Quick Summary

In a rare moment of bipartisan agreement, the U.S. Senate passed the Renewing Opportunity in the American Dream (ROAD) to Housing Act of 2025 as part of its version of the National Defense Authorization Act (NDAA). The bill aims to increase housing supply, lower costs, and expand homeownership pathways nationwide. It now heads to the House, where differences between the House and Senate versions of the NDAA will be reconciled. It is not law yet. Senate Banking Committee+1

National housing leaders, including the National Association of REALTORS®, praised the package for focusing on pragmatic steps to boost supply, improve access to financing, and permanently authorize disaster recovery tools. National Association of REALTORS®+1

For Palos Verdes, the big question is simple: could this help families affected by the landslide in Rancho Palos Verdes and those navigating a very constrained South Bay market? Below, I break down the major provisions and connect them to our local realities.

What Is in the ROAD to Housing Act?

The Senate package includes dozens of provisions. The major pillars are:

1) Building more homes and cutting red tape

• Streamlining certain environmental reviews for small-scale housing projects

• Creating grants that reward communities that actually increase housing production

• Encouraging zoning and land-use “best practices,” including model frameworks and pre-approved “pattern books” to shorten approval timelines
  These provisions aim to tackle the bottlenecks that keep supply too low. National Association of REALTORS®+1

2) Opening doors to homeownership

• Addressing barriers to small-dollar mortgages so more lenders can profitably originate loans for modest price points

• Improving the appraisal process and expanding the appraiser workforce

• Strengthening housing counseling and financial literacy
  The small-dollar mortgage focus matters for entry-tier buyers and for households relocating after a disaster who may need flexible financing to right-size. National Mortgage Professional+1

3) Supporting housing innovation

• Updating definitions and financing pathways for manufactured and modular homes

• Encouraging new building technologies that can reduce costs and shorten build times
  Factory-built homes are not a one-size-fits-all solution for the Peninsula, but they can create options in nearby markets when buyers need interim or more affordable housing. National Association of REALTORS®

4) Helping communities recover from disasters

• Permanent authorization of the Community Development Block Grant–Disaster Recovery (CDBG-DR) program to speed and stabilize federal disaster funding

• Reforms across homelessness programs, rental assistance tools, and veteran housing supports
  Permanent CDBG-DR authorization matters for places like Rancho Palos Verdes where the disaster does not fit neatly into traditional FEMA categories. National Association of REALTORS®

Status note: The Senate has passed these housing provisions as part of its NDAA. The House must take up its version, differences must be negotiated, and a final bill must then be signed by the President before anything takes effect. Senate Banking Committee

Why This Moment Matters Nationally

Housing affordability has become a high-priority issue for both parties. The Senate’s strong bipartisan vote signals growing urgency to move beyond debate and toward implementation that increases supply and improves access to financing. National real estate organizations, mayors, and industry groups publicly supported Senate passage, reinforcing that this is the most comprehensive housing package in years. National Association of REALTORS®+1

The Palos Verdes Lens: Could the ROAD Act Help Our Community?

Palos Verdes is a high-cost, low-supply coastal market with unique geologic and environmental constraints. The entry tier within our four cities is tight. At the same time, Rancho Palos Verdes is confronting a long-running landslide emergency that has accelerated since 2023–2024, damaging homes and infrastructure and triggering utility shutoffs. Traditional disaster aid has been difficult to obtain or sustain. Rancho Palos Verdes+1

1) Disaster recovery funding that is more predictable

What the bill does: Permanently authorizes CDBG-DR, the federal program that channels flexible disaster recovery funds through HUD. Permanent authorization would standardize and speed how funds are deployed, reduce ad-hoc rulemaking, and allow communities to plan multi-year recovery with more certainty. National Association of REALTORS®

Why it matters here: Rancho Palos Verdes has faced a patchwork of decisions and program changes that complicate funding for stabilization, temporary housing, and property recovery. A permanent CDBG-DR could reduce delays and ambiguity that have hurt local timelines. If the bill becomes law, RPV and L.A. County could have a more reliable framework for applying, planning, and deploying funds tied to landslide impacts, buyouts, or infrastructure resilience. Rancho Palos Verdes

2) Modernizing manufactured and modular housing rules

What the bill does: Updates definitions and asks HUD to evaluate financing barriers for manufactured and modular homes. The aim is to improve access to safe, factory-built housing that can be permitted faster and financed more predictably. National Association of REALTORS®

Why it matters here: For residents displaced by the landslide, the immediate need is safe, stable housing. While much of the Peninsula’s zoning is not designed for manufactured housing in place, many families will look beyond the hill for temporary or permanent alternatives. Better financing access and more modern rules could make those options more realistic in nearby communities when time and budget are critical.

