New Federal Housing Law and Opportunities for the Inland Empire

Kim Anthony • July 15, 2026

The 21st Century ROAD to Housing Act, signed into law on July 11, 2026, represents one of the most comprehensive federal housing policy packages enacted in decades—and could create significant opportunities for Inland Empire communities, developers, small businesses and residents seeking greater economic mobility.


According to an analysis by the Bipartisan Policy Center, the final legislation brings together provisions from more than 60 previously introduced bills, including 36 measures with bipartisan sponsorship. The package addresses nearly every part of the housing system, from development approvals and affordable housing financing to manufactured housing, homeownership, community banking and neighborhood revitalization.


After months of negotiations, the Senate approved the legislation by an 85–5 vote on June 22, followed by a 358–32 vote in the House on June 23.


What’s in the Final Deal?


The final law combines major elements of earlier House and Senate housing proposals while preserving several negotiated compromises.


Among the most notable provisions, the law:

  • Raises the cap on the Rental Assistance Demonstration program by 100,000 units.
  • Authorizes the Community Development Block Grant Disaster Recovery program for three years.
  • Creates a new Moving to Work program cohort focused on economic opportunity and pathways to independence.
  • Retains nine community banking provisions initially included in the House legislation.
  • Restricts certain large institutional investors from purchasing additional single-family homes while maintaining an exception for properties constructed or acquired specifically for rental use.
  • Establishes a HUD renter-outreach resource for tenants living in properties owned by institutional investors.


For the Inland Empire, however, some of the law’s most consequential provisions are those designed to accelerate housing construction, unlock underused property and expand access to capital.

More Resources for Cities That Build Housing


The law establishes a $200 million annual Innovation Fund for local governments and tribal communities that demonstrate measurable increases in housing production.


Communities could qualify by adopting policies such as streamlined permitting, density bonuses, zoning reforms and faster development approvals. The program is authorized for seven years.


For Inland Empire cities confronting rapid population growth and housing affordability challenges, the fund could provide additional resources to modernize permitting systems, increase planning capacity and move housing projects through the approval process more efficiently.


That could also create opportunities for local planning firms, architects, engineers, environmental consultants, technology providers and businesses that help cities improve development processes.


New Support for Planning and Infrastructure


The legislation creates a competitive HUD grant program to help cities, counties, tribal governments and regional planning agencies undertake housing-related planning and community development.


Eligible activities include updating regulatory processes, increasing inspection capacity and coordinating housing development with transportation planning.


This provision may be especially important for the Inland Empire, where housing growth must be coordinated with transportation, employment centers, schools, utilities and other infrastructure.

It could help communities better connect new housing to major job corridors, transit systems and commercial districts—while generating contracting opportunities for local consultants, construction professionals and professional-service firms.


Converting Vacant Buildings Into Housing


The law also creates the Revitalizing Empty Structures Into Desirable Environments Act, or RESIDE Act, pilot program.


The program will help local governments convert vacant commercial and industrial buildings into affordable housing, with priority given to economically distressed communities and Opportunity Zones.


Across the Inland Empire, this could support the redevelopment of underused office buildings, aging shopping centers, vacant retail properties and obsolete commercial spaces.


  • Adaptive-reuse projects can create opportunities for:
  • General contractors and subcontractors
  • Architects and engineers
  • Environmental and remediation firms
  • Interior designers
  • Property managers
  • Building-material suppliers
  • Landscapers and maintenance providers
  • Neighborhood-serving retailers and restaurants

Transforming vacant buildings can also place new residents closer to existing businesses, helping restore foot traffic and consumer spending in older commercial corridors.


More Affordable Housing Financing


The law makes affordable housing construction an eligible use of Community Development Block Grant funding. It also increases the amount banks may invest in affordable housing and community development projects through public-welfare investments—from 15% to 20% of their capital and surplus.


These changes could expand the financing available for affordable and mixed-income developments, particularly when federal resources are combined with state, county, city and private investment.


