as a violation of the Fair Credit Reporting Act (15 
        U.S.C. 1601 et seq.) for purposes of subsections (a) and (b) of 
        section 621 of that Act (15 U.S.C. 1681s) (relating to 
        administrative enforcement by Federal agencies).''; and
                    (G) in subsection (g), as so redesignated--
                            (i) in paragraph (2)--
                                    (I) in the paragraph heading, by 
                                striking ``Federally backed 
                                multifamily'' and inserting 
                                ``Multifamily'';
                                    (II) by striking ``that--'' and all 
                                that follows through ``(A) is secured 
                                by'' and inserting ``that is secured 
                                by'';
                                    (III) by striking ``; and'' and 
                                inserting a period; and
                                    (IV) by striking subparagraph (B); 
                                and
                            (ii) by amending paragraph (5) to read as 
                        follows:
            ``(5) Covered period.--The term `covered period' has the 
        meaning given the term in section 4022(a)(3).''.
            (8) Renter protections during forbearance period.--A 
        borrower that receives a forbearance pursuant to section 4022 
        or 4023 of the CARES Act (15 U.S.C. 9056 or 9057) may not, for 
        the duration of the forbearance--
                    (A) evict, initiate, or file and execute the 
                eviction of a tenant solely for nonpayment of rent or 
                other fees or charges; or
                    (B) charge any late fees, penalties, or other 
                charges to a tenant for late payment of rent.
            (9) Extension of gse patch.--
                    (A) Non-applicability of existing sunset.--Section 
                1026.43(e)(4)(iii)(B) of title 12, Code of Federal 
                Regulations, shall have no force or effect.
                    (B) Extended sunset.--The special rules in section 
                1026.43(e)(4) of title 12, Code of Federal Regulations, 
                shall apply to covered transactions consummated prior 
                to June 1, 2022, or such later date as the Director of 
                the Bureau of Consumer Financial Protection may 
                determine, by rule.
            (10) Servicer safe harbor from investor liability.--
                    (A) Safe harbor.--
                            (i) In general.--A servicer of covered 
                        mortgage loans or multifamily mortgage loans--
                                    (I) shall be deemed not to have 
                                violated any duty or contractual 
                                obligation owed to investors or other 
                                parties regarding those mortgage loans 
                                on account of offering or implementing 
                                in good faith forbearance during the 
                                covered period or offering or 
                                implementing in good faith post-
                                forbearance loss mitigation (including 
                                after the expiration of the covered 
                                period) in accordance with the terms of 
                                sections 4022 and 4023 of the CARES Act 
                                (15 U.S.C. 9056, 9057) to borrowers, 
                                respectively, on covered or multifamily 
                                mortgage loans that the servicer 
                                services; and
                                    (II) shall not be liable to any 
                                party who is owed such a duty or 
                                obligation or subject to any 
                                injunction, stay, or other equitable 
                                relief to such party on account of such 
                                offer or implementation of forbearance 
                                or post-forbearance loss mitigation.
                            (ii) Other persons.--Any person, including 
                        a trustee of a securitization vehicle or other 
                        party involved in a securitization or other 
                        investment vehicle, who in good faith 
                        cooperates with a servicer of covered or 
                        multifamily mortgage loans held by that 
                        securitization or investment vehicle to comply 
                        with the terms of section 4022 and 4023 of the 
                        CARES Act (15 U.S.C. 9056, 9057), respectively, 
                        to borrowers on covered or multifamily mortgage 
                        loans owned by the securitization or other 
                        investment vehicle shall not be liable to any 
                        party who is owed such a duty or obligation or 
                        subject to any injunction, stay, or other 
                        equitable relief to such party on account of 
                        the cooperation of the servicer with an offer 
                        or implementation of forbearance during the 
                        covered period or post-forbearance loss 
                        mitigation, including after the expiration of 
                        the covered period.
                    (B) Standard industry practice.--During the covered 
                period, notwithstanding any contractual restrictions, 
                it is deemed to be standard industry practice for a 
                servicer to offer forbearance or loss mitigation 
                options in accordance with the terms of sections 4022 
                and 4023 of the CARES Act (15 U.S.C. 9056, 9057) to 
                borrowers, respectively, on all covered or multifamily 
                mortgage loans serviced by the servicer.
                    (C) Rule of construction.--Nothing in this 
                paragraph may be construed as affecting the liability 
                of a servicer or other person for actual fraud in the 
                servicing of a mortgage loan or for the violation of a 
                State or Federal law.
                    (D) Definitions.--In this paragraph:
                            (i) Covered mortgage loan.--The term 
                        ``covered mortgage loan'' has the meaning given 
                        the term in section 4022(a) of the CARES Act 
                        (15 U.S.C. 9056(a)).
                            (ii) Covered period.--The term ``covered 
                        period'' has the meaning given that term in 
                        section 4023(g) of the CARES Act (15 U.S.C. 
                        9057(g)).
                            (iii) Multifamily mortgage loan.--The term 
                        ``multifamily mortgage loan'' has the meaning 
                        given the term in section 4023(g) of the CARES 
                        Act (15 U.S.C. 9057(g)).
                            (iv) Servicer.--The term ``servicer''--
                                    (I) has the meaning given the term 
                                in section 6(i) of the Real Estate 
                                Settlement Procedures Act of 1974 (12 
                                U.S.C. 2605(i)); and
