HEIRS Act of 2025 (H.R. 1640)

Summary

Creates grant programs to help people legally prove ownership of inherited family property, which can prevent families from losing their homes.

What problem does this solve?

Many families, especially in minority communities, lose their homes because ownership is unclear after a relative dies without a will. This bill gives money to states and groups to help these families pay for legal services to prove their ownership and keep their property.

What does this bill do?

Creates grant program for states

Establishes a grant program through HUD for states, territories, and Tribal governments that adopt the Uniform Partition of Heirs Property Act to help residents with property ownership costs.

Creates grant program for service providers

Creates a separate grant program for HUD-approved housing counseling agencies, university legal clinics, and nonprofits to provide counseling and legal help for heirs' property owners.

Adds new housing counseling requirements

Requires nonprofit organizations receiving HUD funds to explain heirs' property risks to consumers during homeownership counseling and refer them to assistance programs.

Authorizes funding for state grants

Authorizes $30 million per year from fiscal year 2026 through 2036 for the state grant program. These funds will remain available until they are used.

Authorizes funding for service provider grants

Authorizes $10 million per year from fiscal year 2026 through 2030 for grants to nonprofits, legal clinics, and housing counseling agencies.

Specifies use of grant funds

Allows grant money to be used for expenses like title reports, land surveys, estate planning, legal fees, and other costs related to proving property ownership.

Who does this affect?

Owners of heirs' property
Minority families
Low- and moderate-income persons

What is the real world impact?

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Prevents loss of family property and wealth

Addresses a major issue where families, particularly minority and low-income ones, lose their property because of unclear ownership after a death. Provides funds for legal help to secure property titles, preserving generational wealth.

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Relies on state-level action

The main grant program is only available to states that have adopted a specific law, the Uniform Partition of Heirs Property Act. Residents in states that haven't passed this law will not be able to benefit from this part of the program.

When does this start?

The bill outlines several actions that must be taken within specific timeframes after it becomes law.

Establishment of state grant program

The Secretary of Housing and Urban Development must establish the grant program for states within one year of the bill becoming law.

Rulemaking for state grant program

The Secretary must issue a rule, including selection criteria for grant recipients, within one year of the bill becoming law.

State grant funding period

Authorizes funding for the state grant program for each fiscal year from 2026 through 2036.

Service provider grant funding period

Authorizes funding for the service provider grant program for each fiscal year from 2026 through 2030.