For the Inland Empire development community, this could make it easier to assemble complex financing packages and move projects that might otherwise remain financially infeasible.


It may also strengthen opportunities for community development financial institutions, minority depository institutions, mission-oriented lenders and nonprofit housing organizations.


Faster Environmental Reviews


Several sections of the law are intended to reduce duplication and delay in federal environmental reviews.

The legislation expands categorical exclusions for certain federally supported housing activities, gives HUD greater authority to delegate environmental responsibilities to state and local governments, and streamlines reviews for smaller projects, infill developments and certain affordable housing activities.

The reforms do not eliminate local or state development requirements. However, they may reduce the time and administrative expense associated with overlapping federal reviews.


For developers, shorter approval timelines can lower carrying costs and reduce uncertainty. For small contractors and professional firms, projects that move forward more quickly can translate into more consistent work and faster payment cycles.


Pre-Approved Housing Designs


Through the Accelerating Home Building Act, local governments and tribes may receive grants to adopt pre-reviewed housing designs for accessory dwelling units, duplexes, townhomes and other forms of affordable housing.


This could help Inland Empire cities standardize commonly requested designs and shorten review times for property owners and small-scale developers.


  • Pre-approved plans could make it easier for:
  • Homeowners to add accessory dwelling units.
  • Small builders to complete infill projects.
  • Families to create multigenerational housing.
  • Property owners to generate rental income.
  • Communities to add housing without relying solely on large developments.


For entrepreneurs, this provision may create a new market for firms specializing in ADUs, prefabricated construction, permitting assistance, financing and property management.


Expanded Opportunities in Manufactured and Modular Housing


The legislation includes an entire title focused on manufactured and modular housing.

It eliminates the permanent-chassis requirement for certain manufactured homes, increases FHA-insured manufactured housing loan limits, supports the preservation of manufactured housing communities and directs HUD to identify barriers facing modular housing developers.

Manufactured and modular construction could be particularly valuable in the Inland Empire because it may allow housing to be produced more efficiently and at a lower cost than some traditional construction methods.

The reforms may generate opportunities for local manufacturers, transportation companies, site-preparation contractors, installers, utility providers and businesses supporting manufactured-home communities.

Greater Access to Small Mortgages


The law authorizes an FHA pilot program designed to expand access to mortgages of less than $100,000. It also requires federal regulators to examine how fees and mortgage-originator compensation practices affect the availability of smaller loans.

Although many Inland Empire homes cost substantially more than $100,000, small-dollar mortgages may still support the purchase or rehabilitation of manufactured homes, homes in certain rural areas and lower-cost properties requiring repairs.

Greater access to responsible mortgage financing could help more renters begin building equity while creating additional business for community lenders, mortgage professionals, real estate agents, appraisers and housing counselors.

Appraisal Workforce Opportunities


The legislation reforms appraisal licensing and training, adds flexibility for trainee appraisers and authorizes grants supporting appraisal workforce development.


This could create new career pathways for Inland Empire residents while helping address appraisal shortages that can delay real estate transactions.


For workforce-development organizations, colleges and professional associations, the provision presents an opportunity to introduce more residents—including people from communities historically underrepresented in the profession—to appraisal careers.


Strengthening Community Banks and Local Lending


The final law retains nine provisions focused on community banks and credit unions.


Among other changes, the legislation supports the formation of new community banks and minority depository institutions, establishes greater regulatory flexibility for smaller financial institutions and formalizes a mentor-protégé program pairing large banks with smaller, rural and minority-owned institutions.


A stronger community banking sector could benefit Inland Empire entrepreneurs who often struggle to obtain financing from larger institutions.


Locally focused banks and credit unions may be more willing to evaluate borrowers based on community relationships, business potential and local market knowledge. That could expand access to mortgages, construction financing, small-business loans and community development capital.


Limiting Institutional Purchases of Single-Family Homes


The Homes Are for People, Not Corporations provision restricts large institutional investors that own at least 350 single-family homes from purchasing additional newly available single-family homes.