                                    (II) means a master servicer and a 
                                subservicer, as those terms are defined 
                                in section 1024.31 of title 12, Code of 
                                Federal Regulations.
                            (v) Securitization vehicle.--The term 
                        ``securitization vehicle'' has the meaning 
                        given that term in section 129A(f) of the Truth 
                        in Lending Act (15 U.S.C. 1639a(f)).
            (11) Amendments to national housing act.--Section 306(g)(1) 
        of the National Housing Act (12 U.S.C. 1721(g)(1)) is amended--
                    (A) in the fifth sentence, by inserting after 
                ``issued'' the following: ``, subject to any pledge or 
                grant of security interest of the Federal Reserve under 
                section 4003(a) of the CARES Act (15 U.S.C. 9042(a)) 
                and to any such mortgage or mortgages or any interest 
                therein and the proceeds thereon, which the Association 
                may elect to approve''; and
                    (B) in the sixth sentence--
                            (i) by striking ``or (C)'' and inserting 
                        ``(C)''; and
                            (ii) by inserting before the period the 
                        following: ``, or (D) its approval and honoring 
                        of any pledge or grant of security interest of 
                        the Federal Reserve under section 4003(a) of 
                        the CARES Act (15 U.S.C. 9042(a)) and to any 
                        such mortgage or mortgages or any interest 
                        therein and proceeds thereon.''.
            (12) Bankruptcy protections.--
                    (A) Bankruptcy protections for federal coronavirus 
                relief payments.--Section 541(b) of title 11, United 
                States Code, is amended--
                            (i) in paragraph (9), in the matter 
                        following subparagraph (B), by striking ``or'';
                            (ii) in paragraph (10)(C), by striking the 
                        period at the end and inserting ``; or''; and
                            (iii) by inserting after paragraph (10) the 
                        following:
            ``(11) payments made under Federal law relating to the 
        national emergency declared by the President under the National 
        Emergencies Act (50 U.S.C. 1601 et seq.) with respect to the 
        Coronavirus disease 2019 (COVID-19).''.
                    (B) Protection against discriminatory treatment of 
                homeowners in bankruptcy.--Section 525 of title 11, 
                United States Code, is amended by adding at the end the 
                following:
    ``(d) A person may not be denied any forbearance, assistance, or 
loan modification relief made available to borrowers by a mortgage 
creditor or servicer because the person is or has been a debtor, or has 
received a discharge, in a case under this title.''.
                    (C) Increasing the homestead exemption.--Section 
                522 of title 11, United States Code, is amended--
                            (i) in subsection (d)(1), by striking 
                        ``$15,000'' and inserting ``$100,000''; and
                            (ii) by adding at the end the following:
    ``(r) Notwithstanding any other provision of applicable 
nonbankruptcy law, a debtor in any State may exempt from property of 
the estate the property described in subsection (d)(1) not to exceed 
the value in subsection (d)(1) if the exemption for such property 
permitted by applicable nonbankruptcy law is lower than that amount.''.
                    (D) Effect of missed mortgage payments on 
                discharge.--Section 1328 of title 11, United States 
                Code, is amended by adding at the end the following:
    ``(i) A debtor shall not be denied a discharge under this section 
because, as of the date of discharge, the debtor did not make 6 or 
fewer payments directly to the holder of a debt secured by real 
property.
    ``(j) Notwithstanding subsections (a) and (b), upon the debtor's 
request, the court shall grant a discharge of all debts provided for in 
the plan that are dischargeable under subsection (a) if the debtor--
            ``(1) has made payments under a confirmed plan for at least 
        1 year; and
            ``(2) who is experiencing or has experienced a material 
        financial hardship due, directly or indirectly, to the 
        Coronavirus disease 2019 (COVID-19) pandemic.''.
                    (E) Expanded eligibility for chapter 13.--Section 
                109(e) of title 11, United States Code, is amended--
                            (i) by striking ``$250,000'' each place the 
                        term appears and inserting ``$850,000''; and
                            (ii) by striking ``$750,000'' each place 
                        the term appears and inserting ``$2,600,000''.
                    (F) Extended cure period for homeowners harmed by 
                covid-19 pandemic.--
                            (i) In general.--Chapter 13 of title 11, 
                        United States Code, is amended by adding at the 
                        end thereof the following:
``Sec. 1331. Special provisions related to COVID-19 pandemic
    ``(a) Notwithstanding subsections (b)(2) and (d) of section 1322, 
if the debtor is experiencing or has experienced a material financial 
hardship due, directly or indirectly, to the Coronavirus disease 2019 
(COVID-19) pandemic, a plan may provide for the curing of any default 
within a reasonable time, not to exceed 7 years after the time that the 
first payment under the original confirmed plan was due, and 
maintenance of payments while the case is pending on any unsecured 
claim or secured claim on which the last payment is due after the 
expiration of such time. Any such plan provision shall not affect the 
applicable commitment period under section 1325(b).
    ``(b) For purposes of sections 1328(a) and 1328(b), any cure or 
maintenance payments under subsection (a) that are made after the end 
of the period during which the plan provides for payments (other than 
payments under subsection (a)) shall not be treated as payments under 
the plan.
    ``(c) Notwithstanding section 1329(c), a plan modified under 
section 1329 at the debtor's request may provide for cure or 
maintenance payments under subsection (a) over a period that is not 
longer than 7 years after the time that the first payment under the 
original confirmed plan was due.
    ``(d) Notwithstanding section 362(c)(2), during the period after 
the debtor receives a discharge and the period during which the plan 
provides for the cure of any default and maintenance of payments under 
the plan, section 362(a) shall apply to the holder of a claim for which 
a default is cured and payments are maintained under subsection (a) and 
to any property securing such claim.
    ``(e) Notwithstanding section 1301(a)(2), the stay of section 
1301(a) terminates upon the granting of a discharge under section 1328 
with respect to all creditors other than the holder of a claim for 
which a default is cured and payments are maintained under subsection 
(a).''.
                            (ii) Table of contents.--The table of 
                        sections of chapter 13, title 11, United States 
                        Code, is amended by adding at the end thereof 
                        the following:

