Mike Carey (R-OH)
Housing Opportunities and Preservation Enhancement Act of 2026
A Republican bill with no 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
The bill is known as the Housing Opportunities and Preservation Enhancement Act of 2026. It amends the Internal Revenue Code of 1986 to provide specific tax incentives and rules for certain residential rental properties. To qualify, properties must meet strict requirements regarding ownership, tenant income limits, and rehabilitation expenditures. The bill gives certain government agencies and tax-exempt organizations rights of first refusal to purchase the property after ten years. It also exempts qualified properties from certain passive activity rules and profit motive requirements. Additionally, the legislation allows for accelerated depreciation and specific exceptions from basis adjustment rules.
Yes· 3 of 18
- Scored +7
Would households on low incomes be better off under this?
Directly aids low-income households by requiring rent restrictions on a majority of units in qualified properties.
- Scored +7
Does this make housing cost less?
Mandates that at least 70 percent of residential units in qualified properties remain rent-restricted for low-income individuals.
- Scored +5
Is this likely to reduce homelessness?
Increases the availability of long-term affordable housing options through targeted tax incentives and public entity rights of first refusal.
The opposite
No question was scored the opposite.
Who it would affect, and how
Potential Positive Impacts for People
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Section 1400W-1: This section helps low-income individuals by ensuring that at least 70 percent of the residential units in a qualified property are rent-restricted and occupied by individuals whose income is 80 percent or less of the area median income. This can make housing more affordable for everyday people who need a break on rent.
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Section 1400W-2: This section provides government agencies and specific tax-exempt organizations with a right of first refusal or purchase option for the property after ten years. This allows public entities or community organizations to secure and maintain affordable housing options for the public over the long term.
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Section 1400W-7: This section establishes a shorter 15-year recovery period for the accelerated depreciation of qualified property. This tax benefit encourages investment and rehabilitation work on older residential buildings, which can lead to better living conditions for residents.
Potential Negative Impacts for People
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Section 1400W-1: To qualify for these tax incentives, partnerships must spend a significant amount of money on rehabilitation—either 20 percent of the building's adjusted basis or at least $20,000 per residential unit over a 24-month period. This high financial barrier could limit which properties are actually fixed up, potentially slowing down community improvements if owners cannot afford the upfront costs.
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Section 1400W-6: This section determines the gain or loss on the sale of qualified property based on its fair market value if held for at least 10 years. While this benefits investors, it creates complex tax valuation rules that remove traditional basis adjustments, potentially shielding large financial gains for private entities at the expense of public tax revenue.
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 households on low incomes be better off under this? — Directly aids low-income households by requiring rent restrictions on a majority of units in qualified properties. Would business owners be better off under this? — Provides valuable tax incentives, accelerated depreciation, and exemptions for real estate partnerships. Would children be better off under this? — Provides more stable and affordable housing environments for families with children. Would retired people be better off under this? — Assists retirees living on fixed incomes through preserved affordable housing options. Would people over 65 be better off under this? — Supports long-term affordable housing options that can benefit fixed-income seniors. Would people in cities be better off under this? — Increases the availability of rehabilitated rental housing in participating communities. Would people in their twenties and thirties be better off under this? — Helps young adults access rent-restricted housing units. Would people with substantial wealth be better off under this? — Benefits investors holding qualifying real estate partnership interests. Would middle-income households be better off under this? — Offers some broader community stabilization benefits through housing preservation. Would Native Americans be better off under this? — Includes specific provisions recognizing and empowering qualified tribal housing authorities. Would people in rural areas be better off under this? — Applies broadly enough to potentially include rural housing initiatives via tribal and local authorities.
- Social Issues And Justice
- Does this make housing cost less? — Mandates that at least 70 percent of residential units in qualified properties remain rent-restricted for low-income individuals. Is this likely to reduce homelessness? — Increases the availability of long-term affordable housing options through targeted tax incentives and public entity rights of first refusal. Is this likely to lift people out of poverty? — Helps lower-income households by expanding access to stable, rent-restricted housing.
- Economy And Finance
- Is this likely to create jobs? — Encourages rehabilitation work and investment in residential rental properties, which can boost construction and property management jobs. Is this likely to grow the economy? — Stimulates investment in real estate rehabilitation and affordable housing development. Does this cut the tax on profits from selling investments? — Provides favorable tax rules for the disposition and holding of qualified residential rental properties. Does this make it easier to run a small business? — Supports partnerships and entities involved in community housing development.
- 7/2/2026
- Referred to the House Committee on Ways and Means.
- Introduced in House