The law includes exceptions, including for institutional investors purchasing or constructing homes specifically intended for the rental market.


The provision may give individual buyers a better opportunity to compete for certain homes, although its ultimate effect will depend on implementation and the availability of housing in each local market.


For Inland Empire families, improved access to homeownership can support long-term wealth creation. Homeownership also generates economic activity for real estate professionals, lenders, insurance agents, contractors, furniture stores and home-service businesses.


Why this Housing Bill is Important to Inland Empire Business and Communities


Housing policy is also economic-development policy.


When employees cannot afford to live near their jobs, businesses face longer commutes, higher turnover and greater difficulty recruiting workers. Housing instability can also affect attendance, productivity and household spending.


Increasing the supply of housing at a variety of price points could help Inland Empire employers attract and retain workers while allowing more residents to live closer to employment opportunities.


New housing development also supports a broad network of small and microbusinesses—not only large developers and construction companies.


Projects require surveyors, electricians, plumbers, roofers, painters, landscapers, security firms, caterers, marketing companies, accountants, attorneys, insurance brokers and dozens of other local vendors.

Once residents move in, they create demand for childcare, healthcare, retail, restaurants, transportation and personal services.


An Economic-Mobility Opportunity


For working families, housing is one of the most important foundations of economic mobility. Stable and affordable housing makes it easier for people to remain employed, pursue education, start businesses and accumulate savings. Homeownership can provide an opportunity to build intergenerational wealth, while affordable rental housing can give families the financial breathing room needed to invest in their futures.

The new law also supports whole-home repair programs that can provide grants or forgivable loans to homeowners and landlords for property repairs and modifications.


For lower-income homeowners and older adults, these resources could help preserve existing homes, prevent displacement and support aging in place. They could also generate work for local repair contractors and skilled tradespeople.


What the Inland Empire Should Watch Next


The passage of the legislation is only the beginning. Federal agencies must now develop regulations, launch grant programs and establish implementation timelines. Inland Empire cities, counties, housing authorities, developers, lenders and community organizations should begin identifying projects and partnerships that could benefit.


Local leaders should pay particular attention to:

  • HUD planning and housing-production grants
  • The $200 million annual Innovation Fund
  • Commercial-to-residential conversion funding
  • Whole-home repair pilot programs
  • Manufactured and modular housing reforms
  • Community bank and minority depository institution initiatives
  • Appraisal workforce-development grants
  • Changes to CDBG and HOME funding
  • Pre-approved housing design programs


The most successful Inland Empire communities will likely be those that begin preparing early—building partnerships, identifying underused properties, reviewing local permitting systems and creating pipelines of projects that can compete for new federal resources.

The Bottom Line

The 21st Century ROAD to Housing Act will not solve the region’s housing affordability crisis on its own. Land costs, interest rates, construction expenses, infrastructure needs and local approval processes will remain significant challenges.


However, the legislation provides new tools that could help Inland Empire communities build and preserve more housing, revitalize underused properties, strengthen local financial institutions and create pathways to homeownership.


For the region’s business and development community, the law represents more than a housing package. It is a potential pipeline of investment, contracts, jobs, entrepreneurship and neighborhood renewal.


Source: Bipartisan Policy Center, “Inside the Deal: What’s in the Final 21st Century ROAD to Housing Act,” updated to reflect the law enacted July 11, 2026.

