[House Report 116-198]
[From the U.S. Government Publishing Office]


116th Congress }                                          { REPORT
                        HOUSE OF REPRESENTATIVES
 1st Session   }                                          { 116-198

======================================================================
 
   STRATEGY AND INVESTMENT IN RURAL HOUSING PRESERVATION ACT OF 2019

                                _______
                                

 September 6, 2019.--Committed to the Committee of the Whole House on 
            the State of the Union and ordered to be printed

                                _______
                                

  Ms. Waters, from the Committee on Financial Services, submitted the 
                               following

                              R E P O R T

                        [To accompany H.R. 3620]

      [Including cost estimate of the Congressional Budget Office]

    The Committee on Financial Services, to whom was referred 
the bill (H.R. 3620) to provide rental assistance to low-income 
tenants in certain multifamily rural housing projects financed 
by the Rural Housing Service of the Department of Agriculture, 
and to develop and implement a plan for preserving the 
affordability of rural rental housing, and for other purposes, 
having considered the same, report favorably thereon with an 
amendment and recommend that the bill as amended do pass.

                                CONTENTS

                                                                   Page
Purpose and Summary..............................................     5
Background and Need for Legislation..............................     5
Section-by-Section Analysis......................................     7
Hearings.........................................................    10
Committee Consideration..........................................    10
Committee Votes and Roll Call Votes..............................    10
Statement of Oversight Findings and Recommendations of the 
  Committee......................................................    12
Statement of Performance Goals and Objectives....................    12
New Budget Authority and CBO Cost Estimate.......................    12
Committee Cost Estimate..........................................    15
Unfunded Mandate Statement.......................................    15
Advisory Committee...............................................    16
Application of Law to the Legislative Branch.....................    16
Earmark Statement................................................    16
Duplication of Federal Programs..................................    16
Changes to Existing Law..........................................    16

    The amendment is as follows:
  Strike all after the enacting clause and insert the 
following:

SECTION 1. SHORT TITLE.

  This Act may be cited as the ``Strategy and Investment in Rural 
Housing Preservation Act of 2019''.

SEC. 2. PERMANENT ESTABLISHMENT OF HOUSING PRESERVATION AND 
                    REVITALIZATION PROGRAM.

  Title V of the Housing Act of 1949 (42 U.S.C. 1471 et seq.) is 
amended by adding at the end the following new section:

``SEC. 545. HOUSING PRESERVATION AND REVITALIZATION PROGRAM.

  ``(a) Establishment.--The Secretary shall carry out a program under 
this section for the preservation and revitalization of multifamily 
rental housing projects financed under section 515 or both sections 514 
and 516.
  ``(b) Notice of Maturing Loans.--
          ``(1) To owners.--On an annual basis, the Secretary shall 
        provide written notice to each owner of a property financed 
        under section 515 or both sections 514 and 516 that will mature 
        within the 4-year period beginning upon the provision of such 
        notice, setting forth the options and financial incentives that 
        are available to facilitate the extension of the loan term or 
        the option to decouple a rental assistance contract pursuant to 
        subsection (f).
          ``(2) To tenants.--
                  ``(A) In general.--For each property financed under 
                section 515 or both sections 514 and 516, not later 
                than the date that is 2 years before the date that such 
                loan will mature, the Secretary shall provide written 
                notice to each household residing in such property that 
                informs them of the date of the loan maturity, the 
                possible actions that may happen with respect to the 
                property upon such maturity, and how to protect their 
                right to reside in federally assisted housing after 
                such maturity.
                  ``(B) Language.--Notice under this paragraph shall be 
                provided in plain English and shall be translated to 
                other languages in the case of any property located in 
                an area in which a significant number of residents 
                speak such other languages.
  ``(c) Loan Restructuring.--Under the program under this section, the 
Secretary may restructure such existing housing loans, as the Secretary 
considers appropriate, for the purpose of ensuring that such projects 
have sufficient resources to preserve the projects to provide safe and 
affordable housing for low-income residents and farm laborers, by--
          ``(1) reducing or eliminating interest;
          ``(2) deferring loan payments;
          ``(3) subordinating, reducing, or reamortizing loan debt; and
          ``(4) providing other financial assistance, including 
        advances, payments, and incentives (including the ability of 
        owners to obtain reasonable returns on investment) required by 
        the Secretary.
  ``(d) Renewal of Rental Assistance.--When the Secretary offers to 
restructure a loan pursuant to subsection (c), the Secretary shall 
offer to renew the rental assistance contract under section 521(a)(2) 
for a 20-year term that is subject to annual appropriations, provided 
that the owner agrees to bring the property up to such standards that 
will ensure its maintenance as decent, safe, and sanitary housing for 
the full term of the rental assistance contract.
  ``(e) Restrictive Use Agreements.--
          ``(1) Requirement.--As part of the preservation and 
        revitalization agreement for a project, the Secretary shall 
        obtain a restrictive use agreement that obligates the owner to 
        operate the project in accordance with this title.
          ``(2) Term.--
                  ``(A) No extension of rental assistance contract.--
                Except when the Secretary enters into a 20-year 
                extension of the rental assistance contract for the 
                project, the term of the restrictive use agreement for 
                the project shall be consistent with the term of the 
                restructured loan for the project.
                  ``(B) Extension of rental assistance contract.--If 
                the Secretary enters into a 20-year extension of the 
                rental assistance contract for a project, the term of 
                the restrictive use agreement for the project shall be 
                for 20 years.
                  ``(C) Termination.--The Secretary may terminate the 
                20-year use restrictive use agreement for a project 
                prior to the end of its term if the 20-year rental 
                assistance contract for the project with the owner is 
                terminated at any time for reasons outside the owner's 
                control.
  ``(f) Decoupling of Rental Assistance.--
          ``(1) Renewal of rental assistance contract.--If the 
        Secretary determines that a maturing loan for a project cannot 
        reasonably be restructured in accordance with subsection (c) 
        and the project was operating with rental assistance under 
        section 521, the Secretary may renew the rental assistance 
        contract, notwithstanding any provision of section 521, for a 
        term, subject to annual appropriations, of at least 10 years 
        but not more than 20 years.
          ``(2) Rents.--Any agreement to extend the term of the rental 
        assistance contract under section 521 for a project shall 
        obligate the owner to continue to maintain the project as 
        decent, safe and sanitary housing and to operate the 
        development in accordance with this title, except that rents 
        shall be based on the lesser of--
                  ``(A) the budget-based needs of the project; or
                  ``(B) (ii) the operating cost adjustment factor as a 
                payment standard as provided under section 524 of the 
                Multifamily Assisted Housing Reform and Affordability 
                Act of 1997 (42 U.S.C. 1437 note).
  ``(g) Multifamily Housing Transfer Technical Assistance.--Under the 
program under this section, the Secretary may provide grants to 
qualified non-profit organizations and public housing agencies to 
provide technical assistance, including financial and legal services, 
to borrowers under loans under this title for multifamily housing to 
facilitate the acquisition of such multifamily housing properties in 
areas where the Secretary determines there is a risk of loss of 
affordable housing.
  ``(h) Transfer of Rental Assistance.--After the loan or loans for a 
rental project originally financed under section 515 or both sections 
514 and 516 have matured or have been prepaid and the owner has chosen 
not to restructure the loan pursuant to subsection (c), a tenant 
residing in such project shall have 18 months prior to loan maturation 
or prepayment to transfer the rental assistance assigned to the 
tenant's unit to another rental project originally financed under 
section 515 or both sections 514 and 516, and the owner of the initial 
project may rent the tenant's previous unit to a new tenant without 
income restrictions.
  ``(i) Administrative Expenses.--Of any amounts made available for the 
program under this section for any fiscal year, the Secretary may use 
not more than $1,000,000 for administrative expenses for carrying out 
such program.
  ``(j) Authorization of Appropriations.--There is authorized to be 
appropriated for the program under this section $200,000,000 for each 
of fiscal years 2020 through 2024.''.

SEC. 3. ELIGIBILITY FOR RURAL HOUSING VOUCHERS.

  Section 542 of the Housing Act of 1949 (42 U.S.C. 1490r) is amended 
by adding at the end the following new subsection:
  ``(c) Eligibility of Households in Section 514, 515, and 516 
Projects.--The Secretary may provide rural housing vouchers under this 
section for any low-income household (including those not receiving 
rental assistance) residing in a property financed with a loan made or 
insured under section 514 or 515 (42 U.S.C. 1484, 1485) which has been 
prepaid, has been foreclosed, or has matured after September 30, 2005, 
or residing in a property assisted under section 514 or 516 that is 
owned by a nonprofit organization or public agency.''.

SEC. 4. AMOUNT OF VOUCHER ASSISTANCE.

  Notwithstanding any other provision of law, in the case of any rural 
housing voucher provided pursuant to section 542 of the Housing Act of 
1949 (42 U.S.C. 1490r), the amount of the monthly assistance payment 
for the household on whose behalf such assistance is provided shall be 
determined as provided in subsection (a) of such section 542.

SEC. 5. USE OF AVAILABLE RENTAL ASSISTANCE.

  Subsection (d) of section 521 of the Housing Act of 1949 (42 U.S.C. 
1490a(d)) is amended by adding at the end the following new paragraph:
  ``(3) In the case of any rental assistance contract authority that 
becomes available because of the termination of assistance on behalf of 
an assisted family--
          ``(A) at the option of the owner of the rental project, the 
        Secretary shall provide the owner a period of 6 months before 
        such assistance is made available pursuant to subparagraph (B) 
        during which the owner may use such assistance authority to 
        provide assistance of behalf of an eligible unassisted family 
        that--
                  ``(i) is residing in the same rental project that the 
                assisted family resided in prior to such termination; 
                or
                  ``(ii) newly occupies a dwelling unit in such rental 
                project during such period; and
          ``(B) except for assistance used as provided in subparagraph 
        (A), the Secretary shall use such remaining authority to 
        provide such assistance on behalf of eligible families residing 
        in other rental projects originally financed under section 515 
        or both sections 514 and 516 of this Act.''.

