A Look Ahead to Housing Public Policy in 2026

Michael Mullen

— 2 min read

By 2026, we have moved past debating the existence of a housing crisis and into the high-stakes arena of execution: which reforms can actually scale? Addressing our shortage requires a diverse portfolio of interventions, ranging from hyper-local zoning shifts to international climate mandates. To find the solutions that stick, we must look across the geographic spectrum, examining what works in our own backyards, across the country, and around the globe.

Local (Massachusetts & New England)

Intersection: Transportation, Construction, Legal, Zoning, Environment

  • Urban: The MBTA Communities Act Following the Supreme Judicial Court's 2025 rulings, 2026 is the year of "comply or lose funding." Urban-adjacent hubs like Milton and Quincy are now implementing new zoning, serving as a litmus test for whether transit-oriented density can actually lower regional prices.
  • Suburban: The ADU Revolution The 2024 Affordable Homes Act fully legalized Accessory Dwelling Units (ADUs) "by right" across the state. In late 2025 Governor Healy launched an ADU Challenge to help spur adoption.
  • Rural: Pyrrhotite & The Crumbling Foundations Crisis A major 2026 report from the state's stakeholder working group is due by March 31. It addresses the crisis of crumbling concrete foundations in Central and Western MA. This is a unique rural/small-town policy issue where environmental geology meets housing stability.

National (USA)

Intersection: Finance, Legal, Tax

  • Urban: The ROAD to Housing Act A major bipartisan push in Congress (the Renewing Opportunity in the American Dream Act) seeks to reform HUD and incentivize local governments to deregulate. Ranging from debate over "Housing Choice Vouchers" and whether federal oversight can fix urban affordability to removing barriers to mobile home production.
  • Suburban: Neighborhood Homes Investment Act, With mortgage rates stabilizing around 6.0 to 6.2%, the focus has shifted to the lack of entry-level inventory. This legislation looks to provide federal tax credits aimed at building or rehabilitating "starter homes" in suburban tracts.
  • Rural: The "Rural Housing Service Reform Act" This bipartisan effort addresses the "decoupling" crisis, provides for NEPA exemptions for small "infill" projects, and the modernization of the USDA’s Rural Housing Service (RHS).

International

Intersection: Climate, Energy, Legal

  • Urban: The EU's "Affordable Housing Plan" & Short-Term Rental Crackdown In 2026, the European Commission is set to adopt a landmark plan to address urban housing. A key part of the story is the 2026 summit on housing and the EU-wide push to regulate short-term rentals (like Airbnb) to return units to local urban residents.
  • Suburban: The Energy Performance of Buildings Directive (EPBD) This EU directive becomes national law in many countries in 2026. It mandates "retrofitting" for energy efficiency. This is a massive story for European suburbs, where homeowners are being forced to navigate high costs of green upgrades to maintain their property values.
  • Rural: UN-Habitat’s Strategic Plan (2026–2029) Launched in 2025, this global initiative focuses on "adequate housing for all," specifically targeting the intersection of climate resilience and informal settlements. In rural regions of the Global South, the story is about land-titling reforms and basic service infrastructure.

Disclaimer: The views and opinions expressed on this blog are strictly my own. They do not reflect the official policy, position, or opinions of my employer, any government agency, or any organizations with which I am affiliated. All content is provided for informational purposes only.

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