housing

California and a coalition of other states sued the Trump administration Monday over its efforts to roll back fair housing rules that bar certain types of discrimination by landlords, including against LGBTQ+ people.

California Atty. Gen. Rob Bonta said a U.S. Department of Housing and Urban Development rule change threatening funding for states that offer housing protections for LGBTQ+ and other marginalized individuals who are not explicitly covered by federal law is illegal, undermines state efforts to combat discrimination and would push vulnerable people onto the streets.

“In effect, the Trump administration is attempting to roll back civil rights enforcement in housing at the federal level, and pressure states to weaken their own protections as well,” Bonta said during a news conference Monday. “That’s not just bad policy, it’s unlawful.”

Representatives from HUD and the White House did not immediately respond to a request for comment.

The federal Fair Housing Act explicitly bans discrimination based on seven traits: race, color, national origin, religion, sex, familial status and disability. Under rules set forth during the Obama administration, the U.S. Department of Housing and Urban Development has for years interpreted the law as banning discrimination based on sexual orientation and gender identity.

Many states, including California, also have adopted laws explicitly banning discrimination against LGBTQ+ people and other marginalized groups not mentioned in the federal law, with California also banning discrimination based on marital status, ancestry, source of income and veteran or military status.

In September, HUD issued new guidance threatening to decertify state housing agencies — stripping their federal funding and ability to investigate discrimination claims — if they provide anti-discrimination protections other than those spelled out in the Fair Housing Act. The guidance also barred state agencies from using federal funds to “promote gender ideology,” “fund or promote elective abortions” or promote illegal immigration, according to the lawsuit.

The guidance followed that of HUD Secretary Scott Turner, a former NFL player and Trump loyalist, who announced last year that HUD would no longer adhere to a 2016 Obama-era rule protecting transgender people from housing discrimination, which Turner said “tied housing programs, shelters and other facilities funded by HUD to far-left gender ideology.”

“We, at this agency, are carrying out the mission laid out by President Trump on January 20th [2025] when he signed an executive order to restore biological truth to the federal government,” Turner said in a statement, referring to Trump’s order calling on federal agencies across the government to rescind protections for transgender Americans.

“This means recognizing there are only two sexes: male and female,” Turner said. “It means getting government out of the way of what the Lord established from the beginning when he created man in His own image.”

Among other things, the administration said rules barring discrimination against transgender people allowed “biological men to enter shelters intended for women impacted by trauma, domestic abuse and violence.”

LGBTQ+ advocacy groups condemned the move, noting that transgender Americans face heightened discrimination in a slate of areas — including housing — and need protections. They also contended that HUD’s new policies violate a 2020 U.S. Supreme Court decision barring employment discrimination based on gender or gender identity.

Bonta said the Fair Housing Act “set a floor, not a ceiling, for protections against discrimination,” which means that states “have the authority to go further and protect more people,” as California has endeavored to do.

He said HUD has supported the state’s anti-discrimination work for decades through the Fair Housing Assistance Program, which provides funding to state and local agencies to investigate and enforce laws against housing discrimination. HUD’s new guidance “threatens to undermine that system” by demanding an end to state protections not just for LGBTQ+ people, but for military veterans, immigrants as well as women receiving abortions and other reproductive healthcare, he said.

“Families across California are already struggling to find homes they can afford, and the last thing they need is for the federal government to make it harder,” Bonta said. “At its core, this lawsuit is about protecting a fundamental civil right: the right to rent, buy, or live in housing without discrimination.”

Bonta said California interprets the Fair Housing Act’s ban on sex discrimination as protecting LGBTQ+ people, but the Trump administration doesn’t agree — making the state’s more explicit protections important.

He said about $3 million in federal funding is currently at stake for California, with millions more at stake in other states.

Illinois Atty. Gen. Kwame Raoul, who is helping lead the lawsuit and spoke alongside Bonta Monday, said states with robust antidiscrimination laws “will not go backwards and we will not give in to threats” from the Trump administration.

