Eleanor Smith Inclusive Home Design Act of 2024

The term covered dwelling unit means a dwelling unit that—

(A) is—

(i) a detached single-family house;

(ii) a townhouse or multi-level dwelling unit (whether detached or attached to other units or structures); or

(iii) a ground-floor unit in a building of not more than 3 dwelling units;

(B) is designed as, or intended for occupancy as, a residence;

(C) was designed, constructed, or commissioned, contracted, or otherwise arranged for construction, by any person or entity that, at any time before the design or construction, received or was guaranteed Federal assistance for any program or activity relating to the design, construction, or commissioning, contracting, or other arrangement for construction, of the dwelling unit; and

(D) is made available for first occupancy on or after the date that is 1 year after the date of enactment of this Act.

The term Federal assistance means any assistance that is provided or otherwise made available by the Federal Government, through any grant, loan, contract, or any other arrangement, on or after the date that is 1 year after the date of enactment of this Act, including—

(A) a grant, a subsidy, or any other funds;

(B) a service provided by a Federal employee or an employee of a person or entity that receives a grant from the Federal Government;

(C) real or personal property or any interest in or use of such property, including—

(i) a transfer or lease of the property; and

(ii) proceeds from a subsequent transfer or lease of the property if the Federal share of the fair market value is not returned to the Federal Government;

(D) any—

(i) tax credit; or

(ii) mortgage or loan guarantee or insurance; and

(E) community development funds in the form of an obligation guaranteed under section 108 of the Housing and Community Development Act of 1974 (42 U.S.C. 5308).

The term person or entity includes an individual, corporation (including a not-for-profit corporation), partnership, association, labor organization, legal representative, mutual corporation, joint-stock company, trust, unincorporated association, trustee, trustee in a case under title 11, United States Code, receiver, fiduciary, Tribal government, territorial government, or local government.

An applicant for Federal assistance shall submit an assurance to the Federal agency responsible for the assistance that each program or activity of the applicant will be conducted in compliance with this Act.

An applicant for or recipient of Federal assistance for the design, construction, or commissioning, contracting, or other arrangement for construction, of a covered dwelling unit shall submit for approval the architectural, interior design, and construction plans for the unit to the State or local department or agency that is responsible, under applicable State or local law, for the review and approval of construction and design plans for compliance with generally applicable building codes or requirements (in this subsection referred to as the appropriate State or local agency).

In submitting plans under subparagraph (A), a person or entity shall include notice that the person or entity has applied for or received Federal assistance, as defined in this Act, with respect to the covered dwelling unit.

The Secretary of Housing and Urban Development, the Secretary of Agriculture, and the Secretary of Veterans Affairs may not provide any Federal assistance under any program administered by the Secretary involved to a State or unit of general local government (or any agency or instrumentality thereof) unless the appropriate State or local agency thereof is, in the determination of the Secretary involved, taking the enforcement actions under subparagraph (B).

The enforcement actions under this subparagraph are—

(i) reviewing any plans for a covered dwelling unit submitted under paragraph (1) and approving or disapproving the plans based on compliance of the dwelling unit with the requirements of this Act; and

(ii) consistent with applicable State or local laws and procedures, withholding final approval of construction or occupancy of a covered dwelling unit unless and until the appropriate State or local agency determines compliance as described in clause (i).

Not later than 5 years after the occurrence or termination, whichever is later, of an act or omission with respect to a covered dwelling unit in violation of this Act, a person aggrieved by the act or omission may bring a civil action in an appropriate district court of the United States against any person or entity responsible for any part of the design or construction of the covered dwelling unit, subject to paragraph (2).

In a civil action brought under paragraph (1) for a violation involving architectural or construction plans for a covered dwelling unit that were approved by the appropriate State or local agency—

(A) if the approved plans violate this Act and any construction on the dwelling unit that violates this Act was performed in accordance with the approved plans, the State or local agency shall be liable for that construction; and

(B) if the approved plans comply with this Act and any construction on the dwelling unit violates this Act, the person or entity responsible for the construction shall be liable for that construction.

If the Attorney General has reasonable cause to believe that a person or group of persons has violated this Act, the Attorney General may bring a civil action in an appropriate district court of the United States.

The Attorney General may, upon timely application, intervene in any civil action brought under subsection (c) by a private person if the Attorney General certifies that the case is of general public importance.

In any civil action brought under this section, if the court finds that a violation of this Act has occurred or is about to occur, the court—

(1) may award to the plaintiff actual and punitive damages; and

(2) subject to subsection (g), may grant as relief, as the court finds appropriate, any permanent or temporary injunction, temporary restraining order, or other order (including an order enjoining the defendant from violating the Act or ordering such affirmative action as may be appropriate, including retrofitting of the covered dwelling unit).

For purposes of this section, the statute of limitations shall not begin to run until any deficiency in visitability of a covered dwelling unit has been corrected.

In any civil action brought under this section, the court, in its discretion, may allow the prevailing party, other than the United States, reasonable attorney’s fee and costs.

Relief granted under this section shall not affect any contract, sale, encumbrance, or lease consummated before the granting of the relief and involving a bona fide purchaser, encumbrancer, or tenant, without actual notice of a civil action under this section.