A Democratic bill with no cosponsors
Last activity — Read twice and referred to the Committee on Finance.
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 Rental Housing Investment Act amends the Internal Revenue Code of 1986 to create a special depreciation allowance for long-term residential rental property. This bonus depreciation is available for properties placed in service in the United States that have at least two dwelling units and are first used by the taxpayer. The bill provides a specific dollar amount per unit for the deduction, with a higher amount available for affordable housing projects. There are recapture rules if the property stops being used as residential rental housing within a set timeframe.
Yes· 3 of 22
- Scored +8
Would business owners be better off under this?
Strongly benefits owners of rental housing businesses via bonus depreciation.
- Scored +8
Would people with substantial wealth be better off under this?
High-value tax breaks specifically target those capable of funding rental property development.
- Scored +8
Would the very wealthiest people be better off under this?
Provides an efficient way to reduce taxable income through large-scale real estate investment.
The opposite
- Scored -3
Does this reduce what the federal government owes?
Increases tax expenditures via depreciation allowances, potentially reducing federal revenue.
- Scored -2
Does this make the government pay for what it commits to?
Creates new tax loopholes that may decrease government revenue.
Who it would affect, and how
Potential Positive Impacts for People
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Tax Incentives for Rental Housing: Section 2(a)(1) provides a depreciation deduction based on the number of dwelling units multiplied by $150,000 (or 100 percent of the adjusted basis, whichever is less), which provides a financial incentive for taxpayers to invest in long-term residential rental properties.
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Increased Support for Affordable Housing: Section 2(a)(5)(A) increases the bonus depreciation amount from $150,000 to $250,000 per unit for properties that are part of projects meeting specific affordable housing requirements.
Potential Negative Impacts for People
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Recapture Penalties: Section 2(a)(4) imposes recapture rules if a property ceases to be used as long-term residential rental property within a 10-year period, treating the property as disposed of and requiring the taxpayer to recognize amounts under section 1245.
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Extended Penalties for Affordable Housing: Section 2(a)(5)(B) extends the recapture period to 15 years for long-term residential rental properties that meet specific affordable housing requirements, increasing the length of time a taxpayer must maintain the property's status to avoid penalties.
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 billionaires be better off under this? — Highly advantageous for large-scale real estate portfolio management. Would business owners be better off under this? — Strongly benefits owners of rental housing businesses via bonus depreciation. Would people with substantial wealth be better off under this? — High-value tax breaks specifically target those capable of funding rental property development. Would the very wealthiest people be better off under this? — Provides an efficient way to reduce taxable income through large-scale real estate investment. Would high-income households be better off under this? — Significant tax deductions provide high value to high-income real estate investors. Would households on low incomes be better off under this? — Increased incentive for affordable housing projects benefits low-income renters. Would people in middle age be better off under this? — Beneficial for middle-aged individuals investing in rental properties. Would middle-income households be better off under this? — Beneficial for those investing in rental properties as a vehicle for wealth accumulation. Would people in cities be better off under this? — Increased residential development typically occurs in urban areas. Would people in their twenties and thirties be better off under this? — Potential increase in rental housing supply benefits young adults seeking housing. Would people in rural areas be better off under this? — Encourages rental investment in diverse geographic locations including rural areas. Would students be better off under this? — More rental housing may lower prices or increase availability for student housing. Would union members be better off under this? — Construction growth associated with new rental housing may increase demand for union labor.
- Economy And Finance
- Does this make it easier to run a small business? — Provides substantial tax advantages for residential property developers and landlords. Does this cut taxes for small businesses? — Offers significant bonus depreciation for small to mid-sized residential rental operations. Is this likely to grow the economy? — Stimulates investment in the housing sector and construction industry. Is this likely to create jobs? — Incentivizes the construction and development of new rental housing units. Does this cut taxes for middle-income families? — Provides tax relief for middle-class individuals investing in small-scale rental properties. Does this reduce what the federal government owes? — Increases tax expenditures via depreciation allowances, potentially reducing federal revenue. Does this make the government pay for what it commits to? — Creates new tax loopholes that may decrease government revenue.
- Social Issues And Justice
- Does this make housing cost less? — Provides a higher depreciation incentive specifically for affordable housing projects. Is this likely to reduce homelessness? — Increased incentive for residential rental development can help alleviate housing shortages. Is this likely to lift people out of poverty? — Encourages the creation of more rental housing, which can increase availability for low-income residents.
- Environment Energy And Infrastructure
- Does this invest in rural communities? — Incentivizes development of rental housing which can occur in rural areas.
- 3/12/2026
- Read twice and referred to the Committee on Finance.
- Introduced in Senate
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.