SEC. 6. FUNDING FOR MULTIFAMILY TECHNICAL IMPROVEMENTS.

  There is authorized to be appropriated to the Secretary of 
Agriculture $50,000,000 for fiscal year 2020 for improving the 
technology of the Department of Agriculture used to process loans for 
multifamily housing and otherwise managing such housing. Such 
improvements shall be made within the 5-year period beginning upon the 
appropriation of such amounts and such amount shall remain available 
until the expiration of such 5-year period.

SEC. 7. PLAN FOR PRESERVING AFFORDABILITY OF RENTAL PROJECTS.

  (a) Plan.--The Secretary of Agriculture (in this section referred to 
as the ``Secretary'') shall submit a written plan to the Congress, not 
later than the expiration of the 6-month period beginning on the date 
of the enactment of this Act, for preserving the affordability for low-
income families of rental projects for which loans were made under 
section 515 or made to nonprofit or public agencies under section 514 
and avoiding the displacement of tenant households, which shall--
          (1) set forth specific performance goals and measures;
          (2) set forth the specific actions and mechanisms by which 
        such goals will be achieved;
          (3) set forth specific measurements by which progress towards 
        achievement of each goal can be measured;
          (4) provide for detailed reporting on outcomes; and
          (5) include any legislative recommendations to assist in 
        achievement of the goals under the plan.
  (b) Advisory Committee.--
          (1) Establishment; purpose.--The Secretary shall establish an 
        advisory committee whose purpose shall be to assist the 
        Secretary in preserving section 515 properties and section 514 
        properties owned by nonprofit or public agencies through the 
        multifamily housing preservation and revitalization program 
        under section 545 and in implementing the plan required under 
        subsection (a).
          (2) Member.--The advisory shall consist of 13 members, 
        appointed by the Secretary, as follows:
                  (A) A State Director of Rural Development for the 
                Department of Agriculture.
                  (B) 2 representatives of for-profit developers or 
                owners of multifamily rural rental housing.
                  (C) 2 representatives of non-profit developers or 
                owners of multifamily rural rental housing.
                  (D) 2 representatives of State housing finance 
                agencies.
                  (E) 2 representatives of tenants of multifamily rural 
                rental housing.
                  (F) 1 representative of a community development 
                financial institution that is involved in preserving 
                the affordability of housing assisted under sections 
                514, 515, and 516 of the Housing Act of 1949.
                  (G) 1 representative of a nonprofit organization that 
                operates nationally and has actively participated in 
                the preservation of housing assisted by the Rural 
                Housing Service by conducting research regarding, and 
                providing financing and technical assistance for, 
                preserving the affordability of such housing.
                  (H) 1 representative of low-income housing tax credit 
                investors.
                  (I) 1 representative of regulated financial 
                institutions that finance affordable multifamily rural 
                rental housing developments.
          (3) Meetings.--The advisory committee shall meet not less 
        often than once each calendar quarter.
          (4) Functions.--In providing assistance to the Secretary to 
        carry out its purpose, the advisory committee shall carry out 
        the following functions:
                  (A) Assisting the Rural Housing Service of the 
                Department of Agriculture to improve estimates of the 
                size, scope, and condition of rental housing portfolio 
                of the Service, including the time frames for maturity 
                of mortgages and costs for preserving the portfolio as 
                affordable housing.
                  (B) Reviewing current policies and procedures of the 
                Rural Housing Service regarding preservation of 
                affordable rental housing financed under sections 514, 
                515, 516, and 538 of the Housing Act of 1949, the 
                Multifamily Preservation and Revitalization 
                Demonstration program (MPR), and the rental assistance 
                program and making recommendations regarding 
                improvements and modifications to such policies and 
                procedures.
                  (C) Providing ongoing review of Rural Housing Service 
                program results.
                  (D) Providing reports to the Congress and the public 
                on meetings, recommendations, and other findings of the 
                advisory committee.
          (5) Travel costs.--Any amounts made available for 
        administrative costs of the Department of Agriculture may be 
        used for costs of travel by members of the advisory committee 
        to meetings of the committee.

SEC. 8. COVERED HOUSING PROGRAMS.

  Paragraph (3) of section 41411(a) of the Violence Against Women Act 
of 1994 (34 U.S.C. 12491(a)(3)) is amended--

                          Purpose and Summary

    On July 11, Rep. William Lacy Clay introduced H.R. 3620, 
the ``Strategy and Investment in Rural Housing Preservation Act 
of 2019,'' which would permanently authorize the U.S. 
Department of Agriculture's (USDA) Multifamily Housing 
Preservation and Revitalization (MPR) Program, require USDA to 
come up with a plan for preservation of rural multifamily 
housing backed by USDA loans, and establish an advisory 
committee to advise USDA in implementing this plan.

                  Background and Need for Legislation

    Rural America spans nearly three-quarters of the country's 
land, and is home to more than 46 million people, or about 15 
percent of the population.\1\ Changes in the rural economy have 
negatively affected the job markets in many rural areas, 
contributing to higher poverty rates and severe housing 
affordability issues. The aging housing stock in rural areas 
has also resulted in higher rates of residents living in 
moderately or severely substandard housing that may, for 
example, lack basic plumbing, and pose a risk to the health and 
safety of residents.\2\ Moreover, racial minorities in rural 
areas are three times more likely to live in substandard 
housing, putting them among the worst-housed demographic group 
in the entire nation.\3\
---------------------------------------------------------------------------
    \1\USDA Economic Research Service, ``Rural America at a Glance: 
2017 Edition,'' Economic Information Bulletin 182, November 2017.
    \2\Housing Assistance Council, ``Taking Stock: Rural People, 
Poverty, and Housing in the 21st Century,'' 2012.
    \3\Id.
---------------------------------------------------------------------------
    While the cost of rental housing in rural areas is 
generally lower than in urban areas, poverty is higher and 
incomes are lower in these areas, which tend to offset the 
potential benefits of lower rental costs for residents. For 
example, the poverty rate in rural areas was 16.4 percent in 
2017 compared to 12.9% for urban areas.\4\ Data compiled by the 
National Low Income Housing Coalition show that there is a 
shortage of over 719,000 rental housing units in rural areas 
that are both affordable and available to the lowest income 
families.\5\ The Housing Assistance Council has also reported 
that renters in rural areas are more likely to have 
affordability problems and are twice as likely to live in 
substandard housing than rural owners.\6\ Over one-third of 
rural rental units are at least 55 years old and many of these 
properties are facing significant maintenance issues that have 
not been addressed.
---------------------------------------------------------------------------
    \4\USDA Economic Research Service, ``Rural America at a Glance: 
2018 Edition,'' Economic Information Bulletin 200, November 2018.
    \5\The National Low Income Housing Coalition, ``The Gap: A Shortage 
of Affordable Homes,'' March 2018.
    \6\Housing Assistance Council, ``Taking Stock: Rural People, 
Poverty, and Housing in the 21st Century,'' 2012.
---------------------------------------------------------------------------
    In the past two decades federal investment in rural housing 
programs, particularly for low- and very-low income households 
has dwindled, with little to no new funding for development of 
new affordable housing. This resulting trend of fewer 
affordable units will be exacerbated over the next several 
decades by the projected loss of hundreds of thousands of 
federally-subsidized rental housing units, which in many 
communities is the only safe, decent, and affordable rental 
housing available.
    While the Department of Housing and Urban Development (HUD) 
programs include rural residents, Congress also established 
several rural housing programs under the U.S. Department of 
Agriculture (USDA) through the Housing Act of 1949 to respond 
to the unique housing challenges that rural residents face, 
including the prevalence of substandard housing conditions, the 
challenges of farm workers remaining stably housed due to the 
seasonal nature of their work, and the lack of access to 
affordable mortgage credit in some rural areas. These rural 
housing programs administered by USDA are generally much 
smaller than HUD programs and are designed to provide 
affordable rental housing and expand access to homeownership. 
Similar to HUD programs, the funding levels for USDA housing 
programs are insufficient to fully meet the needs of rural 
residents.\7\
---------------------------------------------------------------------------
    \7\See e.g. HUD, ``Worst Case Housing Needs 2017 Report to 
Congress,'' August 2017, stating that more than 30 percent of very low-
income rural renters had worst case housing needs in 2015 (4 million 
renters).
---------------------------------------------------------------------------
    The stock of affordable housing units supported by USDA's 
Section 515 Rural Rental Housing Loans and Section 514/516 Farm 
Labor Housing Loans and Grants is also aging, and there is not 
yet a coherent strategy from Congress or USDA to preserve these 
units and prevent displacement of tenants.\8\ Assistance under 
Section 515 and Section 514 of the Housing Act of 1949 are 
USDA-backed multifamily loans that provide low interest, long-
term multifamily loans to support affordable rental housing. 
There are approximately 14,000 Section 515 and 514 properties 
across the country that are home to nearly 400,000 families 
with an average income of $13,181.\9\ USDA's Section 516 Farm 
Labor Housing program provides grants to develop, improve, 
repair, or purchase housing for farm laborers.
---------------------------------------------------------------------------
    \8\See e.g. GAO, ``Rural Housing Service: Better Data Controls, 
Planning, and Additional Options Could Help Preserve Affordable Rental 
Units,'' GAO-18-285, May 17, 2018.
    \9\USDA, ``2017 Multi-Family Housing Annual Fair Housing Occupancy 
Report,'' April 6, 2018.
---------------------------------------------------------------------------
    Most of the residents in Section 515 rental housing, and 
514 farm labor units also receive rental subsidies through the 
Section 521 Rental Assistance (RA) program, which ensures that 
tenants pay no more than 30 percent of their incomes for rent. 
The average income for families living in Section 515 and 514 
properties receiving RA is less than $11,000.\10\ The RA 
contracts are tied to the Section 515 and 514 loans on the 
properties, which means that when the loans mature, are 
prepaid, or foreclosed upon, the RA also ends, putting low 
income residents at risk of displacement. A growing number of 
Section 515 and 514 loans are projected to mature in the coming 
decades. In fact, by 2050, nearly all Section 515 and 514 loans 
will have matured.\11\
---------------------------------------------------------------------------
    \10\Id.
    \11\National Housing Law Project, ``An Advocate's Guide to Rural 
Housing Preservation: Prepayments, Mortgage Maturities, and 
Foreclosures,'' 2018.
---------------------------------------------------------------------------
    Congress placed some requirements on the ability of Section 
515 or 514 property owners to prepay their loans by passing the 
Emergency Low Income Housing Preservation Act of 1987 (ELIPHA), 
and more recently established the Multifamily Housing 
Preservation and Revitalization (MPR) demonstration in FY 2006 
to give USDA authority and tools to incentivize owners to 
remain in these programs. However, even with these requirements 
and incentives in place, 61 percent of the Section 515 and 514 
properties with mortgages that matured between January 2014 and 
December 2017 exited the program and a growing number of loans 
are projected to mature in the coming decades.\12\ Congress 
authorized USDA to provide residents impacted by a Section 515 
loan prepayment with Rural Development (RD) vouchers that allow 
them to stay in their homes or move to other housing.\13\ 
However, vouchers were not authorized for residents who are 
similarly facing displacement as a result of when a Section 515 
loan matures or when a Section 514 loan matures or is prepaid.
---------------------------------------------------------------------------
    \12\GAO, ``Rural Housing Service: Better Data Controls, Planning, 
and Additional Options Could Help Preserve Affordable Rental Units,'' 
GAO-18-285, May 17, 2018.
    \13\This authority was first provided in the Agriculture, Rural 
Development, Food and Drug Administration, and Related Agencies 
Appropriations Act, 2010, Pub. L. 111-80. Currently, this authority is 
currently contained in Title III, Multi-Family Housing Revitalization 
Program Account, Agriculture, Rural Development, Food and Drug 
Administration, and Relate Agencies Appropriations Act, 2019, Division 
B of the Consolidated Appropriations Act, 2019, Pub. L. 116-6.
---------------------------------------------------------------------------
    H.R. 3620 permanently authorizes $1 billion in funding over 
five years for the MPR Program, providing USDA the tools and 
funding necessary to develop a comprehensive strategy for 
preservation and avoid tenant displacement. The bill would also 
ensure that tenants receive RD vouchers in all cases of loan 
prepayment or maturation. Additionally, the bill establishes an 
advisory committee made up of a diverse range of stakeholders 
to advise the USDA on the implementation of its plan for 
preservation.
    The bill is supported by the National Rural Housing 
Coalition, Council for Affordable and Rural Housing, the 
National Housing Law Project, the Housing Assistance Council, 
and the Local Initiatives Support Corporation.

