HR 7138
Stop Wall Street Landlords Act of 2026
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Bill overview
The Stop Wall Street Landlords Act of 2026 aims to limit the ability of large investors to profit from owning single-family homes. It does this by disallowing deductions for certain expenses related to these properties, imposing an excise tax on their sale, and prohibiting federal mortgage assistance to these investors. The bill also directs funds collected from penalties to increase affordable rental housing options.
Key provisions
- Disallows deductions for mortgage interest and depreciation for single-family homes owned by ‘specified large investors’.
- Imposes an excise tax on the sale of single-family homes by ‘specified large investors’.
- Prohibits federal mortgage assistance to ‘specified large investors’.
- Directs funds from penalties to the Housing Trust Fund for affordable housing.
- Defines a ‘specified large investor’ based on aggregate assets exceeding $100 million.
- Establishes rules for treating controlled groups as a single investor.
- Excludes federally-assisted buildings from the definition of ‘single-family home’.
- Creates an 18-month effective date for many of the provisions.
Who is affected
- Large investors
- Homeowners
- Mortgage lenders
- Federal Housing Enterprises (Fannie Mae, Freddie Mac, Ginnie Mae)
- Low- and very low-income families
Notable changes
- Creates a new tax on the sale of single-family homes by large investors.
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119th CONGRESS — 2d Session
H. R. 7138
IN THE HOUSE OF REPRESENTATIVES
A BILL
To amend the Internal Revenue Code of 1986 to disallow the deduction of certain expenses relating to ownership of single-family homes by specified large investors, to impose an excise tax on the sale of such homes by such investors, and to prohibit Federal mortgage assistance relating to certain large investors.
This Act may be cited as the Stop Wall Street Landlords Act of 2026
.
Part IX of subchapter B of Chapter 1 of subtitle A of the Internal Revenue Code of 1986 is amended by adding at the end the following new section:
In the case of a specified large investor, no deduction shall be allowed under this chapter for the following expenses relating to the ownership of a single-family home:
Amounts paid or incurred for the interest on a mortgage relating to such single-family home or to insure such single-family home.
Depreciation of such single-family home.
For purposes of this section—
The term specified large investor
means any person for any taxable year if the aggregate fair market value of all assets of such person (reduced by the aggregate debts of the taxpayer) exceeds $100,000,000 at any time during such taxable year.
For purposes of this subsection—
All persons which are part of a controlled group (within the meaning of section 1563(a) applied by substituting more than 50 percent
for at least 80 percent
each place it appears) shall be treated as 1 person.
Under regulations or other guidance provided by the Secretary, principles similar to the principles of subparagraph (A) shall apply to a group of persons under common control where 1 or more of such persons is not a corporation.
Such term shall not include either of the following:
Any governmental entity.
Any organization which is described in section 501(c)(3) and exempt from tax under section 501(a).
For purposes of this section, the term single-family home
means any real property located in the United States if such property includes at least 1 dwelling unit and not more than 4 dwelling units.
For purposes of this section—
Such term shall not include any federally-assisted building.
The term federally-assisted building
means any building—
which is substantially assisted, financed, or operated under section 8 of the United States Housing Act of 1937, section 221(d)(3), 221(d)(4), or 236 of the National Housing Act, section 515 of the Housing Act of 1949, or any other housing program administered by the Department of Housing and Urban Development or by the Rural Housing Service of the Department of Agriculture,
with respect to which a credit is allowed to the taxpayer under section 42, or
for which financing is provided by a qualified bond (within the meaning of section 141).
In the case of a specified large investor who is an individual, subsection (a) shall not apply to any single-family home if such home is used as the principal residence of such investor.
Subsection (a) shall not apply with respect to a single-family home originally constructed or substantially rehabilitated (as defined in section 47(c)) by the taxpayer.
The table of sections for part IX of subchapter B of chapter 1 of such Code is amended by inserting after the item relating to section 280H the following new item:
Chapter 36 of subtitle D of the Internal Revenue Code of 1986 is amended by inserting after subchapter D the following new subchapter:
There is hereby imposed a tax on the sale or transfer of a single-family home by a specified large investor in an amount equal to the sale price of the single-family home.
For purposes of this section, the terms specified large investor
and single-family home
shall have the respective meanings given such terms in section 280I.
Rules similar to the rules of subsections (b)(2), (d)(1), and (d)(2) of section 280I shall apply for purposes of this section.
The table of subchapters for chapter 36 of subtitle D of such Code is amended by adding after the item relating to subchapter D the following new item:
The amendments made by this section shall apply to sales and transfers occurring after the date that is 18 months after the date of the enactment of this Act.
Amounts collected in any penalty under section 3 shall be deposited in the Housing Trust Fund established under section 1338 of the Federal Housing Enterprises Financial Safety and Soundness Act of 1992 (12 U.S.C. 4568).
To the extent provided for in advance in appropriations Acts, the amounts deposited in the Fund shall be used to increase and preserve the supply of rental housing affordable to extremely low- and very low-income families, including homeless families, in accordance with such section 1338.
The Director shall, by regulation, prohibit the enterprises from newly purchasing any mortgage on a single-family housing or any portion thereof (or any interest in such a mortgage), and from newly lending on the security of or securitizing any such mortgage under which the mortgagee is a specified large investor (as such term is defined in of the Internal Revenue Code of 1986).
The Association may not newly guarantee the payment of principal of or interest on any trust certificate or other security based or backed by a trust or pool that contains, or purchase or acquire, any mortgage under which the mortgagee is a specified large investor (as such term is defined in section 280I(b) of the Internal Revenue Code of 1986).