NARPM Asks House to Request a Conference on H.R. 6644

NARPM has sent a letter today to Members of the House of Representatives asking them to request a conference with the Senate on H.R. 6644, the 21st Century ROAD to Housing Act. The goal is to resolve two provisions in the bill that could create serious unintended problems for professional property managers before it becomes law.

We support this legislation’s big-picture goals. Expanding housing supply and improving affordability for American families are priorities NARPM shares. But two parts of the current bill need to be fixed — and a conference is the right place to do it.

Concern #1: The Institutional Investor Definition

As written, the bill could accidentally label professional property managers as “large institutional investors.” The bill sets a threshold of 350 single-family rental units. A property management company with more than 350 homes under management could hit that number — even though the company doesn’t own any of those homes.
That’s not what the bill was designed to do. Property managers are small business service providers. They maintain homes, handle leases, meet fair housing requirements, and serve as the point of contact for tenants. They are not corporate investors.

NARPM is asking Congress to add simple clarifying language to the bill that says a third-party management contract alone does not count as investment control over a property. This fix does not change the core policy of the bill — it just makes sure the right people are covered by it.

Concern #2: The Build-to-Rent Divestment Requirement

The bill currently requires that single-family homes built under build-to-rent models be sold off after seven years. We understand the intent — to make more homes available for purchase. But this provision would likely have the opposite effect.

Build-to-rent homes add new housing to the market. They are not homes that would otherwise be owner-occupied. Requiring developers to sell after seven years creates uncertainty that could push builders and investors out of this space entirely — meaning fewer homes built at a time when the country needs more housing, not less. NARPM is asking Congress to remove this provision from the final bill.

What Comes Next

NARPM’s letter asks the House to request a conference with the Senate so both chambers can work through these issues together before the bill is sent to the President. We believe both fixes are achievable, and we are ready to assist Members and staff from either chamber.

We’ll keep you updated as things develop. In the meantime, you can read the full letter here.