Affordable Housing Credit Improvement Act Center

For nearly 40 years, the Low-Income Housing Tax Credit (Housing Credit) has been a model public-private partnership program, bringing to bear private-sector resources, market forces, and state-level administration to finance nearly 3.7 million apartments.

Since 1986, the Housing Credit program has provided over 9.2 million low-income families, seniors, veterans, and people with disabilities homes they can afford. Virtually no affordable rental housing development would occur without the Housing Credit.

Senators Todd Young (R-IN), Maria Cantwell (D-WA), Marsha Blackburn (R-TN), and Ron Wyden (D-OR) and Representatives Darin LaHood (R-IL), Suzan DelBene (D-WA), Claudia Tenney (R-NY), Don Beyer (D-VA), Randy Feenstra (R-IA), and Jimmy Panetta (D-CA) have introduced the Affordable Housing Credit Improvement Act (AHCIA) of 2025 (S. 1515 / H.R. 2725). This bill would make significant strides toward addressing our nation’s severe shortage of affordable housing by expanding and strengthening the Housing Credit.

Two provisions originating in the AHCIA were enacted into law on July 4, 2025, as part of the One Big Beautiful Bill Act — a 12 percent increase in annual Housing Credit authority and a 25 percent bond financing threshold for 4 percent Housing Credit developments (replacing the previous 50 percent bond financing threshold). While these two aspects of AHCIA are now law, NCSHA continues to advocate for the AHCIA as standalone legislation and supports the approximately two dozen provisions it contains that are yet to be enacted.

NCSHA co-chairs the A Call To Invest In Our Neighborhoods (ACTION) Campaign, a coalition of more than 2,400 national, state, and local organizations and businesses working to address the shortage of affordable rental housing through the Housing Credit, with a focus on enactment of the AHCIA.

Help NCSHA and ACTION build cosponsorship support for this critical legislation. Below are advocacy materials you can use to make your case to your members of Congress. Additional materials are available in the ACTION Campaign’s Advocacy Toolkit.

One-Page Summary

Detailed Bill Summary

Differences in the Bill Between the 118th and 119th Congresses

Cosponsorship List by State

See Other NCSHA-Endorsed Legislation

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