Congressional AI Activity Accelerates: What It Means for Housing and Technology

Congress is rapidly shifting from debating whether to regulate artificial intelligence (AI) to determining how to establish a lasting national framework. Several bipartisan proposals introduced last week reflect growing momentum toward federal action on AI governance, national security, and innovation.

For rental housing, these developments reinforce an important challenge: the United States needs a clear, national approach to AI that both protects consumers and provides certainty for the businesses and innovators using AI responsibly.

While much of the congressional debate continues to focus on regulating frontier AI model developers, policymakers should also recognize that millions of businesses—including organizations that provide housing—are deploying commercially available AI tools to improve housing affordability, operational efficiency, fraud prevention, maintenance, customer service, and resident experiences. Those organizations deserve regulatory certainty as well.

Key Legislative Developments

FRONTIER Act

Representatives Jay Obernolte (R-CA) and Lori Trahan (D-MA) introduced the bipartisan FRONTIER Act, establishing a national framework for AI governance. The legislation continues Congress’s effort to create consistent federal rules governing advanced AI systems while narrowing earlier preemption language that generated significant debate.

AI Kill Switch Act

Representatives Ted Lieu (D-CA) and Nathaniel Moran (R-TX) introduced legislation that would authorize the Department of Homeland Security to suspend or disable advanced AI systems that present significant national security risks.

The proposal follows recent concerns surrounding advanced frontier models demonstrating unexpected autonomous capabilities.

Collaboration on Adversarial Threats and Security Risks Act

A bipartisan coalition introduced the Collaboration on Adversarial Threats and Security Risks Act, to strengthen protections against foreign theft and “distillation” of advanced American AI models. The legislation encourages greater information sharing among government and industry regarding AI-related cybersecurity threats.

RETTC Perspective

Strong cybersecurity and protection of American AI leadership are critical priorities.

RETTC has long supported collaborative approaches to cybersecurity across housing and believes protecting American AI innovation strengthens both national security and economic competitiveness.

RETTC’s Policy Priorities

As Congress continues developing a federal AI framework, RETTC believes several principles should guide policymakers:

1. Establish a National Framework
   Businesses operating nationally should not face a patchwork of fifty different AI compliance laws. A consistent federal framework encourages innovation while providing consumers with clear protections regardless of where they live.

2. Protect AI End Users
   Most businesses are not building frontier AI models—they are using commercially available technologies. Federal policy should provide safe harbors and legal certainty for organizations that deploy AI responsibly in accordance with established standards.

3. Preserve Innovation
   Startups and technology providers need predictable rules that encourage investment rather than regulatory uncertainty. Innovation has become an essential driver of housing affordability, operational efficiency, fraud prevention, accessibility, and resident service.

4. Focus Regulation Where Risk Exists
   Higher-risk obligations should apply to entities developing frontier AI models, while sector-specific guidance should govern responsible business applications. One-size-fits-all regulation risks slowing beneficial AI adoption without meaningfully improving consumer protection.
   
   

Housing Providers and Responsible Innovation

Responsible innovation is already a cornerstone among housing providers. They adhere to robust internal controls, existing legal protections, and regulatory requirements at the federal, state, and local level, including the Fair Housing Act and the Fair Credit Reporting Act. Additionally, RETTC continues to support practical self-governance measures through the Artificial Intelligence (AI) Governance Framework for rental housing and technology partners. Innovation and consumer protection can advance together through the following principles:

• transparency;
• human oversight;
• appropriate testing and validation;
• privacy and cybersecurity protections;
• ongoing monitoring for bias and unintended outcomes; and
• accountability for responsible deployment.
  
  

Looking Ahead

Congress has clearly entered a new phase of AI policymaking. While much of today’s debate centers on regulating frontier AI developers, the next critical step will be ensuring that federal legislation also provides certainty for the millions of businesses that rely on AI every day.

For housing providers, technology companies, and startups, the question is no longer whether AI will be regulated—it is whether Congress will establish a framework that simultaneously:

• protects consumers,
• strengthens American innovation,
• prevents a patchwork of conflicting state laws,
• and provides clear rules for the responsible deployment of AI across the economy.

RETTC will continue working with Congress, federal agencies, and housing partners to ensure that any national AI framework recognizes both sides of the AI ecosystem: those who build AI and those who responsibly use it to solve real-world challenges—including expanding housing opportunity, improving affordability, and delivering better outcomes for renters.