A major bipartisan housing bill, the 21st Century Road to Housing Act, will become law at midnight on Saturday without President Donald Trump's signature. Trump announced he would not sign the legislation because Congress has not passed the Save America Act, a voting bill that would impose new restrictions on voters and state election officials nationwide. The housing measure, approved by Congress with overwhelming bipartisan support, represents the most significant federal policy change for buyers, renters, and homebuilders in decades. The Guardian and Al Jazeera report that the bill will take effect automatically at midnight, as Trump has not issued a veto and the 10-day window for presidential action expires.

Main Story

The 21st Century Road to Housing Act, a landmark bipartisan bill, is set to become law at midnight on Saturday without President Donald Trump's signature. Trump announced on Truth Social that he would not sign the housing legislation because the Senate has not passed the Save America Act, a controversial voting bill that would impose new restrictions on voters and state election officials nationwide. The housing bill, which appeared on Trump's desk in late June, will automatically become law at midnight because the president has not vetoed it within the 10-day window. House Speaker Mike Johnson indicated that Trump is unlikely to issue a last-minute veto, according to Al Jazeera.

The housing legislation was approved by Congress with large margins after lengthy negotiations between Democrats and Republicans. The Senate passed it 85-5, and the House passed it 358-2, making it a rare moment of bipartisan agreement in a deeply divided Congress. The bill includes provisions to speed up environmental reviews for construction projects, expedite development, limit the number of single-family homes institutional investors can buy, establish incentive programs for communities to build more housing, encourage the development of modular homes, and make it easier for communities to convert underutilized land into residential housing. Al Jazeera reports that the provisions are popular, with a Bipartisan Policy Center poll showing 70% of Americans support banning institutional investors that own more than 350 homes from buying additional single-family homes.

Why It Matters

Housing affordability remains a major pressure on Americans. The US median home price hit a record $440,600 in June, and mortgage rates remain elevated, with the average 30-year fixed mortgage rate still high. According to a Bipartisan Policy Center poll cited by Al Jazeera, 79% of Americans say the cost of housing is either an extremely important or very important issue. The 21st Century Road to Housing Act is the biggest change to federal policy for buyers, renters, and homebuilders in decades, and its enactment without the president's signature underscores the depth of the housing crisis and the bipartisan desire to address it.

Political Context

Trump's refusal to sign the housing bill is tied to the Save America Act, a voting legislation that would impose new restrictions on voters and state election officials nationwide ahead of November's midterm elections. A version of the Save America Act passed the House in February, but it is opposed by Senate Democrats and lacks the votes to overcome the filibuster. Trump canceled a signing ceremony for the housing bill last month, denying his Republican allies an opportunity to publicly highlight the achievement. The standoff highlights the president's willingness to leverage popular legislation to push for his policy priorities, even at the risk of alienating members of his own party. The Guardian notes that Trump's move comes as Republicans are defending their majorities in the Senate and the House in the upcoming midterm elections.

What Officials and Groups Are Saying

House Speaker Mike Johnson expressed confidence that Trump would not issue a last-minute veto, according to Al Jazeera. The Bipartisan Policy Center's polling data underscores the popularity of the housing bill's provisions, particularly the limits on institutional investors. Advocacy groups for housing affordability have praised the bill's passage, while voting rights organizations have criticized Trump's linkage of the housing bill to the Save America Act, which they argue would suppress voter turnout. The White House has not commented further on the president's decision.

Timeline

  • Late June 2026: The 21st Century Road to Housing Act reaches President Trump's desk after passing Congress with large bipartisan margins.
  • June 29, 2026: Trump calls the housing bill a yawn on social media, signaling his displeasure.
  • July 2026: Trump cancels a signing ceremony for the housing bill, denying Republican allies a public event.
  • July 10, 2026: Trump announces on Truth Social that he will not sign the housing bill unless Congress passes the Save America Act voting legislation.
  • Midnight, July 11, 2026: The housing bill becomes law automatically without Trump's signature, as the 10-day window expires.

Frequently Asked Questions

What is the 21st Century Road to Housing Act?

It is a major bipartisan housing bill that speeds up environmental reviews for construction, limits institutional investor purchases of single-family homes, encourages modular home development, and helps convert underutilized land into housing. It passed Congress with overwhelming support.

Why did President Trump refuse to sign it?

Trump refused to sign the housing bill because Congress has not passed the Save America Act, a voting bill that would impose new restrictions on voters and state election officials. He tied the two issues together as a bargaining tactic.

Will the bill become law without his signature?

Yes. Under the Constitution, if the president does not sign or veto a bill within 10 days (excluding Sundays) while Congress is in session, it becomes law automatically. The housing bill will take effect at midnight on Saturday.

What is the Save America Act?

The Save America Act is a voting legislation that would impose new restrictions on voters and state election officials nationwide. It passed the House in February but is opposed by Senate Democrats and lacks the votes to overcome the filibuster.

How did Congress vote on the housing bill?

The Senate passed the bill 85-5, and the House passed it 358-2, reflecting rare bipartisan agreement in a divided Congress.

What Happens Next

The 21st Century Road to Housing Act will become law at midnight on Saturday, providing significant changes to federal housing policy that aim to address the affordability crisis. President Trump's refusal to sign it sets the stage for continued political battles over voting rights and housing policy ahead of the November midterm elections. The Save America Act remains stalled in the Senate, and it is unclear whether the standoff will lead to any compromise. For now, the housing bill's enactment without the president's signature marks a rare instance of bipartisan legislation moving forward despite executive opposition, underscoring the urgency of housing affordability for millions of Americans.