Community Conversations – Part III - Rebuilding Ohio

Daniel “DJ” Sessions, Licensed Mortgage Broker & CEO, SLG | Sessions Lending Group

What New Federal Housing Legislation Means for Our Communities

By Daniel Joseph “DJ” SessionsLicensed Mortgage Broker & CEO, SLG | Sessions Lending Group

Ohio stands at a turning point. Across our state — from Cleveland to Columbus, Cincinnati to Toledo, Dayton to Youngstown — families are facing the same struggle: rising housing costs, aging homes, fewer affordable options, and decades of underinvestment in Black and working‑class neighborhoods.[1]

But for the first time in years, federal policy is shifting toward community needs instead of away from them. In early February, Congress advanced the Housing for the 21st Century Act (H.R. 6644), a wide‑reaching proposal focused on modernizing housing rules, increasing flexibility, cutting red tape, and supporting local decision‑making.[2] This is not a magic fix. But it opens important doors that everyday Ohio residents, local lenders, churches, neighborhood groups, and small builders can finally walk through. This installment of Community Conversations breaks down what the bill means for Ohio, in plain language, and outlines steps residents can take to benefit.

Key Provisions That Could Impact Ohio

1. Faster, Cheaper Home Construction

   The Act funds “pattern book” home designs — pre‑approved plans that speed up permitting and reduce construction costs. It also streamlines environmental reviews for infill building and small rehabs.[3] Why this matters for Ohio: Thousands of vacant lots and abandoned homes could move to redevelopment much faster.

2. More Support for Rural Home Repairs

   The bill expands the USDA Section 504 repair program, increasing funding and modernizing eligibility for low‑income homeowners.[4] This is especially critical for counties where aging homes and limited financing leave families with few options.

3. More Flexibility for Manufactured Homes

   The updated definition allows manufactured homes with or without a permanent chassis.[5] This expands options for affordable, modern housing in both rural and suburban Ohio.

4. Access to Small-Dollar Mortgages

   A new pilot program supports mortgages under $100K–$150K — loans many lenders avoid.[6] Neighborhoods like West Dayton, Cleveland’s Glenville, Youngstown’s South Side, and others could finally see buyers able to finance homes at realistic prices.

5. More Housing Construction Through CDBG Funds

   Cities may use up to 20% of Community Development Block Grants (CDBG) for new construction.[7] This could revitalize clusters of vacant lots in cities like Dayton, Toledo, Akron, and others.

6. Better Communication for Veteran Borrowers

   Mortgage forms must now include a clear disclosure reminding veterans they may qualify for VA loans.[8] This is especially important for Black veterans, who have historically been under-enrolled.

What This Means for Ohio Residents

Federal legislation won’t rebuild a block on its own — but it gives communities tools they’ve been lacking for decades. Here’s how Ohioans can prepare:

1. Walk Your Neighborhood for Infill Opportunities

   Vacant lots and abandoned homes will soon be prime redevelopment sites. Take notes. These properties matter.

2. Form a 3–5 Person Buying Circle

   Small-dollar mortgage pilots will support collaborative buying and shared investment.Start conversations with people you trust.

3. Ask Your City About Pattern Book Housing

   A simple email to your planning department — “Is our city pursuing federal pattern book grants?” — can begin local momentum.

4. Rural Residents: Prepare for Section 504 Changes

   Gather income docs, tax returns, and your deed. Repairs like roofs, porches, and furnaces may soon be eligible for expanded funding.

5. Learn Your City’s CDBG Process

   Find your city’s CDBG website. Public hearings, surveys, and funding cycles will shape how much new construction your neighborhood receives.

6. Vet Contractors Carefully

   With faster approvals coming, demand will rise. Use this quick checklist:

   • Licensed & insured

   • Comparable recent projects

   • Line‑item budget

   • Draw schedule capability

   • Verifiable references

7. Veterans: Pull Your Certificate of Eligibility Now

   Don’t wait for new disclosures. If you served, the VA loan may be your most affordable path home.

Where Ohio Goes from Here

Ohio’s revival won’t come from outside investors — it will come from families, neighbors, churches, and small businesses working together. This legislation gives us momentum. Our communities provide movement.