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Historic Tax Credit Growth and Opportunity Act of 2025
To amend the Internal Revenue Code of 1986 to improve the historic rehabilitation tax credit, and for other purposes.
Summary
This bill modifies the federal historic rehabilitation tax credit to increase incentives for the renovation of historic buildings. The bill allows taxpayers to claim the full 20 percent credit in the year a building is placed in service and creates a special 30 percent credit for qualifying small projects, with credit amounts up to $3.75 million ($5 million in rural areas), and allows transferability of the credits. The bill expands which buildings qualify for the credit and eliminates the requirement to reduce the building's tax basis by the credit amount, which previously created a tax disadvantage for credit claimants. The bill also modifies rules for properties leased to government entities to make more historic properties eligible for the credit.
AI-generated plain-language summary of the bill text — neutral, and may be imperfect. See the full text below for the exact wording.
Sponsor (1)
- Sen. Cassidy, Bill [R-LA] (R-LA)
13 cosponsors
- Sen. Alsobrooks, Angela D. [D-MD] (D-MD)
- Sen. Banks, Jim [R-IN] (R-IN)
- Sen. Cantwell, Maria [D-WA] (D-WA)
- Sen. Capito, Shelley Moore [R-WV] (R-WV)
- Sen. Collins, Susan M. [R-ME] (R-ME)
- Sen. Hyde-Smith, Cindy [R-MS] (R-MS)
- Sen. Justice, James C. [R-WV] (R-WV)
- Sen. King, Angus S., Jr. [I-ME] (I-ME)
- Sen. Klobuchar, Amy [D-MN] (D-MN)
- Sen. Smith, Tina [D-MN] (D-MN)
- Sen. Warner, Mark R. [D-VA] (D-VA)
- Sen. Whitehouse, Sheldon [D-RI] (D-RI)
- Sen. Young, Todd [R-IN] (R-IN)
Money behind the sponsor
Top reported contributors to Bill Cassidy’s campaign committee (2024 cycle) — who funds the bill’s sponsor, not a claim about this bill. Data from FEC.
- ANDREESSEN HOROWITZ $59,100
- GENERAL ATLANTIC $37,700
- WELSH CARSON ANDERSON & STOWE $33,870
- OCHSNER HEALTH SYSTEM $33,250
- RA CAPITAL MANAGEMENT $30,200
Organizations whose employees gave the most — itemized individual contributions grouped by the donor’s reported employer (FEC Schedule A). Full finance for Bill Cassidy → · Outside spending →
Actions (2)
- Apr 10, 2025 Read twice and referred to the Committee on Finance. · senate
- Apr 10, 2025 Introduced in Senate
Similar bills (6)
Bills with similar text or summary — includes reintroductions across Congresses. Ranked by semantic similarity of the bill text (computed locally); a neutral discovery aid, not a claim the bills are duplicates.
Full text
IN THE SENATE OF THE UNITED STATES
April 10, 2025
Mr. Cassidy (for himself, Mr. Warner, Ms. Collins, and Ms. Cantwell) introduced the following bill; which was read twice and referred to the Committee on Finance
A BILL
To amend the Internal Revenue Code of 1986 to improve the historic rehabilitation tax credit, and for other purposes.
Be it enacted by the Senate and House of Representatives of the United States of America in Congress assembled,
SECTION 1. SHORT TITLE.
This Act may be cited as the “Historic Tax Credit Growth and Opportunity Act of 2025”.
SEC. 2. FULL CREDIT ALLOWED IN THE YEAR BUILDING PLACED IN SERVICE.
(a) In General.—Section 47(a) of the Internal Revenue Code of 1986 is amended to read as follows:
“(a) General Rule.—For purposes of section 46, the rehabilitation credit for any taxable year is 20 percent of the qualified rehabilitation expenditures.”.
(b) Effective Date.—The amendment made by this section shall apply to property placed in service after December 31, 2023.
