Eleanor Smith Inclusive Home Design Act of 2026

This Act may be cited as the “Eleanor Smith Inclusive Home Design Act of 2026”.

As used in this Act:

(1) Covered dwelling unit.— The term covered dwelling unit means a dwelling unit that—

(A) is—

(i) a detached single-family house;

(ii) a townhouse, modular home, or a multi-level dwelling unit (whether detached or attached to other units or structures); or

(iii) a ground-floor unit in a building of not more than 3 dwelling units;

(B) is designed as, or intended for occupancy as, a residence;

(C) was designed, constructed, or commissioned, contracted, or otherwise arranged for construction, by any person or entity that, at any time before the design or construction, received or was guaranteed Federal assistance for any program or activity relating to the design, construction, commissioning, contracting, or other arrangement for construction, of the dwelling unit; and

(D) is made available for first occupancy on or after the date that is 1 year after the date of enactment of this Act.

(2) Federal assistance.— The term Federal assistance means any assistance that is provided or otherwise made available by the Federal Government, through any grant, loan, contract, or any other arrangement, on or after the date that is 1 year after the date of enactment of this Act, including—

(A) a grant, a subsidy, or any other funds;

(B) a service provided by a Federal employee or an employee of a person or entity that receives a grant from the Federal Government;

(C) real or personal property or any interest in or use of such property, including—

(i) a transfer or lease of the property; and

(ii) proceeds from a subsequent transfer or lease of the property if the Federal share of the fair market value is not returned to the Federal Government;

(D) any—

(i) tax credit; or

(ii) mortgage or loan guarantee or insurance; and

(E) community development funds in the form of an obligation guaranteed under section 108 of the Housing and Community Development Act of 1974 (42 U.S.C. 5308).

(3) Modular home.— The term modular home means a home that is—

(A) constructed in a factory in 1 or more modules meeting applicable State and local building codes of the area of the home building site; and

(B) transported to the home building site, installed on foundations, and completed.

(4) Person or entity.— The term person or entity includes an individual, corporation (including a not-for-profit corporation), partnership, association, labor organization, legal representative, mutual corporation, joint-stock company, trust, unincorporated association, trustee, trustee in a case under title 11, United States Code, receiver, fiduciary, Tribal government, territorial government, or local government.

It shall be unlawful for any person or entity, with respect to a covered dwelling unit designed, constructed, or commissioned, contracted, or otherwise arranged for construction, by the person or entity, to fail to ensure that the dwelling unit contains not less than 1 level that complies with the Standards for Type C (Visitable) Units of the American National Standards Institute (commonly known as “ANSI”) Standards for Accessible and Usable Buildings and Facilities (section 1005 of ANSI A117.1–2017) or any successor standard and the requirements of this Act and any regulations issued under this Act.

(a) Requirement for Federal assistance.— An applicant for Federal assistance shall submit an assurance to the Federal agency responsible for the assistance that each program or activity of the applicant will be conducted in compliance with this Act.

(b) Approval of architectural, interior design, and construction plans.—

(1) Submission.—

(A) In general.— An applicant for or recipient of Federal assistance for the design, construction, commissioning, contracting, or other arrangement for construction, of a covered dwelling unit shall submit for approval the architectural, interior design, and construction plans for the unit to the State or local department or agency that is responsible, under applicable State or local law, for the review and approval of construction and design plans for compliance with generally applicable building codes or requirements (in this subsection referred to as the “appropriate State or local agency”).

(B) Notice included.— In submitting plans under subparagraph (A), a person or entity shall include notice that the person or entity has applied for or received Federal assistance with respect to the covered dwelling unit.

(2) Determination of compliance.—

(A) Condition of Federal housing assistance.— The Secretary of Housing and Urban Development, the Secretary of Agriculture, and the Secretary of Veterans Affairs may not provide any Federal assistance under any program administered by the applicable Secretary involved to a State or unit of general local government (or any agency or instrumentality thereof) unless the appropriate State or local agency thereof is, in the determination of the applicable Secretary, taking the enforcement actions under subparagraph (B).

(B) Enforcement actions.— The enforcement actions under this subparagraph are—

(i) reviewing any plans for a covered dwelling unit submitted under paragraph (1) and approving or disapproving the plans based on compliance of the dwelling unit with the requirements of this Act; and

(ii) consistent with applicable State or local laws and procedures, withholding final approval of construction or occupancy of a covered dwelling unit unless and until the appropriate State or local agency determines compliance as described in clause (i).

(c) Civil action brought by private persons.—

(1) Action.— Not later than 5 years after the occurrence or termination, whichever is later, of an act or omission with respect to a covered dwelling unit in violation of this Act, a person aggrieved by the act or omission may bring a civil action in an appropriate district court of the United States against any person or entity responsible for any part of the design or construction of the covered dwelling unit, subject to paragraph (2).

(2) Liability of state or local agency.— In a civil action brought under paragraph (1) for a violation involving architectural or construction plans for a covered dwelling unit that were approved by the appropriate State or local agency—

(A) if the approved plans violate this Act and any construction on the dwelling unit that violates this Act was performed in accordance with the approved plans, the State or local agency shall be liable for that construction; and

(B) if the approved plans comply with this Act and any construction on the dwelling unit violates this Act, the person or entity responsible for the construction shall be liable for that construction.

(d) Enforcement by attorney general.—

(1) Civil action.— If the Attorney General has reasonable cause to believe that a person or group of persons has violated this Act, the Attorney General may bring a civil action in an appropriate district court of the United States.

(2) Intervention in private action.— The Attorney General may, upon timely application, intervene in any civil action brought under subsection (c) by a private person if the Attorney General certifies that the case is of general public importance.

(e) Relief.— In any civil action brought under this section, if the court finds that a violation of this Act has occurred or is about to occur, the court—

(1) may award to the plaintiff actual and punitive damages; and

(2) subject to subsection (g), may grant as relief, as the court finds appropriate, any permanent or temporary injunction, temporary restraining order, or other order (including an order enjoining the defendant from violating the Act or ordering such affirmative action as may be appropriate, including retrofitting of the covered dwelling unit).

(f) Statute of limitations.— For purposes of this section, the statute of limitations shall not begin to run until any deficiency in visitability of a covered dwelling unit has been corrected.

(g) Attorney’s fees.— In any civil action brought under this section, the court, in its discretion, may allow the prevailing party, other than the United States, reasonable attorney’s fee and costs.

(h) Effect on certain sales, encumbrances, and rentals.— Relief granted under this section shall not affect any contract, sale, encumbrance, or lease consummated before the granting of the relief and involving a bona fide purchaser, encumbrancer, or tenant, without actual notice of a civil action under this section.

Nothing in this Act shall be construed to invalidate or limit any law of a State or political subdivision of a State, or of any other jurisdiction in which this Act shall be effective, that grants, guarantees, or provides the same or greater rights, protections, and requirements as are provided by this Act, but any law of a State, a political subdivision thereof, or other such jurisdiction that purports to require or permit any action that would violate this Act shall to that extent be invalid.

Nothing in this Act shall limit any right, procedure, or remedy available under the Constitution of the United States or any other Act of Congress.

If any provision of this Act or the application thereof to any person or circumstance is held invalid, the remaining provisions of this Act and the application of those provisions to other persons or circumstances shall not be affected thereby.