``Sec. 1331. Special provisions related to COVID-19 pandemic.''.
                            (iii) Application.--The amendments made by 
                        this paragraph shall apply only to any case 
                        under title 11, United States Code, commenced 
                        or pending during the 3-year period beginning 
                        on the date of enactment of this Act in which a 
                        plan under chapter 13 of title 11, United 
                        States Code, was not confirmed before March 27, 
                        2020.
            (13) Liquidity for mortgage servicers and residential 
        rental property owners.--
                    (A) In general.--Section 4003 of the CARES Act (15 
                U.S.C. 9042) is amended by adding at the end the 
                following:
    ``(i) Liquidity for Mortgage Servicers.--
            ``(1) In general.--Subject to paragraph (2), the Secretary 
        shall ensure that servicers of covered mortgage loans (as 
        defined in section 4022) and multifamily mortgage loans (as 
        defined in section 4023) are provided--
                    ``(A) the opportunity to participate in the loans, 
                loan guarantees, or other investments made by the 
                Secretary under this section; and
                    ``(B) with access to such opportunities under 
                equitable terms and conditions regardless of their 
                size.
            ``(2) Mortgage servicer eligibility.--In order to receive 
        assistance under subsection (b)(4), a mortgage servicer shall--
                    ``(A) demonstrate that the mortgage servicer has 
                established policies and procedures to use such funds 
                only to replace funds used for borrower assistance, 
                including to advance funds as a result of forbearance 
                or other loss mitigation provided to borrowers;
                    ``(B) demonstrate that the mortgage servicer has 
                established policies and procedures to provide 
                forbearance, post-forbearance loss mitigation, and 
                other assistance to borrowers in compliance with the 
                terms of section 4022 or 4023, as applicable;
                    ``(C) demonstrate that the mortgage servicer has 
                established policies and procedures to ensure that 
                forbearance and post-forbearance assistance is 
                available to all borrowers in a non-discriminatory 
                fashion and in compliance with the Fair Housing Act (42 
                U.S.C. 3601 et seq.), the Equal Credit Opportunity Act 
                (15 U.S.C. 1691 et seq.), and other applicable fair 
                housing and fair lending laws; and
                    ``(D) comply with the limitations on compensation 
                set forth in section 4004.
            ``(3) Mortgage servicer requirements.--A mortgage servicer 
        receiving assistance under subsection (b)(4) may not, while the 
        servicer is under any obligation to repay funds provided or 
        guaranteed under this section--
                    ``(A) pay dividends with respect to the common 
                stock of the mortgage servicer or purchase an equity 
                security of the mortgage servicer or any parent company 
                of the mortgage servicer if the security is listed on a 
                national securities exchange, except to the extent 
                required under a contractual obligation that is in 
                effect on the date of enactment of this subsection; or
                    ``(B) prepay any debt obligation.''.
                    (B) Credit facility for residential rental property 
                owners.--
                            (i) In general.--The Board of Governors of 
                        the Federal Reserve System shall--
                                    (I) establish a facility, using 
                                amounts made available under section 
                                4003(b)(4) of the CARES Act (15 U.S.C. 
                                9042(b)(4)), to make long-term, low-
                                cost loans to residential rental 
                                property owners as to temporarily 
                                compensate such owners for documented 
                                financial losses caused by reductions 
                                in rent payments; and
                                    (II) defer such owners' required 
                                payments on such loans until after 6 
                                months after the date of enactment of 
                                this Act.
                            (ii) Requirements.--A borrower that 
                        receives a loan under this subparagraph may 
                        not, for the duration of the loan--
                                    (I) evict, initiate, or file and 
                                execute the eviction of a tenant solely 
                                for nonpayment of rent or other fees or 
                                charges;
                                    (II) charge any late fees, 
                                penalties, or other charges to a tenant 
                                for late payment of rent; and
                                    (III) with respect to a person or 
                                entity described in clause (iv), 
                                discriminate on the basis of source of 
                                income.
                            (iii) Report on residential rental property 
                        owners.--The Board of Governors of the Federal 
                        Reserve System shall issue a report to Congress 
                        containing the following, with respect to each 
                        property owner receiving a loan under this 
                        subparagraph:
                                    (I) The number of borrowers that 
                                received assistance under this 
                                subparagraph.
                                    (II) The average total loan amount 
                                that each borrower received.
                                    (III) The total number of rental 
                                units that each borrower owned.
                                    (IV) The average rent charged by 