                      Section-by-Section Analysis


Section 1. Short title

    This section states that the title of the bill is the 
Strategy and Investment in Rural Housing Preservation Act of 
2019.

Section 2. Permanent establishment of Housing Preservation and 
        Revitalization Program

    This section amends Title V of the Housing Act of 1949 (42 
U.S.C. 1471 et seq.) by adding a new section establishing a 
program for the preservation and revitalization of multifamily 
rental housing projects financed with loans under sections 514, 
515, and 516.
    New section 545 is entitled ``Housing Preservation and 
Revitalization Program.'' Subsection (a) establishes the 
program for the preservation and revitalization of multifamily 
rental housing projects financed with loans under sections 514, 
515, and 516.
    Subsection (b) of the new section 545 requires USDA to 
notify owners of properties financed under section 515 or both 
sections 514 and 516 that their loan will mature within four 
years and set forth options and financial incentives that are 
available to extend the loan term or to decouple their rental 
assistance contract. Subsection (b) also requires USDA to 
provide notice to tenants living in properties financed with a 
loan made or insured under section 514, 515, or 516 and that 
will mature within two years to inform them of the date that 
the loan will mature, the possible actions that may happen 
after the loan matures, and how they can protect their rights 
to reside in federally assisted housing after the loan matures. 
Notice to tenants must be translated into other languages when 
the property is located in an area with a significant number of 
residents who speak other languages.
    Subsection (c) of the new section 545 provides the USDA 
Secretary with several options to restructure existing loans to 
ensure that projects have sufficient resources to be preserved 
and provide safe and affordable housing for low-income 
residents and farm laborers.
    Subsection (d) provides that when the Secretary offers to 
restructure a loan pursuant to subsection (c), the Secretary 
must offer to renew the Section 521 rental assistance contract 
for a 20-year term that is subject to annual appropriations, 
provided that the owner agrees to bring the property up to 
standards that will ensure it is maintained as decent, safe, 
and sanitary housing for the full term of the rental assistance 
contract.
    Subsection (e) of the new section 545 requires that as part 
of the preservation and revitalization agreement for a project, 
the Secretary must obtain a restrictive use agreement that 
obligates the owner to operate the project in accordance with 
Title V for a specified amount of time.
    Subsection (f) of the new section 545 provides that if the 
Secretary determines that a maturing loan for a project cannot 
reasonably be restructured in accordance with subsection (c) 
and the project was operating with a Section 521 rental 
assistance contract, notwithstanding any provisions in section 
521, the Secretary may renew the rental assistance contract for 
a term of at least 10 years but no more than 20 years, subject 
to annual appropriations.
    Subsection (g) of the new section 545 would allow the 
Secretary to provide grants to qualified nonprofit 
organizations and public housing agencies to provide technical 
assistance to loan borrowers to facilitate the acquisition of 
multifamily properties in areas where the Secretary determines 
there is a risk of loss of affordable housing.
    Subsection (h) of the new section 545 provides that after 
loans for a rental project originally financed under section 
515 or both sections 514 and 516 have matured or have been 
prepaid and the owner has chosen not to restructure the loan 
pursuant to subsection (c), tenants residing in the project 
will have 18 months prior to loan maturation or prepayment to 
transfer the rental assistance assigned to the tenant's unit to 
another rental project originally financed under section 515 or 
both sections 514 and 516, and the owner of the initial project 
may rent the tenant's previous unit to a new tenant without 
income restrictions.
    Subsection (i) of the new section 545 provides for 
administrative expenses.
    Subsection (j) of the new section 545 authorizes 
$200,00,000 to be appropriated for each fiscal year from 2020 
through 2024.

Section 3. Eligibility for rural housing vouchers

    This section amends section 542 of the Housing Act of 1949 
(42 U.S.C. 1490r) to include a new subsection (c) that expands 
the eligibility of low-income households to receive a section 
542 voucher to include those residing in a property financed 
with a loan made or insured under section 514 or 515 which has 
been prepaid, has been foreclosed, or has matured after 
September 30, 2005, or residing in a property assisted under 
section 514 or 516 that is owned by a nonprofit organization or 
public agency.

Section 4. Amount of voucher assistance

    This section provides that, notwithstanding any other 
provisions of law, the monthly assistance payment amount for 
the household receiving a section 542 voucher shall be 
determined as provided in subsection (a) of Section 542 of the 
Housing Act of 1949 (42 U.S.C. 1490r).

Section 5. Use of available rental assistance

    This section amends subsection (d) of section 521 of the 
Housing Act of 1949 (42 U.S.C. 1490a(d)) to provide that when 
an assisted family terminates its rental assistance, the owner 
of the rental property may use the assistance authority to 
provide that rental assistance to another eligible unassisted 
family already residing in the same project as the previously 
assisted family or to an eligible unassisted family that newly 
occupies a rental unit in the property. If the owner does not 
provide the rental assistance within six months, the Secretary 
must use the remaining authority to provide assistance to other 
eligible families residing in other rental projects originally 
financed under section 515 or both sections 514 and 516.

Section 6. Funding for multifamily technical improvements

    This section provides the Secretary $50,000,000 for fiscal 
year 2020 to improve the technology at USDA to process loans 
for multifamily housing and manage such housing. Once the funds 
are appropriated, USDA will have five years to make such 
updates.

Section 7. Plan for preserving affordability of rental projects

    Subsection (a) requires the Secretary of Agriculture to 
submit to Congress, no later than six months after the bill is 
enacted, a written plan for preserving affordable rental 
projects supported by USDA section 514 or 515 loans. The plan 
must include performance goals and measures, specific actions 
and mechanisms to achieve those goals and measures, detailed 
reporting on outcomes, and legislative recommendations to 
assist in achieving the goals under the plan.
    Subsection (b) requires the Secretary of Agriculture to 
establish an advisory committee that will assist the Secretary 
in preserving section 514 and 515 properties through the MPR 
program and in implementing the plan required by subsection 
(a). The advisory committee consists of 13 diverse stakeholders 
appointed as members by the Secretary. The advisory committee 
will meet at least once a calendar quarter. The advisory 
committee will assist the Rural Housing Service to improve 
estimates of the size, scope, and condition of the rental 
housing portfolio of the Service. It will also review current 
policies and procedures of the Rural Housing Service regarding 
preservation of affordable rental housing financed under 
sections 514, 515, and 538 of the Housing Act of 1949, the 
Multifamily Preservation and Revitalization Demonstration 
program (MPR), and the rental assistance program and making 
recommendations regarding improvements and modifications to 
such policies and procedures. Additionally, the advisory 
committee will provide ongoing review of the Rural Housing 
Service program results and provide reports to Congress and the 
public on meetings, recommendations, and other findings. Any 
amounts made available for USDA administrative costs may be 
used for costs of travel by members of the advisory committee 
to meetings of the committee.