“These actions are part of a broader, ongoing pattern by this administration to subvert the legal protections our country has put in place to combat discrimination, and to tear down the hard fought progress we have made for civil rights,” Raoul said. “It is also just the latest page in the president’s illegal playbook to use funding and programs created by Congress to try to strong arm states into adopting Trump’s preferred policies.”

The states allege that HUD’s targeting of state antidiscrimination policies comes after it downsized its own workforce and significantly reduced its ability to investigate housing discrimination complaints and enforce fair housing laws. They say the new guidance violates multiple federal laws, including laws that govern federal spending and rule changes, and are asking the federal court to immediately invalidate the guidance as unlawful.

Bonta and Raoul are joined in the lawsuit by the attorneys general of Arizona, Colorado, Connecticut, Delaware, the District of Columbia, Hawaii, Maine, Maryland, Massachusetts, Michigan, New Jersey, Rhode Island, Vermont and Washington.

WASHINGTON — The Senate passed a broad bill on Thursday to make U.S. housing more accessible and affordable, a rare bipartisan effort in Congress to address a growing national problem.

The bill, which passed 89 to 10, would reduce regulations, regulate corporate investors and expand how housing dollars can be used to build affordable homes and rentals. It will now head back to the House, which passed a similar bill earlier this year.

“We have a housing shortage all across America,” said Sen. Elizabeth Warren (D-Mass.), who worked with Republicans to win overwhelming support from both parties for the legislation. “We need more housing of every kind. More housing for first-time home buyers, more housing for renters, more housing for seniors, more housing for people with disabilities, more rural housing, more urban housing, more, more, and more.”

The legislation, she said “will help drive down prices.”

Senate Banking Committee Chairman Tim Scott (R-S.C.), led the effort with Warren. He said ahead of the vote that the Senate could “do what so many people failed to do in this legislative body for the last few decades, and that is pass consequential legislation that makes it easier to become a homeowner.”

Roadblocks ahead for the legislation

Despite the overwhelming bipartisan vote in the Senate, It’s unclear whether the House will pass the legislation again — or if President Trump will sign it.

Trump has strongly backed the bill through the bipartisan negotiations, but he has also slowed its momentum with a declaration last weekend that he won’t sign any new measures unless Congress passes legislation that would require voters to show proof of citizenship and end most mail-in balloting. The Senate is expected to begin consideration of that bill next week, but it is unlikely to pass as all Democrats oppose it.

At the same time, House leaders have indicated that they are unlikely to accept the Senate version of the housing legislation and have suggested they could launch a formal conference process to negotiate a final deal between the chambers — a process that could take months.

Senate Majority Leader John Thune (R-S.D.) said ahead of the bill’s passage on Thursday that conference negotiations are a possibility, “but obviously the quickest way to do this would be to pick up the Senate bill and pass it.”

If the White House wants that to happen, he said, “they’ll probably have to make that argument to House leadership.”

Making housing more attainable

The bill would give local governments more power on housing issues, allow banks to invest more in affordable housing and lift limits on the number of units in a public housing development that can receive private financing through Section 8 funding that helps rehabilitate properties.

“You’ve got many provisions in this bill that stop treating the U.S. like one single housing market and start giving local leaders the tools they need to fix their unique regional puzzle,” said Peter Carroll with Cotality, a company that tracks housing data.

The bill aims to make homebuilding easier by streamlining some regulations that require environmental reviews and inspections. It also eliminates a limit on a grant for emergency shelter beds and street homelessness outreach.

As many affordable housing developers are leaning on manufactured and modular homes that can be transported to areas that need housing, the legislation also lifts the requirement that they have to be built on a permanent chassis, making them easier to build and design.

Housing advocacy and policy groups say they wish the bill went further by investing money in building more housing and assisting renters.