3) Small-dollar mortgage access

What the bill does: Directs regulators to evaluate the effect of points-and-fees caps and other rules on small-dollar mortgage lending, with the goal of unlocking more loans for lower balance amounts. It also contemplates rulemaking if changes are needed to support responsible lending in this space. National Mortgage Professional+1

Why it matters here: Many displaced homeowners face tough math. Insurance often excludes landslide damage, some federal channels have been slow or unavailable, and not everyone can qualify for or carry two large mortgages. If lenders can originate smaller balance loans more efficiently, it could help families secure a modest replacement home, a condo, or a bridge option without the friction that currently discourages lenders from serving this niche.

4) Pattern books, pre-approved designs, and best-practice zoning

What the bill does: Creates grants for communities that implement pattern books of pre-approved designs, plus technical assistance for zoning reforms that responsibly increase supply. National Association of REALTORS®

Why it matters here: Within Palos Verdes, each city has its own character and constraints. Pre-approved designs are not a shortcut around geologic realities, but they can simplify routine additions, ADUs, or gentle density where appropriate. In nearby cities that do not face our landslide geology, pattern books could shorten timelines, which matters when displaced families are trying to move quickly and inventory is tight.

5) Permanent disaster tools alongside local land-use decisions

The City of Rancho Palos Verdes has advanced significant land-use and safety actions in the landslide zone, including moves toward banning new construction in the most unstable areas as part of an evolving safety strategy. Any federal program must work in harmony with local ordinances. Permanent CDBG-DR and related tools can enable buyouts, infrastructure stabilization, or relocations, but they will be guided by local safety policies and engineering judgment. SFGATE

Rancho Palos Verdes Landslide: Where Things Stand

• The Portuguese Bend area has experienced accelerated land movement, which led to widespread utility shutoffs, red and yellow tags, road damage, and the loss of heritage sites. Traditional federal disaster funding channels have been patchy, and some requests were denied, complicating recovery. Rancho Palos Verdes+1

• Local officials continue to invest in stabilization strategies, such as hydraugers that reduce subsurface water, while navigating shifting federal program landscapes. LAist

• Discussions about prohibiting new construction in the most hazardous zone have advanced, reflecting the priority of public safety and long-term resilience. SFGATE

What this means for homeowners: Recovery is not a single program or a single vote in Washington. It is a combination of local geotechnical work, safety-first ordinances, county and state partnerships, and federal programs that must now be aligned. If the ROAD Act’s disaster provisions become law, they could reduce friction, speed funding cycles, and give our city a more predictable path to plan multi-year solutions.

How to Think About Buyer and Seller Decisions in the Peninsula Right Now

Even as we follow the policy path in Washington, buyers and sellers still need to make decisions in real time.

For buyers

1. Clarify your risk tolerance by micro-location. In Palos Verdes, street-by-street stability, slope, and drainage matter. Your agent should review disclosures, city maps, and any available geologic data.

2. Have a financing Plan A and Plan B. If you are considering more modest price points or properties that need work, ask your lender about program variety and how smaller balances are underwritten today. If the small-dollar mortgage changes pass, expect more options later. National Mortgage Professional

3. Expand the search grid. Inventory is tight. Consider nearby cities where pattern-book or pre-approved designs may emerge. This can shorten remodel timelines once you buy.

For sellers

1. Price with precision. Entry-tier within each PV city is the demand engine. When priced correctly, turnkey properties move quickly.

2. Pre-inspection and clarity. Buyers are paying attention to geology and infrastructure. Clean reports, transparent disclosures, and documented upgrades reduce friction.

3. Marketing that educates. Use data-rich materials that show micro-market comparables, average days on market, and how your home performs against nearby options. This earns trust in a cautious market.