                                each borrower.
                            (iv) Report on large residential rental 
                        property owners.--The Board of Governors shall 
                        issue a report to Congress that identifies any 
                        person or entity that in aggregate owns or 
                        holds a controlling interest in any entity 
                        that, in aggregate, owns--
                                    (I) more than 100 rental units that 
                                are located within a single 
                                metropolitan statistical area;
                                    (II) more than 1,000 rental units 
                                in the United States; or
                                    (III) rental units in 3 or more 
                                States.
                    (C) Mortgage performance data.--Section 4003(c) of 
                the CARES Act (15 U.S.C. 9042(c)) is amended by adding 
                at the end the following:
            ``(4) Mortgage performance data.--
                    ``(A) Monthly report.--
                            ``(i) In general.--A servicer of a 
                        residential mortgage loan receiving a loan, 
                        loan guarantee, or any other investment under 
                        this section shall, beginning in the first 
                        month in which the loan, loan guarantee, or 
                        investment was received, collect and provide 
                        loan-level data to the Bureau of Consumer 
                        Financial Protection on a monthly basis with 
                        respect all residential mortgage loans serviced 
                        by the servicer.
                            ``(ii) Contents.--Each monthly report 
                        required under this subparagraph shall contain 
                        identifying information and loan performance 
                        data for the most recent month as well as 
                        cumulative data since the servicer began 
                        reporting under this paragraph.
                            ``(iii) Time period for reports.--Reports 
                        under this paragraph shall be provided by a 
                        servicer every month in which a loan, loan 
                        guarantee, or any other investment under this 
                        section has been received and for 2 years 
                        following such receipt.
                    ``(B) Identifying information.--Each monthly report 
                required under subparagraph (A) shall include the 
                following loan-level identifying information:
                            ``(i) Demographic data, for each borrower, 
                        including race, ethnicity, sex, and age.
                            ``(ii) The location of the property, 
                        including by State, metropolitan statistical 
                        area, postal code, census tract, and 
                        metropolitan division, if applicable.
                            ``(iii) Loan origination information, 
                        including original unpaid principal balance, 
                        original interest rate, first payment date, 
                        original loan term, and lien status (first or 
                        subordinate).
                            ``(iv) Loan type and type of loan 
                        purchaser, as described in section 304 of the 
                        Home Mortgage Disclosure Act of 1975 (12 U.S.C. 
                        2803) and the rules issued to carry out that 
                        section.
                    ``(C) Loan performance data.--Each monthly report 
                required under subparagraph (A) shall include the 
                following loan-level loan performance data:
                            ``(i) Current loan information, including 
                        current actual unpaid principal balance, 
                        current interest rate, current loan delinquency 
                        status (based on the number of days the 
                        borrower is delinquent in payments based on the 
                        due date of the last paid loan payment), loan 
                        performance status (including current, 
                        forbearance, repayment plan, referred to 
                        foreclosure, trial modification, permanent 
                        modification, or foreclosed), and the date of 
                        the event leading to such status.
                            ``(ii) Loss mitigation information, 
                        including--
                                    ``(I) whether the loan is currently 
                                being evaluated for loss mitigation, 
                                and if so the date upon which the 
                                current loss mitigation process was 
                                initiated and the date of complete 
                                application, if any;
                                    ``(II) the disposition of any 
                                previous loss mitigation evaluation 
                                reported pursuant to subclause (I) and 
                                the date of disposition, including--
                                            ``(aa) denied;
                                            ``(bb) temporary or short-
                                        term agreement, such as a 
                                        repayment agreement or 
                                        forbearance, and the length of 
                                        such agreement (in months);
                                            ``(cc) trial loan 
                                        modification;
                                            ``(dd) permanent loan 
                                        modification; or
                                            ``(ee) other type of loss 
                                        mitigation; and
                                    ``(III) for each permanent 
                                modification--
                                            ``(aa) whether the 
                                        permanent modification included 
                                        1 or more of--