A Sweet Legacy: 27th Street Bakery Celebrates 70 Years in South Los Angeles

By Kim Anthony • August 18, 2026
The third-generation, Black-owned business has turned a family recipe into a West Coast enterprise—while remaining rooted in the community that helped it grow. By Urban Business Journal Staff For 70 years, the ovens at 27th Street Bakery have produced more than sweet potato pies. They have helped sustain a family legacy, create neighborhood jobs and preserve an important piece of Black business history in South Los Angeles. Located at 2700 South Central Avenue, the third-generation, Black-owned bakery is celebrating seven decades in business—a milestone few small businesses ever reach. Best known for its homemade sweet potato and pecan pies, 27th Street Bakery has grown from a neighborhood favorite into what the company describes as the largest manufacturer of sweet potato pies on the West Coast. From Southern Roots to a Los Angeles Landmark The business began during the 1930s when Harry and Sadie Patterson opened a restaurant along Central Avenue, then the cultural and commercial heart of Black Los Angeles. The Pattersons brought Southern recipes and traditions with them, creating food that offered Los Angeles’ growing Black community a familiar taste of home. In 1956, the family converted the restaurant into a specialty bakery producing sweet potato pies, fruit pies, cakes and other desserts. That transformation established the business now known as 27th Street Bakery. The next generation assumed leadership in 1980, when the founders’ daughter, Alberta Cravin, and grandson, Gregory Spann, took over the operation. Today, the bakery is led by sisters Denise Cravin-Paschal and Olympic gold medalist Jeanette Bolden-Pickens, along with Bolden-Pickens’ husband, Al Pickens. Five additional family members are reportedly involved in the business, continuing a tradition of shared ownership and responsibility. More Than a Bakery The bakery’s longevity is especially significant because of where it stands. Central Avenue was once home to a thriving collection of Black-owned hotels, nightclubs, restaurants and professional offices. As Los Angeles changed and families dispersed into other neighborhoods, many of those businesses disappeared. 27th Street Bakery remained. Its presence represents both economic endurance and cultural preservation. Across several generations, the company has provided employment, stability and a trusted gathering place for neighborhood residents. The bakery has also learned how to grow without abandoning its roots. Customers can still walk into the Central Avenue storefront and purchase fresh pastries, but the company now accepts online orders, offers nationwide shipping through Goldbelly and provides local delivery through services including DoorDash, Uber Eats and Postmates. The company was also selected as an approved supplier for the Super Bowl LVI Business Connect program—an initiative that identified qualified, diverse Los Angeles-area companies to compete for contracting opportunities connected to the event. That combination of tradition, distribution and supplier readiness offers a valuable lesson for other community-based businesses: longevity often depends on preserving what customers love while continually developing new ways to reach them. Seventy Years—and Still Growing In recognition of the anniversary, 27th Street Bakery is offering slices of sweet potato pie for 70 cents on select Saturdays through October 31, according to reporting from LA Local. The promotion is more than an anniversary special. It is an invitation for Los Angeles residents to support a business that has supported its community for generations. At a time when many independent restaurants and neighborhood businesses are struggling with rising costs, changing consumer habits and increased competition, reaching the 70-year mark is an extraordinary achievement. It demonstrates the power of family succession, a trusted product, community loyalty and the willingness to adapt. The Business Lesson The story of 27th Street Bakery offers several practical lessons for entrepreneurs hoping to build companies that last: Build around a signature product. The bakery became widely recognized for one distinctive offering—its homemade sweet potato pie. Protect the brand’s story. Its history and family recipe are not simply sentimental details; they are competitive advantages that distinguish the company from mass-market producers. Prepare the next generation. Leadership has successfully transferred through three generations, allowing the company to preserve family ownership. Expand how customers can buy. Nationwide shipping, online ordering and delivery platforms have taken the bakery beyond the geographic limitations of its storefront. Pursue supplier opportunities. Certification and participation in procurement programs can expose established small businesses to larger contracts and new institutional customers. Remain connected to the community. The company’s enduring relationship with South Los Angeles has created a level of loyalty that advertising alone cannot purchase. For entrepreneurs throughout Los Angeles, the Inland Empire and beyond, 27th Street Bakery is proof that a neighborhood business can preserve its identity, expand its reach and build an enterprise capable of outliving its founders. Seventy years later, the family is still baking—and Los Angeles is still showing up for another slice. Support This Legacy Business 27th Street Bakery 2700 S. Central Avenue Los Angeles, CA 90011 Tuesday–Saturday, 8 a.m.–4 p.m. 323-233-3469 Order or learn more at 27thStreetBakery.com This story was inspired by the CBS Los Angeles report celebrating the bakery’s 70th anniversary . Additional historical information was verified through the 27th Street Bakery , the Los Angeles Conservancy and LA Local .