Common Questions I Hear About the ROAD Act

Is the ROAD to Housing Act already law?
Not yet. The Senate passed it as part of its NDAA. The House will consider its own NDAA. The two chambers must reconcile differences before a final bill goes to the President. Senate Banking Committee

Does this mean Rancho Palos Verdes will get federal money right away?
No. The bill must become law and then federal agencies would implement the programs. Permanent authorization for CDBG-DR would make future deployments more consistent, but RPV would still apply through the correct channels. National Association of REALTORS®

Could small-dollar mortgages help downsizing or displaced families?
Yes, if the regulators and the CFPB adjust rules that currently make low-balance loans hard to originate, lenders could expand offerings for modest condos or smaller homes. That is the intent of the small-dollar mortgage section. National Mortgage Professional

Will the act change local zoning in Palos Verdes?
No federal bill can rewrite your city’s zoning by itself. The bill offers incentives, model frameworks, and grants. Each city retains control of land use and geologic safety policies.

What about manufactured or modular homes?
The act updates definitions and calls for better financing access. On the Peninsula, these homes are less likely to be sited in our most sensitive areas. They can, however, expand options in nearby communities for families who need faster, more affordable housing.

Local Action Steps While Washington Works

1. Track City Updates. Stay current with Rancho Palos Verdes’ land movement bulletins and Council actions. These clarify safety zones, infrastructure work, and rebuilding rules as they evolve. Rancho Palos Verdes

2. Document Everything. If you are affected by land movement, keep meticulous records of photos, utility shutoffs, repairs, inspections, and communications with your insurer and lenders. These are vital for any program applications later.

3. Talk to Your Lender Now. Ask about flexible products and plan for different scenarios. Small-dollar mortgage reforms could help in the future, but there may be workable solutions today. National Mortgage Professional

4. Explore Buyout or Relocation Options if Offered. If county or state programs open or expand, act quickly and get multiple opinions on value, timing, and tax effects.

5. Work with a Local, Full-time Team. Your agent should coordinate with geologists, inspectors, lenders, and city staff so you are not navigating this alone.

For Our Clients in Palos Verdes Estates, Rancho Palos Verdes, Rolling Hills, and Rolling Hills Estates

Every city on the Peninsula is different. Palos Verdes Estates tends to absorb well-priced homes quickly. Rancho Palos Verdes has the most varied terrain and the most complex geologic story in the region. Rolling Hills offers privacy and equestrian estates inside a gated city. Rolling Hills Estates blends neighborhoods and townhomes with access to schools and trails. Your strategy should be hyper-local.

• If you are buying: We will tailor your search to stable micro-locations and bring clarity on disclosures, slope, drainage, and infrastructure.

• If you are selling: We will price with surgical precision, present your home to reduce buyer friction, and market with data that builds trust.

• If you are displaced or evaluating options: We will map temporary and permanent paths, including financing options and nearby markets that can deliver faster relief.

What I Will Watch Next

• The House NDAA timeline and any changes to the housing title

• Final language on CDBG-DR authorization and administration

• Regulatory follow-through on small-dollar mortgages

• HUD guidance on manufactured and modular financing

• State and county coordination to align federal tools with local safety policies

The ROAD Act alone will not solve every issue in Palos Verdes. It can, however, remove friction, standardize disaster recovery, and open more financing pathways that help real families make real moves. For communities like ours, where geology and affordability collide, predictable tools and faster timelines make a meaningful difference.

Bottom Line

The Senate’s passage of the ROAD to Housing Act is a major step toward practical affordability and recovery tools. If enacted, it could help communities build more, finance smarter, and recover faster. For Rancho Palos Verdes families living with the daily reality of land movement, permanent disaster recovery authorization and clearer financing pathways would be very welcome progress. Until the bill becomes law, we will keep moving clients forward with the best current options while tracking the policy finish line. National Association of REALTORS®+1

Call to Action

Thinking about your next move in Palos Verdes Estates, Rancho Palos Verdes, Rolling Hills, or Rolling Hills Estates. Whether you are buying, selling, or figuring out your path after a landslide impact, I am here to help. Let us build a city-specific plan that fits your timeline, budget, and risk tolerance.

Citations and Notes

• Senate passage and inclusion in NDAA, plus bipartisan sponsorship and committee action. Senate Banking Committee

• NAR statement and national coverage noting disaster recovery authorization and supply measures. National Association of REALTORS®+1

• Outline of small-dollar mortgage provisions and potential rulemaking path. National Mortgage Professional+1

• RPV land movement status and challenges securing disaster aid. Rancho Palos Verdes+1

• Local policy developments regarding construction limits in the most unstable zones. SFGATE