                                                    ``(AA) additions of 
                                                delinquent payments and 
                                                fees to loan balances;

                                                    ``(BB) interest 
                                                rate reductions and 
                                                freezes;

                                                    ``(CC) term 
                                                extensions;

                                                    ``(DD) reductions 
                                                of principal; or

                                                    ``(EE) deferrals of 
                                                principal; and

                                            ``(bb) whether the total 
                                        monthly principal and interest 
                                        payment, as a result of the 
                                        permanent modification--

                                                    ``(AA) increased;

                                                    ``(BB) remained the 
                                                same;

                                                    ``(CC) decreased 
                                                less than 10 percent;

                                                    ``(DD) decreased 
                                                between 10 and 20 
                                                percent; or

                                                    ``(EE) decreased 20 
                                                percent or more.

                    ``(D) Forbearance data.--Each monthly report 
                required under subparagraph (A) shall include, with 
                respect to each loan for which a forbearance has been 
                reported under subparagraph (C)(i), forbearance-
                specific data, including--
                            ``(i) the total months of total forbearance 
                        granted to date; and
                            ``(ii) the number of renewals of 
                        forbearance to date.
                    ``(E) Public availability of aggregate data.--
                            ``(i) In general.--Using data submitted by 
                        servicers under this paragraph, the Director of 
                        the Bureau of Consumer Financial Protection 
                        shall make available aggregate data by servicer 
                        for each State, metropolitan statistical area, 
                        and metropolitan division, as defined by the 
                        Office of Management and Budget. Such aggregate 
                        data shall be provided monthly by the Director 
                        to Congress and posted on the website of the 
                        Bureau of Consumer Financial Protection.
                            ``(ii) Exception for certain personally 
                        identifiable data.--If aggregate data described 
                        under clause (i) is nonetheless reasonably 
                        personally identifiable, the Director may 
                        report the aggregate data by servicer on the 
                        next larger geographic unit (such that, for 
                        example, data would not be reported by 
                        municipal division but only by metropolitan 
                        statistical area and State).
                    ``(F) Implementation.--The Director of the Bureau 
                of Consumer Financial Protection shall, within 60 days 
                of the date of enactment of this paragraph, and in 
                consultation with the Director of the Federal Housing 
                Finance Agency and the Comptroller of the Currency, 
                prescribe the format and method of submission of the 
                data required under this paragraph. The Director of the 
                Bureau may prescribe rules for the collection of the 
                data in order to ensure accuracy, transparency, and 
                complete data collection, including the collection and 
                reporting of additional data elements, but may not 
                require reporting of fewer data elements than 
                prescribed by this paragraph nor less frequent 
                reporting than required by this paragraph.
                    ``(G) Definitions.--In this paragraph:
                            ``(i) Residential mortgage loan.--The term 
                        `residential mortgage loan' has the meaning 
                        given the term in section 103 of the Truth in 
                        Lending Act (15 U.S.C. 1602).
                            ``(ii) Servicer.--The term `servicer' has 
                        the meaning given the term in section 6 of the 
                        Real Estate Settlement Procedures Act of 1974 
                        (12 U.S.C. 2605).''.
            (14) Small property owner grant program.--
                    (A) Definitions.--In this paragraph:
                            (i) COVID-19 emergency period.--The term 
                        ``COVID-19 emergency period'' means the period 
                        in which the national emergency concerning the 
                        novel Coronavirus disease (COVID-19) outbreak 
                        declared by the President on March 13, 2020, 
                        under the National Emergencies Act (50 U.S.C. 
                        1601 et seq.) is in effect.
                            (ii) Secretary.--The term ``Secretary'' 
                        means the Secretary of Housing and Urban 
                        Development.
                            (iii) Small property owner.--The term 
                        ``small property owner'' means an owner of not 
                        more than 10 residential properties.
                    (B) Grant program.--The Secretary shall establish a 
                program to award grants to State and local housing 
                finance agencies to provide assistance to small 
                property owners.
                    (C) Eligible small property owners.--To be eligible 
                for assistance provided under this paragraph, a small 
                property owner shall submit proof of hardship to the 
                State or local housing finance agency, as applicable, 
                which shall provide that, during the COVID-19 emergency 
                period--
                            (i) tenants of dwelling units in the 
                        residential properties owned by the small 
                        property owner have been unable to pay rent; 
                        and
                            (ii) the small property owner has not 
                        evicted any such tenants.
                    (D) Prohibitions.--
                            (i) Private equity, real estate, or venture 
                        capital firms.--Any private equity firm, real 
                        estate firm, or venture capital firm that has 
                        accepted funding from an investment company, as 
                        such term is defined in section 3(a) of the 
                        Investment Company Act of 1940 (15 U.S.C. 80a-
                        3(a)), shall not be eligible for--
                                    (I) a grant under this section; or
                                    (II) a loan, loan guarantee, or 
                                other investment made by the Secretary 
                                of the Treasury under section 4003 of 
                                the CARES Act (15 U.S.C. 9042), as 
                                amended by this section.
                            (ii) Undeveloped or uninhabited 
                        properties.--A small property owner may not 
                        receive any funds under this paragraph with 
                        respect to any undeveloped property, plot of 
                        land, or uninhabited property owned by the 
                        small property owner.
                            (iii) Rent payments.--A small property 
                        owner that receives a grant with respect to a 
                        property under this paragraph may not require 
                        tenants of the property to make rental payments 
                        for the duration of the grant.
                    (E) Authorization of appropriations.--There is 
                authorized to be appropriated to the Secretary 
                $1,000,000,000 for fiscal year 2020, to remain 
                available until September 30, 2021, to carry out this 
                paragraph.

SEC. 3. EXPANDED EVICTION RELIEF FOR RENTERS UNDER THE CARES ACT.

    Section 4024 of the CARES Act (15 U.S.C. 9058) is amended--
            (1) in subsection (a)--
                    (A) by amending paragraph (1) to read as follows:
            ``(1) Covered dwelling.--The term `covered dwelling' means 
        a dwelling that is occupied by a tenant--
                    ``(A) pursuant to a residential lease; or
                    ``(B) without a lease or with a lease terminable 
                under State law.'';
                    (B) by striking paragraphs (2), (4), and (5);
                    (C) by redesignating paragraph (3) as paragraph 
                (2); and
                    (D) in paragraph (2)(B), as so redesignated--
                            (i) by striking ``includes houses'' and 
                        inserting the following: ``includes--
                            ``(i) houses'';
                            (ii) in clause (i), as so designated, by 
                        striking the period at the end and inserting a 
                        semicolon; and
                            (iii) by adding at the end the following:
                            ``(ii) a manufactured home, as defined in 
                        section 4022; and
                            ``(iii) a covered recreational vehicle, as 
                        defined in section 4022.''; and
            (2) in subsection (b), by striking ``120-day period'' and 
        inserting ``365-day period.''.

SEC. 4. RENTER'S AND HOMEOWNER'S RIGHTS.