“This legislation is the product of essentially senators and House members wanting to come up with something that could pass with both Democratic and Republican votes, which means it’s inherently less ambitious,” said Yonah Freemark, a researcher at Urban Institute.

Corporate investors

One of the more contested provisions of the bill would bar institutional investors from buying single-family homes — a top priority for Trump.

The bill defines such investors as any that directly or indirectly own 350 or more single-family homes. Investors of any size would not be required to sell single-family homes bought before the date that the bill becomes a law.

They would still be allowed to buy or build single-family homes if they rent them out, but would be required to sell them to an individual homebuyer after seven years and offer that buyer “price concessions” and give tenants a 30-day “first-look” period when the time comes to sell the home.

A need for reform

The U.S. housing market has been in a slump dating back to 2022, when mortgage rates began to climb from pandemic-era lows.

Sales of previously occupied U.S. homes have been hovering close to a 4-million annual pace now going back to 2023 — well short of the 5.2-million annual pace that’s historically been the norm. They slowed last year to a 30-year low and have remained sluggish so far this year, declining in January and February versus a year earlier.

A sharp run-up in home prices, especially in the early years of this decade, and a chronic shortage of homes nationally worsened by years of below-average home construction have left many aspiring homeowners priced out of the market.

Meanwhile, while the median U.S. monthly rent has been declining for more than two years, it was still 15.2% higher in January than it was at the start of 2020, according to data from Realtor.com.

The trends have ratcheted pressure on lawmakers this year, with midterm elections looming in November, to show they’re working on ways to make homeownership and rental housing costs more affordable.

Kramon, Veiga and Jalonick write for the Associated Press. Kramon reported from Atlanta and Veiga reported from Los Angeles.

WASHINGTON — New York City Mayor Zohran Mamdani presented President Trump with a mock newspaper front page during a visit to the White House on Thursday to discuss massive new housing investments in the city.

It’s a tactic designed to appeal to Trump, who is keenly aware of his media coverage and, aside from being an avid viewer of cable news, is known to voraciously consume coverage in the local New York City publications. The Republican president and Democratic mayor have maintained a cordial relationship since their first meeting last fall.

Anna Bahr, Mamdani’s communications director, said the mayor’s team created a mock front page and headlines for Trump to look at and demonstrate what kind of reaction new federal housing investments could bring. The mock New York Daily News front page says “Trump to City: Let’s Build” — a riff on the famous 1975 cover that read “Ford to City: Drop Dead,” referring to Gerald Ford’s vow to veto financial assistance to the city.

The mayor posted the photo of their meeting, featuring the front pages, to his social media page.

Mamdani’s office declined to elaborate on the mayor’s housing proposal, but Bahr said Trump was “very enthusiastic” about it. When Trump and Mamdani last met in November, the president encouraged Mamdani to return to him with an idea to build big things together in New York City, Bahr said.

Though Trump repeatedly maligned Mamdani as a “communist” as he ran for New York City mayor, the president appeared charmed by him after their one-on-one meeting at the White House in November.

At the meeting on Thursday – which was previously unannounced and lasted for about an hour – Mamdani also brought up the detainment of Ellie Aghayeva, a Columbia University student from Azerbaijan who was arrested earlier Thursday by federal immigration agents.

The agents had accessed a campus residence by claiming they were searching for a “missing person,” according to Aghayeva’s attorneys and Columbia’s president. As he met with Trump, Mamdani urged Trump to consider releasing her.

In a phone call not long after their White House meeting, Trump told the mayor that Aghayeva would be released. Mamdani also gave White House chief of staff Susie Wiles a list of four other students targeted by federal authorities and asked for the administration’s help with them.

The four students are Mahmoud Khalil, Yunseo Chung, Mohsen Mahdawi and Leqaa Kordia, who were all detained for their roles in pro-Palestinian protests. Of the four, only Kordia remains in custody, although all cases are proceeding through the courts.

Kim writes for the Associated Press.