Section 8. Covered housing programs

    This section amends paragraph (3) of section 41411(a) of 
the Violence Against Women Act of 1994 (34 U.S.C. 12491(a)(3)) 
to extend VAWA housing protections to the USDA's section 542 
voucher program.

                                Hearings

    For the purposes of section 103(i) of H. Res. 6 for the 
116th Congress, the House Financial Services Subcommittee on 
Housing, Community Development, and Insurance held a hearing on 
May 16, from which H.R. 3620 developed, entitled ``The 
Affordable Housing Crisis in Rural America: Assessing the 
Federal response.'' Testifying before the Committee were Gideon 
Anders, Senior Staff Attorney, National Housing Law Project; 
Stan Keasling, President, National Rural Housing Coalition; 
David Lipsetz, Chief Executive Officer, Housing Assistance 
Council; Andres Saavedra, Senior Program Officer, Rural Local 
Initiatives Support Corporation; and Tanya Eastwood, President, 
Council for Affordable and Rural Housing.

                        Committee Consideration

    The Committee on Financial Services met in open session on 
June 11, 2019 and ordered H.R 3620 to be reported favorably to 
the House with an amendment in the nature of a substitute by a 
vote of 57 yeas and 0 nays, a quorum being present.

                  Committee Votes and Roll Call Votes

    In compliance with clause 3(b) of rule XIII of the Rules of 
the House of Representatives, the Committee advises that the 
following roll call votes occurred during the Committee's 
consideration of H.R. 3620.


  Statement of Oversight Findings and Recommendations of the Committee

    In compliance with clause 3(c)(1) of rule XIII and clause 
2(b)(1) of rule X of the Rules of the House of Representatives, 
the Committee's oversight findings and recommendations are 
reflected in the descriptive portions of this report.

             Statement of Performance Goals and Objectives

    Pursuant to clause (3)(c) of rule XIII of the Rules of the 
House of Representatives, the goals of H.R. 3620 are to develop 
a comprehensive plan to preserve rural multifamily housing 
backed by USDA loans, and to provide USDA with the permanent 
authority to restructure loans for existing USDA multifamily 
properties to encourage project owners to continue to 
participate in USDA's affordable housing programs.

               New Budget Authority and CBO Cost Estimate

    Pursuant to clause 3(c)(2) of rule XIII of the Rules of the 
House of Representatives and section 308(a) of the 
Congressional Budget Act of 1974, and pursuant to clause 
3(c)(3) of rule XIII of the Rules of the House of 
Representatives and section 402 of the Congressional Budget Act 
of 1974, the Committee has received the following estimate for 
H.R. 3620 from the Director of the Congressional Budget Office:

                                     U.S. Congress,
                               Congressional Budget Office,
                                 Washington, DC, September 6, 2019.
Hon. Maxine Waters,
Chairwoman, Committee on Financial Services,
House of Representatives, Washington, DC.
    Dear Madam Chairwoman: The Congressional Budget Office has 
prepared the enclosed cost estimate for H.R. 3620, the Strategy 
and Investment in Rural Housing Preservation Act of 2019.
    If you wish further details on this estimate, we will be 
pleased to provide them. The CBO staff contact is Elizabeth 
Cove Delisle.
            Sincerely,
                                         Phillip L. Swagel,
                                                          Director.
    Enclosure.

    [GRAPHIC(S) NOT AVAILABLE IN TIFF FORMAT]
    

    The bill would
           Authorize the appropriation of $1 billion 
        over the 2020-2024 period for assistance to owners of 
        housing for farm workers and rural renters
           Authorize the appropriation of $50 million 
        in 2020 for loan processing technology
           Expand eligibility for rental assistance
           Establish a committee to advise the 
        Department of Agriculture on preserving farm labor and 
        rental housing in rural areas
    Estimated budgetary effects would primarily stem from
           Authorizing appropriations for assistance to 
        owners of housing for farm workers and rural renters
    Bill summary: H.R. 3620 would authorize appropriations for 
owners of rural and farm labor housing that is occupied by low 
and moderate-income households. CBO estimates that the bill 
also would authorize the appropriation of rental assistance for 
properties that are or were previously financed with loans from 
the Department of Agriculture (USDA).
    Estimated Federal cost: The estimated budgetary effect of 
H.R. 3620 is shown in Table 1. The costs of the legislation 
fall within budget function 600 (income security).

               TABLE 1.--ESTIMATED INCREASES IN SPENDING SUBJECT TO APPROPRIATION UNDER H.R. 3620
----------------------------------------------------------------------------------------------------------------
                                                              By fiscal year, millions of dollars--
                                                ----------------------------------------------------------------
                                                                                                         2019-
                                                   2019     2020     2021     2022     2023     2024      2024
----------------------------------------------------------------------------------------------------------------
Preservation of Multifamily Rental Housing:
    Authorization..............................        0      200      200      200      200      200      1,000
    Estimated Outlays..........................        0       20      120      200      200      200        740
Technology for Loan Processing:
    Authorization..............................        0       50        0        0        0        0         50
    Estimated Outlays..........................        0        5       10       20       15        0         50
Rural Rental Assistance:
    Estimated Authorization....................        0        1        3        5        8       13         30
    Estimated Outlays..........................        0        *        2        4        6       10         22
Advisory Committee:
    Estimated Authorization....................        0        *        *        *        *        *          1
    Estimated Outlays..........................        0        *        *        *        *        *          1
    Total Changes:
        Estimated Authorization................        0      251      203      205      208      213      1,081
        Estimated Outlays......................        0       25      132      224      221      210        813
----------------------------------------------------------------------------------------------------------------
Components may not sum to totals because of rounding; * = between zero and $500,000.

    Basis of estimate: For this estimate, CBO assumes that the 
legislation will be enacted late in 2019 and that the 
authorized and estimated amounts will be appropriated each year 
beginning in 2020. Estimated outlays are based on historical 
spending patterns for affected or similar programs. CBO 
estimates that implementing H.R. 3620 would cost $813 billion 
over the 2019-2024 period.
    Preservation of multifamily rental housing: H.R. 3620 would 
authorize the appropriation of $200 million in each year over 
the 2020-2024 period to preserve and revitalize multifamily 
rental housing. Specifically, the program would allow the 
Department of Agriculture to restructure loans that finance 
farm labor or rural rental housing, or provide additional loans 
to property owners. Owners also could receive financial 
assistance such as grants from the program. Based on historical 
spending patterns for similar programs, CBO estimates that 
implementing the provision would cost $740 million over the 
2020-2024 period and $260 million after 2024.
    Technology for loan processing: H.R. 3620 also would 
authorize the appropriation of $50 million in 2020 for USDA to 
improve the technology it uses to process and maintain loans 
for multifamily housing. Based on historical spending patterns 
for similar activities, CBO estimates that implementing the 
provision would cost $50 million over the 2020-2024 period.
    Rural rental assistance: Rental assistance contracts 
require property owners to make units available to low-income 
households for a specified period; in exchange, property owners 
receive payments from USDA. Under current law, if a loan 
matures, the property is no longer eligible for rental 
assistance. The rental assistance program is not authorized 
after 2019.
    H.R. 3620 would require the Secretary of Agriculture offer 
to extend the rental assistance contracts of property owners 
that get loans through the preservation program. The bill also 
would make property owners who do not extend their loans 
eligible to extend their rental assistance contracts for a term 
of 10 years to 20 years. Payments on those contracts would be 
subject to annual appropriations.
    Based on information from USDA, CBO estimates that rental 
assistance would end for about 300 housing units with maturing 
mortgages in 2020; that number would increase to about 1,100 
units in 2024. Using data from USDA, CBO estimates that the 
average cost for each unit of rental assistance would be about 
$5,200 in 2020. Based on information from USDA and the 
Government Accountability Office, CBO estimates that about 80 
percent of those units would extend their rental assistance 
contracts under H.R. 3620. On that basis, CBO estimates that 
implementing this provision would increase spending subject to 
appropriation by $22 million over the 2019-2024 period.
    Advisory Committee: H.R. 3620 would allow the Secretary of 
USDA to pay for the travel costs of members of an advisory 
committee. The committee would have 13 members and would meet 
four times per year. Based on current per-diem rates and the 
average cost of airline tickets, and accounting for anticipated 
inflation, CBO estimates that implementing that section would 
cost $1 million over the 2020-2024 period.
    Vouchers: USDA provides rental vouchers to some households 
to help pay for their housing. The Congress appropriated $27 
million for vouchers in 2019 but limited eligibility to low-
income households that live in rural rental properties with 
loans that were prepaid after September 30, 2005. The program 
is permanently authorized and the number of vouchers that USDA 
funds cannot exceed 5,000 in 2020 or any year thereafter.
    H.R. 3620 would make low-income households that live in 
properties that are or were previously financed with a USDA 
loan eligible for housing vouchers. Only households living in 
housing for rural renters or farm laborers would be eligible. 
Because the bill would leave the cap on those vouchers at 
5,000, CBO estimates that implementing the bill would have no 
cost, even though a new group of households would be eligible 
for such vouchers.
    Pay-As-You-Go considerations: None.
    Increase in long-term deficits: None.
    Mandates: None.
    Estimate prepared by: Federal Costs: Elizabeth Cove 
Delisle; Mandates: Rachel Austin.
    Estimate reviewed by: Sheila Dacey, Chief, Income Security 
and Education Cost Estimates Unit; H. Samuel Papenfuss Deputy 
Assistant Director for Budget Analysis.

