H.R. 9554: Senior Accessible Housing Tax Credit Act of 2026

This bill would create a new federal tax credit for certain home accessibility improvements made by older adults. In general, it would let eligible taxpayers claim a credit for the cost of qualifying modifications to a residence in the United States.

Who could claim the credit

The credit would be available to an eligible individual, defined as someone who is at least 60 years old by the end of the tax year and is not a nonresident alien. For a married couple filing jointly, the credit would be allowed if at least one spouse is 60 or older, as long as neither spouse is a nonresident alien.

What expenses would qualify

The credit would apply to expenses for making a qualified residence more accessible. A qualified residence would generally be the taxpayer’s main home in the United States, or a qualified second home. Covered improvements would include expenses for modifications such as:

• Installing wheelchair ramps
• Widening doorways
• Installing handrails or grab bars
• Installing non-slip flooring
• Adding bathtub cuts or shower seats
• Installing furniture risers
• Installing chair lifts
• Replacing toilets
• Replacing bathroom vanities
• Replacing kitchen or bathroom faucets
• Other similar modifications the Treasury Secretary, in consultation with the Health and Human Services Secretary, determines would help an eligible person live safely and independently

The definition would also include certain labor costs tied to installing the property.

How much the credit would be worth

The credit would equal the amount of qualified accessible housing expenses paid or incurred during the tax year, but it could not exceed $10,000 per taxpayer per year.

Income limits

The credit would be reduced for higher-income taxpayers. It would be lowered by $1 for every $2 of modified adjusted gross income above these thresholds:

• $200,000 for joint filers and surviving spouses
• $150,000 for heads of household
• $100,000 for other taxpayers

Modified adjusted gross income would be based on adjusted gross income with certain foreign income exclusions added back in.

Other tax rules

The bill would prevent taxpayers from getting multiple tax benefits for the same expense. If an expense is used for this credit, no other credit or deduction could be claimed for that same amount, and the basis of any related property would be reduced accordingly.

Inflation adjustment and timing

Starting after 2027, the dollar limits in the credit’s income and cap rules would be adjusted for inflation each year. The new tax credit rules would apply to tax years beginning after December 31, 2026.

Additional housing grant funding

The bill would also authorize $100 million per year for fiscal years 2027 through 2031 for the Older Adult Home Modification Grant Program at the Department of Housing and Urban Development. That program provides grants for home modifications intended to help older adults stay safely in their homes.

Relevant Companies

• None found