Lawler bill aims to increase housing stock, affordability

By MARTIN WILBUR

Congressman Mike Lawler recently reintroduced legislation in Congress that aims to address the housing crisis in the Lower Hudson Valley and nationwide in hopes of increasing inventory and making housing more affordable.

The Revitalizing America’s Housing Act was submitted in the House of Representatives on Aug. 1, a series of proposals that borrows from some previously introduced housing-related measures from lawmakers around the country along with new provisions suggested by Lawler. The congressman brought a version to the House last year, and some aspects, including the low-income housing tax credits and reauthorizing opportunity zones, were part of President Donald Trump’s Big Beautiful Bill.

Goals of the new bill (H.R. 4856) are to incentivize new construction, reduce regulatory barriers and unlock supply, expand financing options for buyers and builders, improve housing quality, safety and sustainability and invest in financial literacy and homeowner counseling.

“In every corner of the Hudson Valley, the cost of housing continues to rise, and the supply of homes continues to shrink,” Lawler said in a statement from his office. “This plan lays out real, workable solutions to help families stay in their communities, access safe and affordable housing and build long-term stability.”

Among the key provisions cited by Lawler’s office as potential game-changers is incentivizing zoning reform by requiring communities that receive Community Development Block Grants to submit a report tracking discriminatory land use policies or barriers to building affordable housing with their five-year development plan. 

Another touted provision is to double the exemption on capital gains from the sale of a house from $250,000 to $500,000 for single tax filers and from $500,000 to $1 million for married couples. Although some critics of that proposal have stated that it helps wealthier people and it might not have much of an effect on the housing market, Lawler has indicated that it would free up housing stock for younger families because there would be more of an incentive for older homeowners to sell their homes and downsize.

Incorporating portions of Rep. Tim Scott’s (R-SC) ROAD to Housing Act, the bill would emphasize financial literacy around housing, including the requirement that housing counseling agencies be certified by requiring housing counselors to understand sustainable homeownership and to recertify housing counselors, among other steps.

The wide-ranging bill would also look to help people who work as public servants, such as police officers, firefighters and teachers and to expand opportunities for veterans and volunteer first responders, and create a definition for workforce housing to assist those whose earnings exceed affordable housing thresholds but often have trouble finding residences they can afford.

“This year, my focus is on practical reforms that can make an immediate difference,” Lawler said. “Expanding Opportunity Zone benefits to include ordinary income will open the door to far more investors, while incentivizing zoning reform will help communities cut outdated land-use barriers that block new housing.”

A representative from a White Plains-based nonprofit, Westchester Residential Opportunities, which promotes equal, affordable and accessible housing, said the organization is still learning more about the legislation, but there are hopeful aspects to the measure.

“We believe there’s much more affordable, accessible housing needed, and financial literacy education and zoning reform, including ADUs, would be steps in the right direction,” said Marlene Zarfes, executive director of Westchester Residential Opportunities.

The bill has been referred to the Financial Services, Ways and Means, Oversight and Accountability, Energy and Commerce and Veterans Affairs committees, according to Lawler’s office.

Martin Wilbur has more than 30 years’ experience covering local news in Westchester and Putnam counties, including having previously served as editor-in-chief of The Examiner.