                        Committee Cost Estimate

    Clause 3(d)(1) of rule XIII of the Rules of the House of 
Representatives requires an estimate and a comparison of the 
costs that would be incurred in carrying out H.R. 3620. 
However, clause 3(d)(2)(B) of that rule provides that this 
requirement does not apply when the committee has included in 
its report a timely submitted cost estimate of the bill 
prepared by the Director of the Congressional Budget Office 
under section 402 of the Congressional Budget Act.

                       Unfunded Mandate Statement

    Pursuant to Section 423 of the Congressional Budget and 
Impoundment Control Act (as amended by Section 101(a)(2) of the 
Unfunded Mandates Reform Act, Pub. L. 104-4), the Committee 
adopts as its own the estimate of federal mandates regarding 
H.R. 3620, as amended, prepared by the Director of the 
Congressional Budget Office.

                           Advisory Committee

    Section 7(b) of the Act creates an advisory committee to 
preserve section 515 properties and section 514 properties 
owned by nonprofit or publica agencies through the new program 
established under section 545 of the Housing Act of 1949, as 
added by this Act, which is an advisory committee within the 
meaning of section 5(b) of the Federal Advisory Committee Act.

              Application of Law to the Legislative Branch

    Pursuant to section 102(b)(3) of the Congressional 
Accountability Act, Pub. L. No. 104-1, H.R. 3620, as amended, 
does not apply to terms and conditions of employment or to 
access to public services or accommodations within the 
legislative branch.

                           Earmark Statement

    In accordance with clause 9 of rule XXI of the Rules of the 
House of Representatives, H.R. 3620 does not contain any 
congressional earmarks, limited tax benefits, or limited tariff 
benefits as described in clauses 9(e), 9(f), and 9(g) of Rule 
XXI.

                    duplication of Federal Programs

    Pursuant to clause 3(c)(5) of rule XIII of the Rules of the 
House of Representatives, the Committee states that no 
provision of H.R. 3620 establishes or reauthorizes a program of 
the Federal Government known to be duplicative of another 
federal program, a program that was included in any report from 
the Government Accountability Office to Congress pursuant to 
section 21 of Public Law 111-139, or a program related to a 
program identified in the most recent Catalog of Federal 
Domestic Assistance.

                        Changes to Existing Law

    In compliance with clause 3(e) of rule XIII of the Rules of 
the House of Representatives, changes in existing law made by 
the bill, H.R. 3620, as reported, are shown as follows:

         Changes in Existing Law Made by the Bill, as Reported

  In compliance with clause 3(e) of rule XIII of the Rules of 
the House of Representatives, changes in existing law made by 
the bill, as reported, are shown as follows (existing law 
proposed to be omitted is enclosed in black brackets, new 
matter is printed in italic, and existing law in which no 
change is proposed is shown in roman):

                          HOUSING ACT OF 1949



           *       *       *       *       *       *       *
TITLE V--FARM HOUSING

           *       *       *       *       *       *       *


 loans to provide occupant-owned, rental, and cooperative housing for 
             low- and moderate-income persons and families

  Sec. 521. (a)(1)(A) Not withstanding the provisions of 
sections 502, 517(a) and 515, loans to persons of low or 
moderate income under section 502 or 517(a)(1), or 526(a), 
loans under section 515 or 526(c) to provide rental or 
cooperative housing and related facilities for persons and 
families of low or moderate income or elderly persons and 
elderly families, and loans under section 526 to provide 
condominium housing for persons and families of low or moderate 
income, shall bear interest at a rate prescribed by the 
Secretary at not less than a rate determined by the Secretary 
of the Treasury upon the request of the Secretary taking into 
consideration the current average market yield on outstanding 
marketable obligations of the United States with remaining 
periods of maturity comparable to the average maturities of 
such loans, adjusted to the nearest one-eighth of 1 per centum. 
Any loan guaranteed under this title shall bear interest at 
such rate as may be agreed upon by the borrower and the lender.
  (B) From the interest rate so determined, the Secretary may 
provide the borrower with assistance in the form of credits so 
as to reduce the effective interest rate to a rate not less 
than 1 per centum per annum for such periods of time as the 
Secretary may determine for applicants described in 
subparagraph (A) if without such assistance such applicants 
could not afford the dwelling or make payments on the 
indebtedness of the rental or cooperative housing. In the case 
of assistance provided under this subparagraph with respect to 
a loan under section 502, the Secretary may not reduce, cancel, 
or refuse to renew the assistance due to an increase in the 
adjusted income of the borrower if the reduction, cancellation, 
or nonrenewal will cause the borrower to be unable to 
reasonably afford the resulting payments required under the 
loan.
  (C) For persons of low income under section 502 or 517(a) who 
the Secretary determines are unable to afford a dwelling with 
the assistance provided under subparagraph (B) and when the 
Secretary determines that assisted rental housing programs (as 
authorized under this title, the National Housing Act, and the 
United States Housing Act of 1937) would be unsuitable in the 
area in which such persons reside, the Secretary may provide 
additional assistance, pursuant to amounts approved in 
appropriation Acts and for such periods of time as the 
Secretary may determine, which may be in an amount not to 
exceed the difference between (i) the amount determined by the 
Secretary to be necessary to pay the principal indebtedness, 
interest, taxes, insurance, utilities, and maintenance, and 
(ii) 25 per centum of the income of such applicant. The amount 
of such additional assistance which may be approved in 
appropriation Acts may not exceed an aggregate amount of 
$100,000,000. Such additional assistance may not be so approved 
with respect to any fiscal year beginning on or after October 
1, 1981.
  (D)(i) With respect to borrowers under section 502 or 517(a) 
who have received assistance under subparagraph (B) or (C), the 
Secretary shall provide for the recapture of all or a portion 
of such assistance rendered upon the disposition or 
nonoccupancy of the property by the borrower. In providing for 
such recapture, the Secretary shall make provisions to provide 
incentives for the borrower to maintain the property in a 
marketable condition. Notwithstanding any other provisions of 
law, any such assistance whenever rendered shall constitute a 
debt secured by the Security instruments given by the borrower 
to the Secretary to the extent that the Secretary may provide 
for recapture of such assistance.
  (ii) In determining the amount recaptured under this 
subparagraph with respect to any loan made pursuant to section 
502(a)(3) for the purchase of a dwelling located on land owned 
by a community land trust, the Secretary shall determine any 
appreciation of the dwelling based on any agreement between the 
borrower and the community land trust that limits the sale 
price or appreciation of the dwelling.
  (E) Except for Federal or State laws relating to taxation, 
the assistance rendered to any borrower under subparagraphs (B) 
and (C) shall not be considered to be income or resources for 
any purpose under any Federal or State laws including, but not 
limited to, laws relating to welfare and public assistance 
programs.
  (F) Loans subject to the interest rates and assistance 
provided under this paragraph (1) may be made only when the 
Secretary determines the needs of the applicant for necessary 
housing cannot be met with financial assistance from other 
sources including assistance under the National Housing Act and 
the United States Housing Act of 1937.
  (G) Interest on loans under section 502 or 517(a) to victims 
of a natural disaster shall not exceed the rate which would be 
applicable to such loans under section 502 without regard to 
this section.
  (2)(A) The Secretary shall make and insure loans under this 
section and sections 514, 515, and 517 to provide rental or 
cooperative housing and related facilities for persons and 
families of low income in multifamily housing projects, and 
shall make, and contract to make, assistance payments to the 
owners of such rental, congregate, or cooperative housing in 
order to make available to low-income occupants of such housing 
rentals at rates commensurate to income and not exceeding the 
highest of (i) 30 per centum of monthly adjusted income, (ii) 
10 per centum of monthly income, or (iii) if the person or 
family is receiving payments for welfare assistance from a 
public agency, the portion of such payments which is 
specifically designated by such agency to meet the person's or 
family's housing costs. Any rent or contribution of any 
recipient shall not increase as a result of this section or any 
other provision of Federal law or regulation by more than 10 
per centum during any twelve-month period, unless the increase 
above 10 per centum is attributable to increases in income 
which are unrelated to this subsection or other law or 
regulation.
  (B) The owner of any project assisted under this paragraph or 
paragraph (5) shall be required to provide at least annually a 
budget of operating expenses and record of tenants' income. The 
budget (and the income, in the case of a project assisted under 
this paragraph) shall be used to determine the amount of the 
assistance for each project.
  (C) The project owner shall accumulate, safeguard, and 
periodically pay to the Secretary any rental charges collected 
in excess of basic rental charges as established by the 
Secretary in conformity with subparagraph (A). These funds may 
be credited to the appropriation and used by the Secretary for 
making such assistance payments through the end of the next 
fiscal year. Notwithstanding the preceding sentence, excess 
funds received from tenants in projects financed under section 
515 during a fiscal year shall be available during the next 
succeeding fiscal year, together with funds provided under 
subparagraph (D), to the extent approved in appropriations 
Acts, to make assistance payments to reduce rent overburden on 
behalf of tenants of any such project whose rents exceed the 
levels referred to in subparagraph (A). In providing assistance 
to relieve rent overburden, the Secretary shall provide 
assistance with respect to very low-income and low-income 
families to reduce housing rentals to the levels specified in 
subparagraph (A).
  (D) The Secretary, to the extent approved in appropriation 
Acts, may enter into rental assistance contracts aggregating 
not more than $398,000,000 in carrying out subparagraph (A) 
with respect to the fiscal year ending on September 30, 1982.
  (E) In order to assist elderly or handicapped persons or 
families who elect to live in a shared housing arrangement in 
which they benefit as a result of sharing the facilities of a 
dwelling with others in a manner that effectively and 
efficiently meets their housing needs and thereby reduces their 
costs of housing, the Secretary shall permit rental assistance 
to be used by such persons or families if the shared housing 
arrangement is in a single-family dwelling. For the purpose of 
this subparagraph, the Secretary shall prescribe minimum 
habitability standards to assure decent, safe, and sanitary 
housing for such families while taking into account the special 
circumstances of shared housing.
  (3)(A) In the case of loans under sections 514 and 515 
approved prior to the effective date of this paragraph with 
respect to which rental assistance is provided, the rent for 
tenants receiving such assistance shall not exceed the highest 
of (i) 30 per centum of monthly adjusted income, (ii) 10 per 
centum of monthly income, or (iii) if the person or family is 
receiving payments for welfare assistance from a public agency, 
the portion of such payments which is specifically designated 
by such agency to meet the person's or family's housing costs.
  (B) In the case of a section 515 loan approved prior to the 
effective date of this paragraph with respect to which interest 
credits are provided, the tenant's rent shall not exceed the 
highest of (i) 30 per centum of monthly adjusted income, (ii) 
10 per centum of monthly income, or (iii) if the person or 
family is receiving payments for welfare assistance from a 
public agency, the portion of such payments which is 
specifically designated by such agency to meet the person's or 
family's housing costs, or, where no rental assistance 
authority is available, the rent level established on a basis 
of a 1 per centum interest rate on debt service.
  (C) No rent for a unit financed under section 514 or 515 
shall be increased as a result of this subsection or other 
provision of Federal law or Federal regulation by more than 10 
per centum in any twelve-month period, unless the increase 
above 10 per centum is attributable to increases in income 
which are unrelated to this subsection or other law, or 
regulation.
  (4) In the case of a loan with respect to the purchase of a 
manufactured home with respect to which rental assistance is 
provided, the monthly payment for principal and interest on the 
manufactured home and for lot rental and utilities shall not 
exceed the highest of (A) 30 per centum of monthly adjusted 
income, (B) 10 per centum of monthly income, or (C) if the 
person or family is receiving payments for welfare assistance 
from a public agency, the portion of such payments which is 
specifically designated by such agency to meet the person's or 
family's housing costs.
  (5) Operating assistance for migrant farmworker projects.--
          (A) Authority.--In the case of housing (and related 
        facilities) for migrant farmworkers provided or 
        assisted with a loan under section 514 or a grant under 
        section 516, the Secretary may, at the request of the 
        owner of the project, use amounts provided for rental 
        assistance payments under paragraph (2) to provide 
        assistance for the costs of operating the project. Any 
        tenant or unit assisted under this paragraph may not 
        receive rental assistance under paragraph (2).
          (B) Amount.--In any fiscal year, the assistance 
        provided under this paragraph for any project shall not 
        exceed an amount equal to 90 percent of the operating 
        costs for the project for the year, as determined by 
        the Secretary. The amount of assistance to be provided 
        for a project under this paragraph shall be an amount 
        that makes units in the project available to migrant 
        farmworkers in the area of the project at rates not 
        exceeding 30 percent of the monthly adjusted incomes of 
        such farmworkers, based on the prevailing incomes of 
        such farmworkers in the area.
          (C) Submission of information.--The owner of a 
        project assisted under this paragraph shall be required 
        to provide to the Secretary, at least annually, a 
        budget of operating expenses and estimated rental 
        income, which the Secretary may use to determine the 
        amount of assistance for the project.
          (D) Definitions.--For purposes of this paragraph, the 
        following definitions shall apply:
                  (i) The term ``migrant farmworker'' has the 
                same meaning given such term in section 
                516(k)(7).
                  (ii) The term ``operating cost'' means 
                expenses incurred in operating a project, 
                including expenses for--
                          (I) administration, maintenance, 
                        repair, and security of the project;
                          (II) utilities, fuel, furnishings, 
                        and equipment for the project; and
                          (III) maintaining adequate reserve 
                        funds for the project.
  (b) Housing and related facilities provided with loans 
described in subsection (a) shall be located in rural areas; 
and applicants eligible for such loans under section 502 or 
517(a)(1), or for occupancy of housing provided with such loans 
under section 515, shall include otherwise qualified nonrural 
residents who will become rural residents.
  (c) There shall be reimbursed to the Rural Housing Insurance 
Fund by annual appropriations (1) the amounts by which 
nonprincipal payments made from the fund during each fiscal 
year to the holders of insured loans described in subsection 
(a)(1) exceed interest due from the borrowers during each year, 
and (2) the amount of assistance payments described in 
subsections (a)(2) and (a)(5). There are authorized to be 
appropriated to the Rural Housing Insurance Fund such sums as 
may be necessary to reimburse such fund for the amount of 
assistance payments described in subsection (a)(1)(C). The 
Secretary may from time to time issue notes to the Secretary of 
the Treasury under section 517(h) and section 526 to obtain 
amounts equal to such unreimbursed payments, pending the annual 
reimbursement by appropriation.
  (d)(1) In utilizing the rental assistance payments authority 
pursuant to subsection (a)(2)--
          (A) the Secretary shall make such assistance 
        available in existing projects for units occupied by 
        low income families or persons to extend expiring 
        contracts or to provide additional assistance when 
        necessary to provide the full amount authorized 
        pursuant to existing contracts;
          (B) any such authority remaining after carrying out 
        subparagraph (A) shall be used in projects receiving 
        commitments under section 514, 515, or 516 after fiscal 
        year 1983 for contracts to assist very low-income 
        families or persons to occupy the units in such 
        projects, except that not more than 5 percent of the 
        units assisted may be occupied by low income families 
        or persons who are not very low-income families or 
        persons; and
          (C) any such authority remaining after carrying out 
        subparagraphs (A) and (B) may be used to provide 
        further assistance to existing projects under section 
        514, 515, or 516.
  (2) The Secretary shall transfer rental assistance contract 
authority under this section from projects where such authority 
is unused after initial rentup and not needed because of a lack 
of eligible tenants in the area to projects where such 
authority is needed.
  (3) In the case of any rental assistance contract authority 
that becomes available because of the termination of assistance 
on behalf of an assisted family--
          (A) at the option of the owner of the rental project, 
        the Secretary shall provide the owner a period of 6 
        months before such assistance is made available 
        pursuant to subparagraph (B) during which the owner may 
        use such assistance authority to provide assistance of 
        behalf of an eligible unassisted family that--
                  (i) is residing in the same rental project 
                that the assisted family resided in prior to 
                such termination; or
                  (ii) newly occupies a dwelling unit in such 
                rental project during such period; and
          (B) except for assistance used as provided in 
        subparagraph (A), the Secretary shall use such 
        remaining authority to provide such assistance on 
        behalf of eligible families residing in other rental 
        projects originally financed under section 515 or both 
        sections 514 and 516 of this Act.
  (e) Any rent or contribution of any recipient or any tenant 
in a project assisted under subsection (a)(5) shall not 
increase as a result of this section, any amendment thereto, or 
any other provision of Federal law or regulation by more than 
10 per centum during any twelve-month period, unless the 
increase above 10 per centum is attributable to increases in 
income which are unrelated to this subsection or other law or 
regulation.

