An aerial view of residential housing under construction at a planned community in Fontana, California, on Sept. 17, 2025. (Photo by Mario Tama/Getty Images)

WASHINGTON — U.S. Senate Democrats began detailing their affordability agenda Thursday ahead of the November midterm elections, starting with a focus on housing. 

Minority Leader Chuck Schumer said during an event at the Center for American Progress, a left-leaning think tank, that if Democrats regain control of the House and Senate they would pass legislation to expand rental assistance, reduce barriers to home ownership, build more housing and address predatory practices. 

Schumer listed several statistics he finds concerning, including that the median price of a home has gone up by 55% since the coronavirus pandemic, that rent has risen by one-third and that the average age for a first-time home buyer is 40. 

“That’s a record high,” he said. “That’s a devastating statistic that should shake up everyone in a position of power at the federal, state or local levels.”

Schumer said the outline for housing is just the first of several cost-of-living policy proposals Democrats will detail this year as they seek to sway voters in key districts and states to vote for their candidates over Republicans.

Democrats, he said, will also focus on how to curb the rising cost of groceries, electricity, child care and health care as part of the midterms messaging. 

On housing, Schumer said Democrats will focus on legislation that would 

• incentivize construction companies to build more housing to address shortages throughout the country;
• expand rental assistance, including Section 8 vouchers for low-income families;
• reduce barriers to home ownership;
• expand the low-income housing tax credit;
• allow the Department of Housing and Urban Development to use the Defense Production Act to purchase “housing materials in short supply”;
• create an agency focused on advanced research into housing issues, similar to the Defense Advanced Research Projects Agency; and
• block “predatory companies” from being “allowed to gobble up entire neighborhoods so easily and turn them into profit machines.”

Democratic bills would provide down payment assistance, lower the cost of mortgage insurance, expand access to portable mortgages and “reform homeowners insurance which is now at a crisis level and so important for people who can’t afford that down payment,” Schumer said.  

Democrats have relatively good odds of winning back control of the House during the November midterm elections, especially since the president’s party tends to lose that chamber two years after taking power. 

Campaigns to regain control of the Senate will be much more difficult for Democrats, who face challenges keeping seats in Georgia and Michigan, while trying to flip Republican seats in Alaska, Maine, North Carolina and Ohio. 

Even if voters were to give Democrats control of Congress, leaders in the party would still need some Republican buy-in to move legislation past the Senate’s 60-vote legislative filibuster and need President Donald Trump to sign legislation into law, unless they had the two-thirds needed in each chamber to override a veto. 

A ‘family conversation’

Hawaii Democratic Sen. Brian Schatz said during a panel discussion with Illinois Democratic Sen. Tammy Duckworth that was moderated by CAP President and CEO Neera Tanden that he’s been “radicalized on housing” and pressed for members of the party to talk realistically about issues with supply and affordability. 

“And the reason is that our shortage nationwide, but especially in Hawaii, is so acute that people can’t make the math work anymore,” Schatz said. “In Hawaii, people are paying more than 50%, all-in, of their income for housing, either rental housing or paying a mortgage. And what I have come to realize is that we are the problem.”

Schatz argued that the government “is the primary impediment to alleviating the shortage” and said that realization has led him to have some “very difficult conversations.” 

In Hawaii, he said, there are environmental and cultural protections intended to safeguard “special places” but that have ended up applied more broadly, impeding housing development. 

“They were not originally conceived to prevent a walk-up apartment building on the corner of Eisenberg and King to house Native Hawaiian families,” Schatz said. “And yet those same laws are being weaponized against people in Hawaii even being able to live in the state of Hawaii.”

Schatz said Democrats must be honest with voters about what their housing policies would mean for communities throughout the country, contending the party needs to “solve the politics” around expanded housing before it can tackle the policy debate. 

“I actually think we have to have this family conversation around the politics of housing and realize that some of our base voters in the suburbs, who are otherwise good all the way down the line on all the progressive issues, also want to prevent a nurse or a firefighter or the disabled or the elderly or the student from living anywhere near them,” Schatz said. “And we have to have that conversation in the progressive coalition.”