    (a) Definitions.--In this section:
            (1) Covered dwelling.--The term ``covered dwelling'' has 
        the meaning given the term in section 4024 of the CARES Act (15 
        U.S.C. 9058).
            (2) COVID-19 emergency period.--The term ``COVID-19 
        emergency period'' means the period in which the national 
        emergency concerning the novel Coronavirus disease (COVID-19) 
        outbreak declared by the President on March 13, 2020, under the 
        National Emergencies Act (50 U.S.C. 1601 et seq.) is in effect.
            (3) Secretary.--The term ``Secretary'' means the Secretary 
        of Housing and Urban Development.
            (4) State.--The term ``State'' means any State of the 
        United States, the District of Columbia, any territory of the 
        United States, the Commonwealth of Puerto Rico, Guam, American 
        Samoa, the Virgin Islands, and the Commonwealth of the Northern 
        Mariana Islands.
    (b) Grant Program To Provide Tenants With Right to Attorney.--
            (1) In general.--The Secretary shall provide grants to 
        States that provide a right to legal assistance for tenants 
        facing eviction in housing courts in violation of the eviction 
        moratorium described in section 4024 of the CARES Act (15 
        U.S.C. 9058).
            (2) Report.--A State that receives a grant under this 
        section shall provide to the Secretary periodic reports on the 
        use of funds under the grant.
            (3) Rule of construction.--Nothing in this subsection shall 
        be construed as modifying, limiting, or superseding the 
        operation of any provision of an enumerated Federal consumer 
        law that relates to the authority of a State attorney general 
        or State regulator to enforce such Federal law.
            (4) Authorization of appropriations.--There is authorized 
        to be appropriated to the Secretary $25,000,000 for fiscal year 
        2020, to remain available until expended, to make grants under 
        this subsection.
    (c) Private Right of Action.--A tenant that resides in any covered 
dwelling may bring a civil action against a landlord or managing agent 
for injunctive relief, direct money damages, or other relief if the 
landlord or managing agent is in violation of Federal, State, or local 
eviction moratorium laws, including under section 4024 of the CARES Act 
(15 U.S.C. 9058).
    (d) Repayment.--A residential tenant of a covered dwelling unit or 
a commercial tenant may repay any unpaid rent during the COVID-19 
emergency period--
            (1) over an 18-month period, with respect to a residential 
        tenant, beginning on the date of enactment of this Act; or
            (2) over a 3-month period, with respect to a commercial 
        tenant, beginning on the date of enactment of this Act.
    (e) Credit Reporting.--The Fair Credit Reporting Act (15 U.S.C. 
1601 et seq.) is amended--
            (1) in section 605(a), by adding at the end the following:
            ``(9) Any eviction, unpaid rent, or other debt with respect 
        to a consumer occurring during the covered period, as defined 
        in section 623(a)(1)(G).''; and
            (2) in section 623(a)(1) (15 U.S.C. 1681s-2), by adding at 
        the end the following:
                    ``(G) Reporting of evictions or unpaid rent during 
                covid-19 pandemic.--
                            ``(i) Definitions.--In this subparagraph, 
                        term `covered period' has the meaning given the 
                        term in subparagraph (F).
                            ``(ii) Prohibition on reporting.--A 
                        landlord of any residential dwelling, including 
                        a manufactured home or a covered recreational 
                        vehicle (as those terms are defined in section 
                        4022 of the CARES Act (15 U.S.C. 9056)) shall 
                        not report any eviction, unpaid rent, or other 
                        debt occurring during the covered period with 
                        respect to a consumer to any furnisher or 
                        consumer reporting agency.''.
    (f) Rent Increases.--The owner or management company of a covered 
dwelling (as defined in section 4024 of the CARES Act (15 U.S.C. 9058) 
or any servicer of a covered mortgage loan (as defined in section 4022 
of the CARES Act (15 U.S.C. 9056)) shall not, during the 1-year period 
following the date of enactment of this Act, increase the rent on any 
dwelling unit of such a covered dwelling in an amount that is more than 
the rate of inflation.
    (g) Allocation of Funds for Housing Legal Aid and Housing 
Counseling.--
            (1) Housing legal aid.--
                    (A) In general.--The Secretary shall provide grants 
                to housing legal aid organizations that target services 
                to minority and low- and moderate-income (as defined by 
                the Secretary) homeowners, renters, individuals 
                experiencing homelessness, and individuals at risk of 
                experiencing homelessness or provide those services in 
                neighborhoods in the United States with high 
                concentrations of those individuals.
                    (B) Report.--A housing legal aid organization that 
                receives a grant under this subsection shall provide to 
                the Secretary periodic reports on the use of funds 
                under the grant.
                    (C) Authorization of appropriations.--There is 
                authorized to be appropriated to the Secretary for 
                fiscal year 2020, to remain available until expended, 
                $500,000,000 for grants provided under this paragraph 
                for housing legal aid services.
            (2) Housing counseling.--
                    (A) Authorization of appropriations.--There is 
                authorized to be appropriated to the Neighborhood 
                Reinvestment Corporation established under the 
                Neighborhood Reinvestment Corporation Act (42 U.S.C. 
                8101 et seq.) $700,000,000 for fiscal year 2020, which 
                shall remain available until September 30, 2023, to 
                provide funds to counseling organizations for housing 
                counseling services.
                    (B) Eligible uses.--Subject to subparagraph (C), 
                amounts made available under subparagraph (A) may be 
                used in such amounts as the Neighborhood Reinvestment 
                Corporation determines for the costs of--
                            (i) public education and outreach;
                            (ii) direct services, including the full 
                        range of services provided by housing 
                        counselors to assist homeowners, including 
                        manufactured homeowners, regardless of 
                        financing type, renters, individuals 
                        experiencing homelessness, and individuals at 
                        risk of homelessness, including the practices, 
                        tools, and innovations in foreclosure 
                        mitigation that were utilized in the National 
                        Foreclosure Mitigation Counseling Program, and 
                        financial capability, credit counseling, 
                        homeless counseling, and rental counseling;
                            (iii) equipment and technology, including 
                        broadband internet and equipment upgrades 
                        needed to ensure timely and effective service 
                        delivery;
                            (iv) training, including capacitating 
                        housing counseling staff in various modes of 
                        counseling, including rental and foreclosure, 
                        delivery of remote counseling utilizing 
                        improved technology, enhanced network security, 
                        and supportive options for the delivery of 
                        client services; and
                            (v) administration and oversight of the 
                        grant program in accordance with the rate of 
                        the Corporation for program administration.
                    (C) Prioritization of housing counseling 
                services.--Of amounts made available under subparagraph 
                (A), not less than 40 percent shall be provided to 
                counseling organizations that target counseling 
                services to minority and low-income homeowners, 
                renters, individuals experiencing homelessness, and 
                individuals at risk of homelessness or provide such 
                services in neighborhoods with high concentrations of 
                minority and low-income homeowners, renters, 
                individuals experiencing homelessness, and individuals 
                at risk of homelessness.
    (h) Notice of Eviction After the Conclusion of the Moratorium.--On 
and after the date on which the eviction moratorium under 4024 of the 
CARES Act (15 U.S.C. 9058) expires, the owner of a covered dwelling (as 
defined in that section) shall provide notice to a tenant not less than 
120 days before filing an eviction against the tenant.
    (i) Taxability.--For purposes of the Internal Revenue Code of 1986, 
any amount which (but for a provision of this Act or an amendment made 
by this Act) would be includible in gross income of a person by reason 
of forgiveness of a required rent or mortgage payment shall be excluded 
from gross income.