           *       *       *       *       *       *       *


SEC. 542. RURAL HOUSING VOUCHER PROGRAM.

  (a) In General.--To such extent or in such amounts as are 
approved in appropriation Acts, the Secretary shall carry out a 
rural housing voucher program to assist very low-income 
families and persons to reside in rental housing in rural 
areas. For such purposes, the Secretary may provide assistance 
using a payment standard based on the fair market rental rate 
established by the Secretary for the area. The monthly 
assistance payment for any family shall be the amount by which 
the payment standard for the area exceeds 30 per centum of the 
family's monthly adjusted income, except that such monthly 
assistance payment shall not exceed the amount which the rent 
for the dwelling unit (including the amount allowed for 
utilities in the case of a unit with separate utility metering) 
exceeds 10 per centum of the family's monthly gross income.
  (b) Coordination and Limitation.--In carrying out the rural 
housing voucher program under this section, the Secretary 
shall--
          (1) coordinate activities under this section with 
        activities assisted under sections 515 and 533 of this 
        title; and
          (2) enter into contracts for assistance for not more 
        than 5000 units in any fiscal year.
  (c) Eligibility of Households in Section 514, 515, and 516 
Projects.--The Secretary may provide rural housing vouchers 
under this section for any low-income household (including 
those not receiving rental assistance) residing in a property 
financed with a loan made or insured under section 514 or 515 
(42 U.S.C. 1484, 1485) which has been prepaid, has been 
foreclosed, or has matured after September 30, 2005, or 
residing in a property assisted under section 514 or 516 that 
is owned by a nonprofit organization or public agency.

           *       *       *       *       *       *       *


SEC. 545. HOUSING PRESERVATION AND REVITALIZATION PROGRAM.

