Congress May Pass 21st Century ROAD to Housing Act

Manufactured homes, despite recent sharp rent increases in some communities, remain an affordable option for many Americans.

A federal bill that now awaits further action in the U.S. House will perhaps pave the way for more manufactured home construction.

H.R. 6644 — the 21st Century ROAD to Housing Act — is a major federal bipartisan housing bill aimed at increasing the U.S. housing supply, modernizing federal housing programs, and lowering construction barriers. It has passed both the House and Senate and is awaiting final action.

H.R. 6644, the 21st Century ROAD to Housing Act, is a bipartisan federal housing bill aimed at increasing housing supply, modernizing HUD programs, and removing outdated barriers to construction. One of its most significant reforms is the removal of the federal requirement that manufactured homes be built on a permanent chassis. This change has important implications for Pennsylvania’s zoning laws and local housing policies. 

  Introduced: Dec. 11, 2025

  Passed House: Feb. 9, 2026 (390–9) All PA representatives voted for this

  Passed Senate: Mar. 12, 2026 (89–10) Both PA Senators voted for it. 

  Latest Action: Message sent to House on Senate action; awaiting final steps toward becoming law (with the House).

There are a lot of parts to this bill.  Right now, I just want to concentrate on those changes to the manufactured home section.  One of the issues regarding affordable housing is there is not just enough housing. It is a basic supply and demand issue. Low supply increases demand, thus driving up prices. Manufactured homes, regardless, are often lower in price . Currently in Montgomery County, manufactured homes are aimed at senior housing but that isn’t necessary.  This is one area in the affordable housing sector that, if barriers around zoning and control were reduced, could be used for more affordable homes. It doesn’t have to be just apartments and condos.  

Manufactured Housing Changes

Key changes introduced by H.R. 6644 include:

• - Eliminates the federal requirement that HUD-code manufactured homes be built on a permanent chassis.

• - Allows manufactured homes to be designed for permanent foundations, making them more similar to modular or site-built homes.

• - Does not override local zoning laws but changes the federal definition that many local ordinances reference.

Pennsylvania Zoning Implications

In Pennsylvania, zoning authority is delegated to municipalities under the Municipalities Planning Code (MPC). H.R. 6644 affects zoning in the following ways:

• - Many local ordinances define manufactured homes using outdated language tied to the now-removed chassis requirement.

• - Municipalities may need to revise definitions and zoning categories to align with the new federal standards.

• - The bill strengthens the legal and policy case for allowing HUD-code homes in single-family residential zones.

Local Government Considerations

Municipalities in Pennsylvania should consider the following actions:

• - Review and update zoning definitions of 'manufactured home' to reflect the new federal standards.

• - Evaluate whether HUD-code homes can be permitted on individual lots with appropriate design standards.

• - Prepare for potential state-level reforms that may tie funding or approvals to inclusive zoning practices.

What this does and why it is good for Montgomery County:  It allows us to classify and zone these units more like modular units and less like trailer homes with the now ever-present lot rents. Lot rents have harmed the overall affordability of these units – especially for senior citizens – since the landowners have been exorbitantly increasing rents. 

I will be keeping my eye open to the progress of this bill in Washington and highlight other sections in the future. 

Editor's note: A new statewide poll found that 84 percent of Pennsylvania voters believe that the cost of renting or buying a home is a major problem in Pennsylvania. The survey conducted by YouGov on behalf of 10,000 Friends of Pennsylvania assessed residents’ priorities, their views toward the current state of the housing market, and their support for new policies that would expand housing availability and affordability in the state.