Sarah Ross
A major housing affordability bill is set to become law this Friday even without President Trump's signature, thanks to a constitutional provision that lets legislation take effect after Congress has waited out a required period following presidential inaction. The measure, known as the 21st Century ROAD to Housing Act, cleared Congress by lopsided margins in late June, but Trump balked at signing it, arguing that other priorities deserved more attention.
The bill was formally delivered to the White House on June 29, which started a ten day countdown, excluding Sundays, during which Congress remains in session. If the president neither signs nor vetoes a bill within that window while lawmakers are still meeting, it becomes law automatically. That clock runs out Friday.
Why Trump Balked at Signing
Just hours before a planned signing ceremony, Trump announced he would not sign the housing package. On Truth Social, he described it as "of minor importance compared to lower interest rates." Speaking to reporters afterward, he called it "so unimportant" and "a yawn," saying he wanted Congress to instead prioritize the SAVE America Act, a voter identification bill that currently lacks the votes to clear the Senate.
Despite his objections, Trump has not issued a veto. Given how the bill passed, doing so now would carry real risk for him politically. The Senate approved it 85 to 5, and the House passed it 358 to 32, margins wide enough that Congress could plausibly override a veto if he tried one before Friday.
What the Legislation Actually Does
The ROAD to Housing Act tries to boost housing supply by encouraging local governments to build more, largely through incentives rather than mandates. It streamlines environmental review processes that have slowed construction projects, makes it easier for credit unions and banks to issue mortgages, expands access to modular and factory built homes, and places new restrictions on large corporate investors buying up single family houses.
Support for the bill spans mortgage lenders, homebuilders, civic groups, and housing advocates for lower income families. A poll from the American Property Owners Alliance, a nonprofit funded by the National Association of Realtors, found 89% of registered voters backed the legislation.
34% Higher Home Prices Since 2019
The median home listed for sale in the United States hit $430,000 in June, according to Realtor.com, up more than 34% from roughly $320,000 in mid 2019. Zillow data shows median rent now runs about $1,951 a month, a 40% increase from $1,392 seven years earlier. Those numbers help explain why lawmakers from both parties felt pressure to act, even if they disagreed on how much credit the bill deserves.
Most of the actual levers controlling housing supply, zoning rules, permitting timelines, land use restrictions, sit with state and local governments rather than Washington. The federal bill tries to work around that by offering funding to municipalities willing to reform restrictive zoning and improve regional housing planning, rather than imposing rules directly.
Morgan Stanley strategists led by James Egan wrote in a June note that the changes
Connor Simmons