  (a) Establishment.--The Secretary shall carry out a program 
under this section for the preservation and revitalization of 
multifamily rental housing projects financed under section 515 
or both sections 514 and 516.
  (b) Notice of Maturing Loans.--
          (1) To owners.--On an annual basis, the Secretary 
        shall provide written notice to each owner of a 
        property financed under section 515 or both sections 
        514 and 516 that will mature within the 4-year period 
        beginning upon the provision of such notice, setting 
        forth the options and financial incentives that are 
        available to facilitate the extension of the loan term 
        or the option to decouple a rental assistance contract 
        pursuant to subsection (f).
          (2) To tenants.--
                  (A) In general.--For each property financed 
                under section 515 or both sections 514 and 516, 
                not later than the date that is 2 years before 
                the date that such loan will mature, the 
                Secretary shall provide written notice to each 
                household residing in such property that 
                informs them of the date of the loan maturity, 
                the possible actions that may happen with 
                respect to the property upon such maturity, and 
                how to protect their right to reside in 
                federally assisted housing after such maturity.
                  (B) Language.--Notice under this paragraph 
                shall be provided in plain English and shall be 
                translated to other languages in the case of 
                any property located in an area in which a 
                significant number of residents speak such 
                other languages.
  (c) Loan Restructuring.--Under the program under this 
section, the Secretary may restructure such existing housing 
loans, as the Secretary considers appropriate, for the purpose 
of ensuring that such projects have sufficient resources to 
preserve the projects to provide safe and affordable housing 
for low-income residents and farm laborers, by--
          (1) reducing or eliminating interest;
          (2) deferring loan payments;
          (3) subordinating, reducing, or reamortizing loan 
        debt; and
          (4) providing other financial assistance, including 
        advances, payments, and incentives (including the 
        ability of owners to obtain reasonable returns on 
        investment) required by the Secretary.
  (d) Renewal of Rental Assistance.--When the Secretary offers 
to restructure a loan pursuant to subsection (c), the Secretary 
shall offer to renew the rental assistance contract under 
section 521(a)(2) for a 20-year term that is subject to annual 
appropriations, provided that the owner agrees to bring the 
property up to such standards that will ensure its maintenance 
as decent, safe, and sanitary housing for the full term of the 
rental assistance contract.
  (e) Restrictive Use Agreements.--
          (1) Requirement.--As part of the preservation and 
        revitalization agreement for a project, the Secretary 
        shall obtain a restrictive use agreement that obligates 
        the owner to operate the project in accordance with 
        this title.
          (2) Term.--
                  (A) No extension of rental assistance 
                contract.--Except when the Secretary enters 
                into a 20-year extension of the rental 
                assistance contract for the project, the term 
                of the restrictive use agreement for the 
                project shall be consistent with the term of 
                the restructured loan for the project.
                  (B) Extension of rental assistance 
                contract.--If the Secretary enters into a 20-
                year extension of the rental assistance 
                contract for a project, the term of the 
                restrictive use agreement for the project shall 
                be for 20 years.
                  (C) Termination.--The Secretary may terminate 
                the 20-year use restrictive use agreement for a 
                project prior to the end of its term if the 20-
                year rental assistance contract for the project 
                with the owner is terminated at any time for 
                reasons outside the owner's control.
  (f) Decoupling of Rental Assistance.--
          (1) Renewal of rental assistance contract.--If the 
        Secretary determines that a maturing loan for a project 
        cannot reasonably be restructured in accordance with 
        subsection (c) and the project was operating with 
        rental assistance under section 521, the Secretary may 
        renew the rental assistance contract, notwithstanding 
        any provision of section 521, for a term, subject to 
        annual appropriations, of at least 10 years but not 
        more than 20 years.
          (2) Rents.--Any agreement to extend the term of the 
        rental assistance contract under section 521 for a 
        project shall obligate the owner to continue to 
        maintain the project as decent, safe and sanitary 
        housing and to operate the development in accordance 
        with this title, except that rents shall be based on 
        the lesser of--
                  (A) the budget-based needs of the project; or
                  (B) (ii) the operating cost adjustment factor 
                as a payment standard as provided under section 
                524 of the Multifamily Assisted Housing Reform 
                and Affordability Act of 1997 (42 U.S.C. 1437 
                note).
  (g) Multifamily Housing Transfer Technical Assistance.--Under 
the program under this section, the Secretary may provide 
grants to qualified non-profit organizations and public housing 
agencies to provide technical assistance, including financial 
and legal services, to borrowers under loans under this title 
for multifamily housing to facilitate the acquisition of such 
multifamily housing properties in areas where the Secretary 
determines there is a risk of loss of affordable housing.
  (h) Transfer of Rental Assistance.--After the loan or loans 
for a rental project originally financed under section 515 or 
both sections 514 and 516 have matured or have been prepaid and 
the owner has chosen not to restructure the loan pursuant to 
subsection (c), a tenant residing in such project shall have 18 
months prior to loan maturation or prepayment to transfer the 
rental assistance assigned to the tenant's unit to another 
rental project originally financed under section 515 or both 
sections 514 and 516, and the owner of the initial project may 
rent the tenant's previous unit to a new tenant without income 
restrictions.
  (i) Administrative Expenses.--Of any amounts made available 
for the program under this section for any fiscal year, the 
Secretary may use not more than $1,000,000 for administrative 
expenses for carrying out such program.
  (j) Authorization of Appropriations.--There is authorized to 
be appropriated for the program under this section $200,000,000 
for each of fiscal years 2020 through 2024.
                              ----------                              


                   VIOLENCE AGAINST WOMEN ACT OF 1994



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TITLE IV--VIOLENCE AGAINST WOMEN

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    Subtitle N--Addressing the Housing Needs of Victims of Domestic 
Violence, Dating Violence, Sexual Assault, and Stalking

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                       CHAPTER 2--HOUSING RIGHTS

SEC. 41411. HOUSING PROTECTIONS FOR VICTIMS OF DOMESTIC VIOLENCE, 
                    DATING VIOLENCE, SEXUAL ASSAULT, AND STALKING.