GO-Biz Continues Business Growth Assistance as $180 Million Tax Credit Window Opens

By Kim Anthony • August 18, 2026
Inland Empire companies planning to hire, expand or invest may qualify for tax credits, financing assistance and no-cost guidance from the state. California business owners do not have to navigate growth, permitting, financing and state regulations alone. The Governor’s Office of Business and Economic Development, commonly known as GO-Biz, continues to provide no-cost assistance to companies seeking to start, remain or expand in California. Services include help identifying business incentives, selecting sites, navigating permits, resolving regulatory challenges, accessing international markets and working with state agencies. One of the most immediate opportunities is the California Competes Tax Credit, a competitive income tax credit for businesses that want to locate, remain or grow in the state. GO-Biz is accepting applications for the first 2026–27 funding period through August 10, 2026. Businesses of any size, industry or California location may compete for more than $180 million in available tax credits. Applications are evaluated using factors that include the number of full-time jobs created, the amount of investment proposed and the project’s importance to the state or regional economy. GO-Biz is also offering an application webinar on July 30 from 3 to 4 p.m. Pacific. A recorded webinar, application guide and frequently asked questions are available for businesses that cannot attend. Why This Matters for Inland Empire Businesses The program could be particularly relevant to Inland Empire companies preparing to open another location, increase hiring, purchase equipment, expand manufacturing or make other significant investments. The tax credit is competitive and not every applicant will receive an award. However, smaller businesses should not assume the program is reserved only for large corporations. Eligibility is open to businesses of all sizes, and the economic importance of a project to its region is among the factors considered. For business owners who are not ready to pursue the California Competes Tax Credit, GO-Biz provides access to several other forms of assistance. Its business incentives resources include information about research and development tax credits, funding for employee training, manufacturing-related sales and use tax exemptions, zero-emission vehicle infrastructure incentives and utility discounts for qualifying high-energy businesses. GO-Biz consultants also provide confidential, no-cost assistance to help companies identify relevant tax credits, grants and financing programs. Businesses struggling with licenses, certifications or regulatory requirements can also request assistance. GO-Biz helps companies understand local, state and federal registration processes and identify the permits they may need to start, maintain, relocate or expand their operations. California’s network of Small Business Support Centers provides another entry point. Through the California Office of the Small Business Advocate, entrepreneurs can access no-cost one-on-one consulting and no-cost or low-cost training on business planning, financing, marketing, e-commerce, resiliency and growth. The Orange County Inland Empire Small Business Development Center Network serves entrepreneurs in Riverside and San Bernardino counties. Companies interested in international markets may also explore the California State Trade Expansion Program. Its Export Voucher can reimburse eligible small businesses for up to 75% of pre-approved export promotion expenses, with reimbursement capped at $10,000 per federal fiscal year. Eligible activities may include trade shows, international marketing materials, export-related services and website globalization. What Business Owners Should Do Now Business owners considering the California Competes Tax Credit should begin by documenting their proposed investment, projected hiring, expansion timeline and expected economic impact. They should also: Review the eligibility requirements and application guide. Attend or watch the California Competes webinar. Gather financial, employment and project information before beginning the application. Contact GO-Biz for no-cost guidance. Speak with a local Small Business Development Center advisor for additional assistance. The larger opportunity is not limited to one tax credit. GO-Biz operates as a gateway to state programs that many entrepreneurs may not know exist. For Inland Empire businesses preparing to grow, the first step may be as simple as asking what assistance is available before making the next major investment.

Southern California Small Businesses Can Compete for Energy Department Contracts

By Kim Anthony • August 18, 2026
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