Rethinking inspections, other processes

Duckworth said some solutions to housing could come through rethinking the processes in place now, similar to how the Department of Veterans Affairs changed its approach to homeless veterans. 

“VA used to say, ‘You have to get clean and sober, and then we’ll give you a voucher to get into an apartment.’ And so it made no sense, right?” Duckworth said. 

“So we had to change the thinking to what the homelessness community had been working on, which is reduction of harm — get them into the housing and then work on getting them clean and sober,” she continued. “And by changing that thought, we were able to immediately start pulling veterans off the streets, put them into housing units where they immediately were also getting counseling, getting treatment.”

Duckworth compared the sometimes slow process of housing inspections that can stop construction with the way the government approaches vehicle safety as one possible way to get things moving faster. 

“With automobiles, we say, ‘This car that you’re manufacturing must be able to withstand a crash at 35 miles an hour into a brick wall.’ And then when they meet and get that car approved, when we go buy that car, we don’t have to take that car to get it inspected from top to bottom, like we do with homes,” Duckworth said. 

She added: “So why would we not say to homebuilders, especially (prefabricated) homes, if you come to VA and you are willing to get two models of your home, pre-inspected, pre-approved, then when a veteran builds a new home and they say, ‘Hey, I’m going to choose one of these models that already has a VA good housekeeping seal of approval,’ they can shortcut that inspection process.”

Senate Majority Leader John Thune, R-S.D., center, joined by Senate Majority Whip John Barrasso, R-Wyo., left, and Sen. James Lankford, R-Okla., speaks to reporters following a Senate Republican policy luncheon at the U.S. Capitol on Dec. 9, 2025 in Washington, D.C.  (Photo by Heather Diehl/Getty Images)

WASHINGTON — The U.S. Senate in long-anticipated votes failed to advance legislation Thursday that would have addressed the rising cost of health insurance, leaving lawmakers deadlocked on how to curb a surge in premiums expected next year. 

Senators voted 51-48 on a Republican bill co-sponsored by Louisiana Sen. Bill Cassidy and Idaho Sen. Mike Crapo that would have provided funding through Health Savings Accounts for some ACA marketplace enrollees during 2026 and 2027. 

They then voted 51-48 on a measure from Democrats that would have extended enhanced tax credits for people who purchase their health insurance from the Affordable Care Act Marketplace for three years. A group of Senate Democrats in November agreed to end a government shutdown of historic length in exchange for a commitment by Republicans to hold a vote on extending the enhanced subsidies.

Republican Sens. Susan Collins of Maine, Lisa Murkowski and Dan Sullivan of Alaska voted for the Democrats’ bill. Sen. Rand Paul, R-Ky., voted against both bills. 

Neither bill received the 60 votes needed to advance under the Senate’s legislative filibuster rule. 

Senate Majority Leader John Thune, R-S.D., criticized the ACA marketplace and the subsidies for leading to large increases in the costs of health insurance. 

“Under Democrats’ plan insurance premiums will continue to spiral, American taxpayers will find themselves on the hook for ever-increasing subsidy payments,” Thune said. “And don’t think that all those payments are going to go to vulnerable Americans.”

Thune argued Democrats’ bill was only an extension of the “status quo” of a “failed, flawed, fraud program that is increasing costs at three times the rate of inflation. 

Thune said the Republican bill from Cassidy and Crapo would “help individuals to meet their out-of-pocket costs and for many individuals who don’t use their insurance or who barely use it, it would allow them to save for health care expenses down the road.”

Schumer calls GOP plan ‘mean and cruel’

Senate Minority Leader Chuck Schumer, D-N.Y., said the three-year extension bill was the only option to avoid a spike in costs for people enrolled in ACA marketplace plans. 

“By my last count, Republicans are now at nine different health care proposals and counting. And none of them give the American people the one thing they most want — a clean, simple extension of these health care tax credits,” Schumer said. “But our bill does extend these credits cleanly and simply and it’s time for Republicans to join us.”

Schumer referred to the Cassidy-Crapo proposals as “stingy” as well as “mean and cruel.”