SEC. 5. ASSISTANCE FOR HOME ENERGY SERVICE AND HOUSEHOLD DRINKING WATER 
              AND WASTEWATER SERVICES.

    (a) Definitions.--In this section:
            (1) Home energy service.--The term ``home energy service'' 
        means a service to provide home energy, as such term is defined 
        in section 2603 of the Low-Income Home Energy Assistance Act of 
        1981 (42 U.S.C. 8622), and electric service, as that term is 
        used in the Public Utility Regulatory Policies Act of 1978 (16 
        U.S.C. 2601 et seq.).
            (2) Household drinking water and wastewater services.--The 
        term ``household drinking water and wastewater services'' has 
        the meaning given that term in section 1459A(a)(2) of the Safe 
        Drinking Water Act (42 U.S.C. 300j-19a(a)(2)).
            (3) Indian tribe.--The term ``Indian Tribe''--
                    (A) used with respect to assistance for home 
                energy, means--
                            (i) an Indian tribe within the meaning of 
                        section 2604(d) of the Low-Income Home Energy 
                        Assistance Act of 1981 (42 U.S.C. 8623(d)); and
                            (ii) an entity that is eligible to receive 
                        funds under that section on behalf of an Indian 
                        tribe described in clause (i); and
                    (B) used with respect to assistance for household 
                drinking water and wastewater services, means any 
                Indian Tribe, band, group, or community recognized by 
                the Secretary of the Interior and exercising 
                governmental authority over a Federal Indian 
                reservation, as defined in section 518(h) of the 
                Federal Water Pollution Control Act (33 U.S.C. 1377).
            (4) Municipality.--The term ``municipality'' has the 
        meaning given such term in section 502 of the Federal Water 
        Pollution Control Act (33 U.S.C. 1362).
            (5) Public health emergency.--The term ``public health 
        emergency'' means the public health emergency described in 
        section 1135(g)(1)(B) of the Social Security Act (42 U.S.C. 
        1320b-5(g)(1)(B)).
            (6) Public health emergency period.--The term ``public 
        health emergency period'' has the meaning given the term 
        ``emergency period'' in that section 1135(g)(1)(B).
            (7) Public water system.--The term ``public water system'' 
        has the meaning given that term in section 1401 of the Safe 
        Drinking Water Act (42 U.S.C. 300f).
            (8) Secretary.--The term ``Secretary'' means the Secretary 
        of Health and Human Services.
            (9) State.--The term ``State'' means--
                    (A) any of the 50 States, and the District of 
                Columbia; and
                    (B) the Commonwealth of Puerto Rico, the Virgin 
                Islands of the United States, Guam, American Samoa, and 
                the Commonwealth of the Northern Mariana Islands.
    (b) Assistance for Low-Income Households.--The Secretary shall make 
grants from allotments and payments described in subsection (d) to 
States and Indian Tribes to assist low-income households, particularly 
those with the lowest incomes, that pay a high proportion of household 
income for home energy service and household drinking water and 
wastewater services. Half of the funds for each such grant shall be 
made available from funds appropriated under subsection (k)(1), and 
half from funds appropriated under subsection (k)(2).
    (c) Use of LIHEAP Resources.--In carrying out this section, the 
Secretary, States, and Indian Tribes, as applicable, shall use the 
existing (as of the date of implementation) systems in place to carry 
out the Low-Income Home Energy Assistance Act of 1981 (42 U.S.C. 8621 
et seq.) as the Secretary determines appropriate.
    (d) Allotments.--
            (1) States.--The Secretary shall allot to each State an 
        amount that bears the same relationship to the funds 
        appropriated under this section and available for carrying out 
        this subsection as the number of individuals with a household 
        income of less than 200 percent of the poverty line in that 
        State bears to the total number of such individuals in all 
        States.
            (2) Indian tribes.--At the request of an Indian Tribe in a 
        State, the Secretary shall reserve, from the amount that would 
        otherwise be payable to such State from the allotment under 
        paragraph (1) for the fiscal year involved, a payment for the 
        Indian Tribe in a sum determined to be appropriate by the 
        Secretary.
            (3) Notification to congress.--Not later than 15 days after 
        determining the amounts of allotments and payments for States 
        and Indian Tribes pursuant to this subsection, and prior to 
        making grants under this section, the Secretary shall notify 
        Congress of such amounts.
    (e) Requirements.--Each State or Indian Tribe desiring to receive a 
grant under this section shall agree to--
            (1) establish or maintain in effect a moratorium policy to 
        ensure that no home energy service, household drinking water 
        service, or wastewater service to an individual or household, 
        that is regulated or provided by the State or Indian Tribe or 
        subrecipient of grant funds from the State or Tribe, shall be 
        or remain disconnected (including interrupted) until the end of 
        the period of the applicable repayment plan described in 
        paragraph (2)(B); and
            (2) ensure that the moratorium policy provides, and 
        requires a subrecipient of grant funds to provide--
                    (A) for a waiver of applicable interest or 
                penalties on a late payment for home energy, household 
                drinking service, or wastewater service, if the late 
                payment is related to an arrearage that occurred during 
                the public health emergency period; and
                    (B) for a repayment plan of at least 18 months in 
                duration, beginning on the last date of the public 
                health emergency period, based on the household income 
                of the household involved, for any remaining late 
                payment described in subparagraph (A) that is not 
                covered by funding provided under this section.
    (f) Use of Funds.--A State or Indian Tribe that receives a grant 
under this Act shall use the grant funds to assist low-income 
households by paying for late home energy service payments and late 
household drinking water and wastewater services payments, and 
reconnection fees for households who have been disconnected from any 
type of service specified in this subsection due to nonpayment, if the 
related arrearages and disconnections occurred during the public health 
emergency period.
    (g) State Agreements.--
            (1) Home energy service providers.--To the maximum extent 
        practicable, a State that receives a grant under this section 
        shall enter into agreements with home energy service providers, 
        local governments, nonprofit organizations associated with 
        providing home energy services to rural and small communities, 
        and Indian Tribes, to assist in identifying low-income 
        households and to carry out this section.
            (2) Household drinking water and wastewater services 
        providers.--To the maximum extent practicable, a State that 
        receives a grant under this section shall enter into agreements 
        with public water systems, municipalities, nonprofit 
        organizations associated with providing household drinking 
        water and wastewater services to rural and small communities, 
        and Indian Tribes, to assist in identifying low-income 
        households and to carry out this section.
    (h) Determination of Low-Income Households.--In determining whether 
a household in a State or under the jurisdiction of an Indian Tribe is 
considered low-income for the purposes of this Act, the State or Indian 
Tribe shall--
            (1) ensure that, at a minimum, all households with a 
        household income at or below 200 percent of the Federal poverty 
        line are included as low-income households;
            (2) ensure that households already eligible for assistance 
        under the Low-Income Home Energy Assistance Act of 1981 (42 
        U.S.C. 8621 et seq.) are included as low-income households; and
            (3) consider households that have not previously received 
        assistance under the Low-Income Home Energy Assistance Act of 
        1981 in the same manner as households that have previously 
        received such assistance.
    (i) Audits.--The Secretary shall require each State and Indian 
Tribe receiving a grant under subsection (b) to undertake periodic 
audits and evaluations of expenditures made by such State or Indian 
Tribe pursuant to this section.
    (j) Reports to Congress.--The Secretary shall prepare reports on 
the results of activities carried out pursuant to this section and 
submit the reports to Congress--
            (1) not later than 1 year after the date of enactment of 
        this Act; and
            (2) upon disbursement of all funds appropriated to carry 
        out this section.
    (k) Authorization of Appropriations.--
            (1) In general.--There is authorized to be appropriated to 
        the Secretary to carry out this section--
                    (A) $10,000,000,000 for grant funds and 
                administration relating to assistance for home energy 
                service; and
                    (B) $10,000,000,000 for grant funds and 
                administration relating to assistance for household 
                drinking water and wastewater services.
            (2) Availability.--Sums appropriated under paragraph (1) 
        shall remain available until expended.