  (a) Definitions.--In this chapter:
          (1) Affiliated individual.--The term ``affiliated 
        individual'' means, with respect to an individual--
                  (A) a spouse, parent, brother, sister, or 
                child of that individual, or an individual to 
                whom that individual stands in loco parentis; 
                or
                  (B) any individual, tenant, or lawful 
                occupant living in the household of that 
                individual.
          (2) Appropriate agency.--The term ``appropriate 
        agency'' means, with respect to a covered housing 
        program, the Executive department (as defined in 
        section 101 of title 5, United States Code) that 
        carries out the covered housing program.
          (3) Covered housing program.--The term ``covered 
        housing program'' means--
                  (A) the program under section 202 of the 
                Housing Act of 1959 (12 U.S.C. 1701q);
                  (B) the program under section 811 of the 
                Cranston-Gonzalez National Affordable Housing 
                Act (42 U.S.C. 8013);
                  (C) the program under subtitle D of title 
                VIII of the Cranston-Gonzalez National 
                Affordable Housing Act (42 U.S.C. 12901 et 
                seq.);
                  (D) the program under subtitle A of title IV 
                of the McKinney-Vento Homeless Assistance Act 
                (42 U.S.C. 11360 et seq.);
                  (E) the program under subtitle A of title II 
                of the Cranston-Gonzalez National Affordable 
                Housing Act (42 U.S.C. 12741 et seq.);
                  (F) the program under paragraph (3) of 
                section 221(d) of the National Housing Act (12 
                U.S.C. 1715l(d)) that bears interest at a rate 
                determined under the proviso under paragraph 
                (5) of such section 221(d);
                  (G) the program under section 236 of the 
                National Housing Act (12 U.S.C. 1715z-1);
                  (H) the programs under sections 6 and 8 of 
                the United States Housing Act of 1937 (42 
                U.S.C. 1437d and 1437f);
                  (I) rural housing assistance provided under 
                sections 514, 515, 516, 533, and 538 of the 
                Housing Act of 1949 (42 U.S.C. 1484, 1485, 
                1486, 1490m, and 1490p-2); [and]
                  (J) rural development housing voucher 
                assistance provided by the Secretary of 
                Agriculture pursuant to section 542 of the 
                Housing Act of 1949 (42 U.S.C. 1490r), without 
                regard to subsection (b) of such section, and 
                applicable appropriation Acts; and
                  [(J)] (K) the low income housing tax credit 
                program under section 42 of the Internal 
                Revenue Code of 1986.
  (b) Prohibited Basis for Denial or Termination of Assistance 
or Eviction.--
          (1) In general.--An applicant for or tenant of 
        housing assisted under a covered housing program may 
        not be denied admission to, denied assistance under, 
        terminated from participation in, or evicted from the 
        housing on the basis that the applicant or tenant is or 
        has been a victim of domestic violence, dating 
        violence, sexual assault, or stalking, if the applicant 
        or tenant otherwise qualifies for admission, 
        assistance, participation, or occupancy.
          (2) Construction of lease terms.--An incident of 
        actual or threatened domestic violence, dating 
        violence, sexual assault, or stalking shall not be 
        construed as--
                  (A) a serious or repeated violation of a 
                lease for housing assisted under a covered 
                housing program by the victim or threatened 
                victim of such incident; or
                  (B) good cause for terminating the 
                assistance, tenancy, or occupancy rights to 
                housing assisted under a covered housing 
                program of the victim or threatened victim of 
                such incident.
          (3) Termination on the basis of criminal activity.--
                  (A) Denial of assistance, tenancy, and 
                occupancy rights prohibited.--No person may 
                deny assistance, tenancy, or occupancy rights 
                to housing assisted under a covered housing 
                program to a tenant solely on the basis of 
                criminal activity directly relating to domestic 
                violence, dating violence, sexual assault, or 
                stalking that is engaged in by a member of the 
                household of the tenant or any guest or other 
                person under the control of the tenant, if the 
                tenant or an affiliated individual of the 
                tenant is the victim or threatened victim of 
                such domestic violence, dating violence, sexual 
                assault, or stalking.
                  (B) Bifurcation.--
                          (i) In general.--Notwithstanding 
                        subparagraph (A), a public housing 
                        agency or owner or manager of housing 
                        assisted under a covered housing 
                        program may bifurcate a lease for the 
                        housing in order to evict, remove, or 
                        terminate assistance to any individual 
                        who is a tenant or lawful occupant of 
                        the housing and who engages in criminal 
                        activity directly relating to domestic 
                        violence, dating violence, sexual 
                        assault, or stalking against an 
                        affiliated individual or other 
                        individual, without evicting, removing, 
                        terminating assistance to, or otherwise 
                        penalizing a victim of such criminal 
                        activity who is also a tenant or lawful 
                        occupant of the housing.
                          (ii) Effect of eviction on other 
                        tenants.--If public housing agency or 
                        owner or manager of housing assisted 
                        under a covered housing program evicts, 
                        removes, or terminates assistance to an 
                        individual under clause (i), and the 
                        individual is the sole tenant eligible 
                        to receive assistance under a covered 
                        housing program, the public housing 
                        agency or owner or manager of housing 
                        assisted under the covered housing 
                        program shall provide any remaining 
                        tenant or resident an opportunity to 
                        establish eligibility for the covered 
                        housing program. If a tenant or 
                        resident described in the preceding 
                        sentence cannot establish eligibility, 
                        the public housing agency or owner or 
                        manager of the housing shall provide 
                        the tenant or resident a reasonable 
                        time, as determined by the appropriate 
                        agency, to find new housing or to 
                        establish eligibility for housing under 
                        another covered housing program.
                  (C) Rules of construction.--Nothing in 
                subparagraph (A) shall be construed--
                          (i) to limit the authority of a 
                        public housing agency or owner or 
                        manager of housing assisted under a 
                        covered housing program, when notified 
                        of a court order, to comply with a 
                        court order with respect to--
                                  (I) the rights of access to 
                                or control of property, 
                                including civil protection 
                                orders issued to protect a 
                                victim of domestic violence, 
                                dating violence, sexual 
                                assault, or stalking; or
                                  (II) the distribution or 
                                possession of property among 
                                members of a household in a 
                                case;
                          (ii) to limit any otherwise available 
                        authority of a public housing agency or 
                        owner or manager of housing assisted 
                        under a covered housing program to 
                        evict or terminate assistance to a 
                        tenant for any violation of a lease not 
                        premised on the act of violence in 
                        question against the tenant or an 
                        affiliated person of the tenant, if the 
                        public housing agency or owner or 
                        manager does not subject an individual 
                        who is or has been a victim of domestic 
                        violence, dating violence, or stalking 
                        to a more demanding standard than other 
                        tenants in determining whether to evict 
                        or terminate;
                          (iii) to limit the authority to 
                        terminate assistance to a tenant or 
                        evict a tenant from housing assisted 
                        under a covered housing program if a 
                        public housing agency or owner or 
                        manager of the housing can demonstrate 
                        that an actual and imminent threat to 
                        other tenants or individuals employed 
                        at or providing service to the property 
                        would be present if the assistance is 
                        not terminated or the tenant is not 
                        evicted; or
                          (iv) to supersede any provision of 
                        any Federal, State, or local law that 
                        provides greater protection than this 
                        section for victims of domestic 
                        violence, dating violence, sexual 
                        assault, or stalking.
  (c) Documentation.--
          (1) Request for documentation.--If an applicant for, 
        or tenant of, housing assisted under a covered housing 
        program represents to a public housing agency or owner 
        or manager of the housing that the individual is 
        entitled to protection under subsection (b), the public 
        housing agency or owner or manager may request, in 
        writing, that the applicant or tenant submit to the 
        public housing agency or owner or manager a form of 
        documentation described in paragraph (3).
          (2) Failure to provide certification.--
                  (A) In general.--If an applicant or tenant 
                does not provide the documentation requested 
                under paragraph (1) within 14 business days 
                after the tenant receives a request in writing 
                for such certification from a public housing 
                agency or owner or manager of housing assisted 
                under a covered housing program, nothing in 
                this chapter may be construed to limit the 
                authority of the public housing agency or owner 
                or manager to--
                          (i) deny admission by the applicant 
                        or tenant to the covered program;
                          (ii) deny assistance under the 
                        covered program to the applicant or 
                        tenant;
                          (iii) terminate the participation of 
                        the applicant or tenant in the covered 
                        program; or
                          (iv) evict the applicant, the tenant, 
                        or a lawful occupant that commits 
                        violations of a lease.
                  (B) Extension.--A public housing agency or 
                owner or manager of housing may extend the 14-
                day deadline under subparagraph (A) at its 
                discretion.
          (3) Form of documentation.--A form of documentation 
        described in this paragraph is--
                  (A) a certification form approved by the 
                appropriate agency that--
                          (i) states that an applicant or 
                        tenant is a victim of domestic 
                        violence, dating violence, sexual 
                        assault, or stalking;
                          (ii) states that the incident of 
                        domestic violence, dating violence, 
                        sexual assault, or stalking that is the 
                        ground for protection under subsection 
                        (b) meets the requirements under 
                        subsection (b); and
                          (iii) includes the name of the 
                        individual who committed the domestic 
                        violence, dating violence, sexual 
                        assault, or stalking, if the name is 
                        known and safe to provide;
                  (B) a document that--
                          (i) is signed by--
                                  (I) an employee, agent, or 
                                volunteer of a victim service 
                                provider, an attorney, a 
                                medical professional, or a 
                                mental health professional from 
                                whom an applicant or tenant has 
                                sought assistance relating to 
                                domestic violence, dating 
                                violence, sexual assault, or 
                                stalking, or the effects of the 
                                abuse; and
                                  (II) the applicant or tenant; 
                                and
                          (ii) states under penalty of perjury 
                        that the individual described in clause 
                        (i)(I) believes that the incident of 
                        domestic violence, dating violence, 
                        sexual assault, or stalking that is the 
                        ground for protection under subsection 
                        (b) meets the requirements under 
                        subsection (b);
                  (C) a record of a Federal, State, tribal, 
                territorial, or local law enforcement agency, 
                court, or administrative agency; or
                  (D) at the discretion of a public housing 
                agency or owner or manager of housing assisted 
                under a covered housing program, a statement or 
                other evidence provided by an applicant or 
                tenant.
          (4) Confidentiality.--Any information submitted to a 
        public housing agency or owner or manager under this 
        subsection, including the fact that an individual is a 
        victim of domestic violence, dating violence, sexual 
        assault, or stalking shall be maintained in confidence 
        by the public housing agency or owner or manager and 
        may not be entered into any shared database or 
        disclosed to any other entity or individual, except to 
        the extent that the disclosure is--
                  (A) requested or consented to by the 
                individual in writing;
                  (B) required for use in an eviction 
                proceeding under subsection (b); or
                  (C) otherwise required by applicable law.
          (5) Documentation not required.--Nothing in this 
        subsection shall be construed to require a public 
        housing agency or owner or manager of housing assisted 
        under a covered housing program to request that an 
        individual submit documentation of the status of the 
        individual as a victim of domestic violence, dating 
        violence, sexual assault, or stalking.
          (6) Compliance not sufficient to constitute evidence 
        of unreasonable act.--Compliance with subsection (b) by 
        a public housing agency or owner or manager of housing 
        assisted under a covered housing program based on 
        documentation received under this subsection, shall not 
        be sufficient to constitute evidence of an unreasonable 
        act or omission by the public housing agency or owner 
        or manager or an employee or agent of the public 
        housing agency or owner or manager. Nothing in this 
        paragraph shall be construed to limit the liability of 
        a public housing agency or owner or manager of housing 
        assisted under a covered housing program for failure to 
        comply with subsection (b).
          (7) Response to conflicting certification.--If a 
        public housing agency or owner or manager of housing 
        assisted under a covered housing program receives 
        documentation under this subsection that contains 
        conflicting information, the public housing agency or 
        owner or manager may require an applicant or tenant to 
        submit third-party documentation, as described in 
        subparagraph (B), (C), or (D) of paragraph (3).
          (8) Preemption.--Nothing in this subsection shall be 
        construed to supersede any provision of any Federal, 
        State, or local law that provides greater protection 
        than this subsection for victims of domestic violence, 
        dating violence, sexual assault, or stalking.
  (d) Notification.--
          (1) Development.--The Secretary of Housing and Urban 
        Development shall develop a notice of the rights of 
        individuals under this section, including the right to 
        confidentiality and the limits thereof.
          (2) Provision.--Each public housing agency or owner 
        or manager of housing assisted under a covered housing 
        program shall provide the notice developed under 
        paragraph (1), together with the form described in 
        subsection (c)(3)(A), to an applicant for or tenants of 
        housing assisted under a covered housing program--
                  (A) at the time the applicant is denied 
                residency in a dwelling unit assisted under the 
                covered housing program;
                  (B) at the time the individual is admitted to 
                a dwelling unit assisted under the covered 
                housing program;
                  (C) with any notification of eviction or 
                notification of termination of assistance; and
                  (D) in multiple languages, consistent with 
                guidance issued by the Secretary of Housing and 
                Urban Development in accordance with Executive 
                Order 13166 (42 U.S.C. 2000d-1 note; relating 
                to access to services for persons with limited 
                English proficiency).
  (e) Emergency Transfers.--Each appropriate agency shall adopt 
a model emergency transfer plan for use by public housing 
agencies and owners or managers of housing assisted under 
covered housing programs that--
          (1) allows tenants who are victims of domestic 
        violence, dating violence, sexual assault, or stalking 
        to transfer to another available and safe dwelling unit 
        assisted under a covered housing program if--
                  (A) the tenant expressly requests the 
                transfer; and
                  (B)(i) the tenant reasonably believes that 
                the tenant is threatened with imminent harm 
                from further violence if the tenant remains 
                within the same dwelling unit assisted under a 
                covered housing program; or
                  (ii) in the case of a tenant who is a victim 
                of sexual assault, the sexual assault occurred 
                on the premises during the 90 day period 
                preceding the request for transfer; and
          (2) incorporates reasonable confidentiality measures 
        to ensure that the public housing agency or owner or 
        manager does not disclose the location of the dwelling 
        unit of a tenant to a person that commits an act of 
        domestic violence, dating violence, sexual assault, or 
        stalking against the tenant.
  (f) Policies and Procedures for Emergency Transfer.--The 
Secretary of Housing and Urban Development shall establish 
policies and procedures under which a victim requesting an 
emergency transfer under subsection (e) may receive, subject to 
the availability of tenant protection vouchers, assistance 
under section 8(o) of the United States Housing Act of 1937 (42 
U.S.C. 1437f(o)).
  (g) Implementation.--The appropriate agency with respect to 
each covered housing program shall implement this section, as 
this section applies to the covered housing program.

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