“Under the Republican plan, the big idea is essentially to hand people about $80 a month and wish them good luck,” Schumer said. “And even to qualify for that check, listen to how bad this is, Americans would be forced onto bare-bones bronze plans with sky-high deductibles; $7,000 or $10,000 for an individual, tens of thousands for a couple.”

After the votes failed, Schumer outlined some of the guardrails Democrats would put in place regarding negotiations with GOP colleagues.

“They want to talk about health care in general and how to improve it — we’re always open to that, but we do not want what they want — favoring the insurance companies, favoring the drug companies, favoring the special interests and turning their back on the American people,” he said. 

Health Savings Accounts in GOP plan

The Cassidy-Crapo bill would have the Department of Health and Human Services deposit money into Health Savings Accounts for people enrolled in bronze or catastrophic health insurance plans purchased on the ACA marketplace in 2026 or 2027, according to a summary of the bill. 

Health Savings Accounts are tax-advantaged savings accounts that consumers can use to pay for medical expenses that are not otherwise reimbursed. They are not health insurance products.

ACA marketplace enrollees who select a bronze or catastrophic plan and make up to 700% of the federal poverty level would receive $1,000 annually if they are between the ages of 18 and 49 and $1,500 per year if they are between the ages of 50 and 64. 

That would set a threshold of $109,550 in annual income for one person, or $225,050 for a family of four, according to the 2025 federal poverty guidelines. The numbers are somewhat higher for residents of Alaska and Hawaii.  

The funding could not go toward abortion access or gender transitions, according to the Republican bill summary. 

Members of Congress have introduced several other health care proposals, including two bipartisan bills in the House that would extend the enhanced ACA marketplace tax credits for at least another year with some modifications. 

Speaker Mike Johnson, R-La., has been reluctant to bring either bipartisan bill up for a floor vote, though he may not have the option if a discharge petition filed earlier this week garners the 218 signatures needed. 

Pennsylvania Republican Rep. Brian Fitzpatrick wrote in a statement the legislation represents a “solution that can actually pass—not a political messaging exercise.”

“This bill delivers the urgent help families need now, while giving Congress the runway to keep improving our healthcare system for the long term,” Fitzpatrick wrote. “Responsible governance means securing 80 percent of what families need today, rather than risking 100 percent of nothing tomorrow.”

But Johnson said Wednesday that he will put a package of bills on the House floor next week that he believes “​​will actually reduce premiums for 100% of Americans who are on health insurance.” Details of those bills have not been disclosed.

Thune told reporters that if “somebody is successful in getting a discharge petition and a bill out of the House, obviously we’ll take a look at it. But at the moment, you know, we’re focused on the action here in the Senate, which is the side-by-side vote we’re going to have later today.” 

Alaska’s Murkowski said lawmakers can find a compromise on health care by next week “if we believe it is possible.”

Political costs

The issue of affordability and rising health care costs is likely to be central to the November midterm elections, where Democrats hope to flip the House from red to blue and gain additional seats in the Senate. 

The Democratic National Committee isn’t waiting to begin those campaigns, placing digital ads in the hometown newspapers of several Republicans up for reelection next year, including Maine’s Collins and Ohio’s Jon Husted. 

“Today’s Senate vote to extend the ACA tax credits could be the difference between life and death for many Americans,” DNC Chair Ken Martin said in a press release. “Over 20 million Americans will see their health care premiums skyrocket next year if Susan Collins, John Cornyn, Jon Husted, and Dan Sullivan do not stand with working families and vote to extend these lifesaving credits.”

White House press secretary Karoline Leavitt blasted Senate Democrats’ proposal during Thursday’s press briefing, calling it a “political show vote” meant to provide cover for Democrats, whom she blamed for creating the problem. 

Trump and Republicans would “unveil creative ideas and solutions to the health care crisis that was created by Democrats,” she said. “Chuck Schumer is not sincerely interested in lowering health care costs for the American people. He’s putting this vote on the floor knowing that it will fail so he can have another talking point that he can throw around without any real plan or action.”

Shauneen Miranda and Jacob Fischler contributed to this report.