SEC. 6. BUSINESS LANDLORD OVERSIGHT.

    (a) Congressional Oversight Commission.--Section 4020 of the CARES 
Act (15 U.S.C. 9055) is amended--
            (1) in subsection (b)(2)(A), by adding at the end the 
        following:
                            ``(v) The use of rental property assistance 
                        received by entities under section 7(a)(36) of 
                        the Small Business Act (15 U.S.C. 636(a)(36)) 
                        or other Federal Government relief assistance 
                        under this subtitle.''; and
            (2) in subsection (c)--
                    (A) in paragraph (1)--
                            (i) in the matter preceding subparagraph 
                        (A), by striking ``5'' and inserting ``9''; and
                            (ii) in subparagraphs (A) through (D), 
                        strike ``1'' each place the term appears and 
                        insert ``2''; and
                    (B) by adding at the end the following:
            ``(8) Qualifications.--Not fewer than 2 of the 8 members 
        appointed under subparagraphs (A) through (D) shall be from a 
        group that has been historically underrepresented or 
        disproportionately negatively impacted by the Coronavirus 
        disease 2019 (COVID-19), and not fewer than 1 of those 8 
        members shall be a woman.''.
    (b) Prohibition on Use of Federal COVID-Relief Loans or Grants To 
Buy Distressed Mortgages, Foreclosed Properties, or Real-Estate-Owned 
Properties.--Except with respect to a nonprofit organization or a 
local, mission-focused affordable housing developer, a business entity 
shall not use the proceeds of any loan or grant received under this Act 
or the CARES Act (Public Law 116-136), or any amendments made under 
those Acts, to purchase distressed mortgages, foreclosed properties, or 
real-estate-owned properties.
    (c) Rent Arrears.--If a landlord receives Federal funds under 
subtitle IV of the CARES Act (Public Law 116-136) that are used to 
cover rent arrears during the period beginning on March 27, 2020, and 
ending on December 31, 2020, the landlord may not collect rent arrears 
from tenants that were received upon the expiration of applicable 
Federal and State eviction and foreclosure moratoriums relating to the 
COVID-19 pandemic, including under sections 4022 and 4024 of the CARES 
Act (15 U.S.C. 9056, 9058).
                                 <all>