A Democratic bill with 4 Republican cosponsors · See all 6 cosponsors
Last activity — Referred to the House Committee on Ways and Means.
In committee
Introduced and handed to a committee in the chamber it started in.
The committee holds it, and most bills are never heard from again. A hearing or a committee vote would be news; silence is the usual outcome, and it kills the bill without anyone voting against it.
Its path through Congress
- Introduced
- In Committee
What this bill would do
This bill is known as the Rental Housing Investment Act. It amends the Internal Revenue Code of 1986 to provide bonus depreciation for long-term residential rental housing. Taxpayers can make an election to receive a special depreciation allowance for eligible property placed in service in the United States. The bill sets specific dollar limits per dwelling unit for the depreciation deduction. It also provides an additional amount for affordable housing projects that meet certain requirements. Furthermore, the bill includes recapture rules if the property stops being used as qualifying residential rental property within a set timeframe.
Yes· 3 of 15
- Scored +6
Does this make housing cost less?
The bill provides higher depreciation deductions specifically targeted at projects meeting affordable housing requirements, encouraging development in this sector.
- Scored +5
Would business owners be better off under this?
Real estate investors and business owners engaged in residential rental property benefit directly from bonus depreciation deductions.
- Scored +5
Does this cut taxes for small businesses?
The bill provides a special bonus depreciation allowance for long-term residential rental housing, which can reduce tax liabilities for property owners and small business real estate developers.
The opposite
No question was scored the opposite.
Who it would affect, and how
Potential Positive Impacts for People
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Tax incentives for rental property: Section 2(a)(1) adds subsection (o)(1) to the Internal Revenue Code, allowing taxpayers to claim a special depreciation allowance for long-term residential rental property placed in service in the United States. This could benefit individuals or groups investing in residential housing by providing a tax deduction equal to the lesser of $150,000 per dwelling unit or 100 percent of the adjusted basis of the property.
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Additional support for affordable housing: Section 2(a)(1) adds subsection (o)(5) to the Internal Revenue Code, which increases the per-unit deduction amount from $150,000 to $250,000 for long-term residential rental property that is part of a project meeting specific affordable housing requirements under section 42(g)(1). This provision is positive because it encourages the development and support of affordable housing options for people.
Potential Negative Impacts for People
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Recapture tax penalties for changing property use: Section 2(a)(1) adds subsection (o)(4) to the Internal Revenue Code, which triggers recapture rules if the property ceases to be used as long-term residential rental property at any time during the 10-year period beginning on the date it is placed in service. This could burden property owners or taxpayers if circumstances force a change in property use, leading to financial penalties or adjusted tax liabilities.
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Extended recapture period for affordable housing: Section 2(a)(1) adds subsection (o)(5)(B) to नरेंद्र the Internal Revenue Code, which extends the recapture period from 10 years to 15 years for affordable housing projects if the property stops satisfying the required affordable housing criteria. This creates a longer period of potential financial and tax burdens for property owners who participate in the affordable housing provisions if compliance fails.
Groups and Interests Ranking
Every group the model scored this bill for, from -10 to +10. Tap or hover a score for the reason it gave.
- Demographic And Interest Groups
- Would business owners be better off under this? — Real estate investors and business owners engaged in residential rental property benefit directly from bonus depreciation deductions. Would people with substantial wealth be better off under this? — High-net-worth investors utilizing real estate tax shelters and depreciation write-offs benefit from the provisions of this bill. Would households on low incomes be better off under this? — Enhanced incentives for affordable housing development can benefit low-income households seeking subsidized or affordable units. Would the very wealthiest people be better off under this? — Wealthy individuals and institutional investors holding large real estate portfolios can leverage these tax incentives. Would billionaires be better off under this? — Major real estate holding entities and ultra-wealthy investors may utilize the depreciation deductions for large residential projects. Would union members be better off under this? — Increased residential construction activity may indirectly benefit construction trade union members through higher project volume. Would people in cities be better off under this? — Urban areas facing tight rental markets could see increased residential development due to the tax incentives. Would people in their twenties and thirties be better off under this? — Young adults often seek rental housing, and increased rental housing supply could improve market options.
- Economy And Finance
- Does this cut taxes for small businesses? — The bill provides a special bonus depreciation allowance for long-term residential rental housing, which can reduce tax liabilities for property owners and small business real estate developers. Does this make it easier to run a small business? — Real estate developers and small business property owners benefit from accelerated depreciation options for new residential properties. Is this likely to create jobs? — Tax incentives for residential rental and affordable housing construction are likely to stimulate development activity and create construction and property management jobs. Is this likely to grow the economy? — By incentivizing investment in residential rental housing and affordable housing projects, the legislation encourages capital deployment in the housing sector.
- Social Issues And Justice
- Does this make housing cost less? — The bill provides higher depreciation deductions specifically targeted at projects meeting affordable housing requirements, encouraging development in this sector. Is this likely to lift people out of poverty? — Increased affordable housing availability can indirectly assist low-income households with housing stability. Is this likely to reduce homelessness? — Encouraging affordable housing construction helps address broader housing supply issues associated with homelessness.
- 11/5/2026
- 1 Cosponsor added.
- 8/31/2026
- 1 Cosponsor added.
- 6/9/2026
- 1 Cosponsor added.
- 5/21/2026
- Referred to the House Committee on Ways and Means.
- 3 Cosponsors added.
- Introduced in House
One bill Congress.gov lists as related to this one — companions in the other chamber, earlier versions, and bills this one absorbed or was folded into.
Brian FitzpatrickRepublican · Pennsylvania
Darin LaHoodRepublican · Illinois
Michael LawlerRepublican · New York
George LatimerDemocrat · New York
Jimmy PanettaDemocrat · California
Claudia TenneyRepublican · New York