Senior Accessible Housing Tax Credit Act of 2026

[Congressional Bills 119th Congress]
[From the U.S. Government Publishing Office]
[H.R. 9554 Introduced in House (IH)]

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119th CONGRESS
  2d Session
                                H. R. 9554

 To amend the Internal Revenue Code of 1986 to allow a credit against
 tax for qualified accessible housing expenses, and for other purposes.

_______________________________________________________________________

                    IN THE HOUSE OF REPRESENTATIVES

                             June 30, 2026

 Mr. Latimer introduced the following bill; which was referred to the
   Committee on Ways and Means, and in addition to the Committee on
 Financial Services, for a period to be subsequently determined by the
  Speaker, in each case for consideration of such provisions as fall
           within the jurisdiction of the committee concerned

_______________________________________________________________________

                                 A BILL

 To amend the Internal Revenue Code of 1986 to allow a credit against
 tax for qualified accessible housing expenses, and for other purposes.

    Be it enacted by the Senate and House of Representatives of the
United States of America in Congress assembled,

SECTION 1. SHORT TITLE.

    This Act may be cited as the ``Senior Accessible Housing Tax Credit
Act of 2026''.

SEC. 2. SENIOR ACCESSIBLE HOUSING TAX CREDIT.

    (a) In General.--Subpart A of part IV of subchapter A of chapter 1
of the Internal Revenue Code of 1986 is amended by inserting after
section 25F the following new section:

``SEC. 25G. SENIOR ACCESSIBLE HOUSING CREDIT.

    ``(a) In General.--In the case of an eligible individual, there
shall be allowed as a credit against the tax imposed by this chapter
for the taxable year an amount equal to the aggregate amount of
qualified accessible housing expenses paid or incurred by the taxpayer
during such taxable year.
    ``(b) Eligible Individual.--
            ``(1) In general.--For purposes of this section, the term
        `eligible individual' means any individual who--
                    ``(A) has attained age 60 before the close of the
                taxable year, and
                    ``(B) is not a nonresident alien.
            ``(2) Special rule for joint returns.--In the case of a
        married couple filing a joint return for the taxable year,
        credit under this section shall be allowed--
                    ``(A) if at least 1 spouse has attained age 60
                before the close of the taxable year, and
                    ``(B) only if neither spouse is a nonresident
                alien.
    ``(c) Qualified Accessible Housing Expenses.--
            ``(1) In general.--For purposes of this section, the term
        `qualified accessible housing expenses' means, with respect to
        a taxpayer, any expenses which are related to making any of the
        following modifications to a qualified residence of such
        taxpayer:
                    ``(A) Installing wheelchair ramps.
                    ``(B) Widening doorways.
                    ``(C) Installing handrails or grab bars.
                    ``(D) Installing non-slip flooring.
                    ``(E) Installing bathtub cuts or shower seats.
                    ``(F) Installing furniture risers.
                    ``(G) Installing chair lifts.
                    ``(H) Replacing toilets.
                    ``(I) Replacing bathroom vanities.
                    ``(J) Replacing kitchen or bathroom faucets.
                    ``(K) Any other modification which the Secretary,
                in consultation with the Secretary of Health and Human
                Services, determines would improve an eligible
                individual's ability to live safely and independently.
        Such term includes any expenses for labor costs properly
        allocable to the onsite preparation, assembly, or original
        installation of property described in this paragraph, including
        any property allowed pursuant to subparagraph (K).
            ``(2) Qualified residence.--
                    ``(A) In general.--For purposes of paragraph (1),
                the term `qualified residence' means any dwelling unit
                located in the United States and owned or used by the
                taxpayer as the principal residence (within the meaning
                of section 121), or qualified second home, of such
                taxpayer.
                    ``(B) Qualified second home.--For purposes of this
                paragraph, the term `qualified second home' means a
                residence within the meaning of section
                163(h)(5)(A)(i)(II).
    ``(d) Limitations.--
            ``(1) Dollar limitation.--The credit allowed under
        subsection (a) to any taxpayer for any taxable year shall not
        exceed $10,000.
            ``(2) Limitation based on modified adjusted gross income.--
                    ``(A) In general.--The amount of the credit allowed
                under subsection (a) for any taxable year shall be
                reduced (but not below zero) by $1 for each $2 (or
                fraction thereof) by which the taxpayer's modified
                adjusted gross income exceeds the threshold amount. For
                purposes of the preceding sentence, the term `modified
                adjusted gross income' means adjusted gross income
                increased by any amount excluded from gross income
                under section 911, 931, or 933.
                    ``(B) Threshold amount.--For purposes of
                subparagraph (A), the term `threshold amount' means--
                            ``(i) $200,000 in the case of a joint
                        return or a surviving spouse (as defined in
                        section 2(a)),
                            ``(ii) $150,000 in the case of a head of
                        household (as defined in section 2(b)), and
                            ``(iii) $100,000 in the case of a taxpayer
                        not described in clause (i) or (ii).
    ``(e) Denial of Double Benefit.--In the case of any qualified
accessible housing expenses with respect to which credit is allowed
under subsection (a)--
            ``(1) no other credit or deduction shall be allowed for, or
        by reason of, any such expense to the extent of the amount of
        such credit, and
            ``(2) the basis of any property shall be reduced by the
        amount of such credit to the extent that such expenses were
        taken into account in determining such basis.
    ``(f) Inflation Adjustment.--In the case of any taxable year
beginning after 2027, each dollar amount in subsection (d) shall be
increased by an amount equal to--
            ``(1) such dollar amount, multiplied by
            ``(2) the cost-of-living adjustment determined under
        section 1(f)(3) for the calendar year in which the taxable year
        begins, determined by substituting `calendar year 2026' for
        `calendar year 2016' in subparagraph (A)(ii) thereof.
If any increase under the preceding sentence is not a multiple of $1,
such amount shall be rounded to the nearest multiple of $1.
    ``(g) Regulations.--The Secretary shall issue such regulations or
other guidance as may be necessary to carry out the purposes of this
section.''.
    (b) Clerical Amendment.--The table of sections for subpart A of
part IV of subchapter A of chapter 1 of such Code is amended by
inserting after the item relating to section 25F the following new
item:

``Sec. 25G. Senior accessible housing credit.''.
    (c) Effective Date.--The amendments made by this section shall
apply to taxable years beginning after December 31, 2026.

SEC. 3. OLDER ADULT HOME MODIFICATION GRANT PROGRAM AUTHORIZATION OF
              APPROPRIATIONS.

    There is authorized to be appropriated to the Secretary of Housing
and Urban Development $100,000,000 for each of the fiscal years 2027
through 2031 for the grant program established under the third proviso
of paragraph (2) under the heading ``Lead Hazard Reduction'' under the
heading ``office of lead hazard control and healthy homes'' in title II
of division D of the Consolidated Appropriations Act, 2026 (Public Law
119-75) (commonly known as the ``Older Adult Home Modification Grant
Program'').
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