HEIRS Act of 2025

This Act may be cited as the “Heirs Estate Inheritance Resolution and Succession Act of 2025” or the “HEIRS Act of 2025”.

(a) In general.— The Secretary of Housing and Urban Development may establish a grant program that provides amounts to eligible entities that—

(1) before the date of the enactment of this section, had enacted or adopted the Uniform Partition of Heirs Property Act as approved and recommended for enactment in all the States by the National Conference of Commissioners on Uniform State Laws in 2010 or a similar law that the Secretary determines is a substantial equivalent; or

(2) on or after the date of the enactment of this section, enact or adopt the Uniform Partition of Heirs Property Act as approved and recommended for enactment in all the States by the National Conference of Commissioners on Uniform State Laws in 2010 or a similar law that the Secretary determines is a substantial equivalent.

(b) Use of amounts.— Each eligible entity that receives amounts under this section shall use such amounts to assist residents residing in the jurisdiction of such eligible entity with bona fide expenses relating to establishing and documenting property ownership rights or settling a decedent’s estate, including fees and costs related to obtaining title reports and title abstracts, copies of public records, land surveys, estate planning, heirs search or tracing services, recording and filing fees, notary fees, and legal fees and expenses.

(c) Regulations and criteria for selection.— The Secretary shall, not later than 1 year after establishing any grant program under this section, issue a rule to carry out this section that includes criteria for selecting eligible entities to receive amounts under this section.

(d) Rule of construction.— Nothing in this section may be construed to prohibit an eligible entity that receives amounts under this section from using such amounts to assist residents residing in the jurisdiction of such eligible entity who are receiving assistance from other sources, including Federal, State, local, private, public, and nonprofit sources.

(e) Definitions.— In this section:

(1) Secretary.— The term “Secretary” means the Secretary of Housing and Urban Development.

(2) Eligible entity.— The term “eligible entity” means—

(A) a State, as such term is defined in section 102 of the Housing and Community Development Act of 1974;

(B) a unit of general local government, as such term is defined in section 102 of the Housing and Community Development Act of 1974;

(C) a territory; and

(D) a Tribal government.

(f) Sunset.— Any program established under this section shall terminate on the date that is 7 years after the date of enactment of this section.

(a) In general.— The Secretary of Housing and Urban Development may carry out a program under this section to provide grants each year to eligible entities to use to provide housing counseling, legal assistance, and financial assistance related to title clearing and home retention efforts for owners of heirs’ property.

(b) Awards.— The Secretary shall consider the following when awarding grants under this section:

(1) Whether the eligible entity has a proven track record of—

(A) providing assistance to homeowners;

(B) targeting services to underserved and low- and moderate-income persons; and

(C) providing services in neighborhoods that have a high concentrations of underserved persons or low- and moderate-income persons.

(2) Whether the eligible entity has planned or existing partnerships with other eligible entities.

(3) Whether the eligible entity is located in an area with a high number of owners of heirs’ property, as determined by the Secretary.

(c) Definitions.— For purposes of this section, the following definitions shall apply:

(1) Eligible entity.— The term “eligible entity” means—

(A) a HUD approved housing counseling agency;

(B) a legal services clinic operated by an institute of higher education; or

(C) a qualifying nonprofit.

(2) Heirs’ Property.— The term “heirs’ property” means residential property for which title passed by operation of law through intestacy and is held by two or more heirs as tenants in common.

(3) HUD approved housing counseling agency.— The term “HUD approved housing counseling agency” means a housing counseling agency found eligible to receive assistance by the Department of Housing and Urban Development under section 106(a)(2) of the Housing and Urban Development Act of 1968.

(4) Low- and moderate-income persons.—

(A) In general.— The term “low- and moderate-income persons” means a person whose household income does not exceed 120 percent of the median income for the area, as determined by the Secretary, within which—

(i) the heirs’ property which respect to which the homeowner is seeking assistance is located; or

(ii) the place of residence of the homeowner is located.

(B) Exception.— If the area described in subparagraph (A) is a high-cost area, as determined by the Secretary, the term “low- and moderate-income persons” means a homeowner whose household income does not exceed 140 percent of the median income for the area.

(5) Qualifying nonprofit.— The term “qualifying nonprofit” means a nonprofit, mission-driven entity that, as determined by the Secretary—

(A) has a track record of providing assistance to homeowners;

(B) targets services to underserved and low- and moderate-income persons; or

(C) provides services in neighborhoods that have high concentrations of underserved persons and low- and moderate-income persons.

(6) Secretary.— The term “Secretary” means the Secretary of Housing and Urban Development.

(d) Sunset.— Any program established under this section shall terminate on the date that is 7 years after the date of enactment of this section.

Section 106(g) of the Housing and Urban Development Act of 1968 (12 U.S.C. 1701x(g)) is amended by adding at the end the following:

“(6) Counseling with respect to heirs’ property.—

(A) In general.— Any nonprofit organization that receives amounts under this section shall, when providing homeownership counseling services to consumers—

(i) explain to such consumers what heirs’ property is, the risks associated with heirs’ property, and how to avoid heirs’ property issues; and

(ii) inform such consumers of all available estate planning and title clearing options, assistance, and services, including those offered under sections 2 and 3 of the Heirs Estate Inheritance Resolution and Succession Act of 2025.

(B) Referral.— The Secretary shall ensure that each nonprofit organization that receives amounts under this section knows how to refer consumers, where appropriate, to mission-driven nonprofit organizations and legal services clinics operated by institutes of higher education that are capable of assisting a consumer to clear title and with general estate planning.

(C) Heirs’ property.— The term “heirs’ property” means residential property for which title passed by operation of law through intestacy and is held by two or more heirs as tenants in common.”.