US Federal Senate Bill SB2148

US Federal 2025-2026 Regular Session

• Introduced: 6/24/25
• Refer: 6/24/25

Caption

End Junk Fees for Renters Act

Summary

The End Junk Fees for Renters Act would direct federal regulators to prohibit or limit several fees charged to tenants in certain federally connected housing. It bars owners of covered dwelling units from charging application fees and tenant-screening/background-check fees, and it restricts late fees to no more than 3 percent of monthly rent and only after rent is at least 15 days overdue. The bill also requires landlords to disclose the total monthly amount due, certain prior litigation involving the owner, known pest and maintenance issues, and the property’s rent increases over the previous 10 years before a lease is signed. The bill applies broadly to housing units receiving federal housing assistance and to properties subject to federally backed single-family and multifamily mortgage loans, including loans insured, guaranteed, made, purchased, or securitized by FHA, VA, USDA, Fannie Mae, or Freddie Mac. It also directs the Consumer Financial Protection Bureau and the Federal Trade Commission to issue rules within 180 days defining “junk fee” for rental housing and treating reporting unpaid junk fees to consumer reporting agencies as an unfair or unconscionable debt-collection practice under the Fair Debt Collection Practices Act.

Impact

If enacted, the bill would create new federal limits on landlord fees and disclosure obligations for a large segment of rental housing tied to federal assistance or federally backed financing. It would affect owners of covered dwelling units, including private landlords, cooperatives, public housing agencies, and some federal entities, while giving HUD, VA, USDA, and FHFA-related regulators enforcement roles depending on the type of property and financing. It would also expand federal consumer-protection oversight by requiring CFPB and FTC rulemaking and by linking unpaid rental junk fees to federal debt-collection law and consumer reporting practices.

Sentiment

Based on the bill’s framing and sponsorship, the measure appears to be driven by a consumer- and tenant-protection approach, aiming to curb charges viewed as hidden or excessive. The available context shows no recorded committee debate or votes, so there is no documented opposition or support in the provided materials. The title and provisions suggest a generally pro-renter policy stance focused on affordability and transparency.

Contention

The main likely points of contention are the scope of the fee bans and the breadth of the disclosure requirements. Landlords and housing industry stakeholders could object to the prohibition on application and screening fees, the cap and timing limits on late fees, and the requirement to disclose prior litigation, maintenance problems, and historical rent increases. Another possible issue is federal preemption and administrative burden, since the bill would impose uniform federal rules on housing that is often regulated at the state and local level and would require multiple federal agencies to implement and enforce the new standards.