SEC. 3. INCREASE IN THE REHABILITATION CREDIT FOR CERTAIN SMALL PROJECTS.
(a) In General.—Section 47 of the Internal Revenue Code of 1986 is amended by adding at the end the following new subsection:
“(e) Special Rule Regarding Certain Small Projects.—
“(1) In general.—In the case of any qualifying small project with respect to which there is an election in effect under this subsection—
“(A) the total qualified rehabilitation expenditures taken into account for purposes of this section with respect to the rehabilitation shall not exceed $3,750,000,
“(B) subsection (a) shall be applied by substituting ‘30 percent’ for ‘20 percent’, and
“(C) subject to paragraph (4) and such regulations or other guidance as the Secretary may provide, the taxpayer may transfer all or a portion of the credit determined under this section with respect to such qualifying small project.
“(2) Qualifying small project.—For purposes of this subsection, the term ‘qualifying small project’ means any qualified rehabilitated building or portion thereof if—
“(A) such building is placed in service after the date of the enactment of this subsection, and
“(B) no credit was allowed under this section (other than a credits allowed by reason of subsection
(d)) for either of the two immediately preceding taxable years with respect to such building.
“(3) Special rule for rural projects.—
“(A) In general.—In the case of any qualifying small project in a rural area, paragraph (1)(A) shall be applied by substituting ‘$5,000,000’ for ‘$3,750,000’.
“(B) Rural area.—For purposes of this subparagraph, the term ‘rural area’ means any area other than—
“(i) a city or town that has a population of greater than 50,000 inhabitants, or
“(ii) the urbanized area contiguous and adjacent to a city or town described in clause
(i), as defined by the Bureau of the Census based on the latest decennial census of the United States.
“(4) Transfer of credit for qualifying small projects.—
“(A) Certification.—
“(i) In general.—A transfer under paragraph (1)(C)) shall be accompanied by a certificate which includes—
“(I) the certification for the certified historic structure referred to in subsection (c)(3),
“(II) the taxpayer’s name, address, tax identification number, date of project completion, and the amount of credit being transferred,
“(III) the transferee’s name, address, tax identification number, and the amount of credit being transferred, and
“(IV) such other information as may be required by the Secretary.
“(ii) Transferability of certificate.—A certificate issued under this subsection to a taxpayer shall be transferable to any other taxpayer.
“(B) Tax treatment relating to certificate.—
“(i) Disallowance of deduction.—No deduction shall be allowed for the amount of consideration paid or incurred by the transferee.
“(ii) Allowance of credit.—The amount of credit transferred under paragraph (1)(C)—
“(I) shall not be allowed to the transferor for any taxable year, and
“(II) shall be allowable to the transferee as a credit determined under this section for the taxable year of the transferee in which such credit is transferred.
“(iii) Exclusion.—Gross income shall not include any amount received in connection with the transfer of the certificate.
“(C) Recapture and other special rules.—The taxpayer who claims a credit determined under this section by reason of a transfer of an amount of credit under paragraph (1)(A) with respect to an applicable rural project shall be treated as the taxpayer with respect to such project for purposes of section 50.
“(D) Information reporting.—The transferor and the transferee shall each make such reports regarding the transfer of an amount of credit under paragraph
(1)(C) and containing such information as the Secretary may require. The reports required by this subparagraph shall be filed at such time and in such manner as may be required by the Secretary.
“(E) Regulations.—The Secretary shall prescribe regulations or other guidance to carry out paragraph
(1)(C) and this paragraph in a manner which is consistent with applicable requirements with respect to transfer of credits under section 6418.
“(5) Election.—An election under this subsection shall be made at such time and in such manner as the Secretary may by regulations prescribe.”.
(b) Effective Date.—The amendment made by this section shall apply to property placed in service after the date of the enactment of this Act.
SEC. 4. INCREASING THE TYPE OF BUILDINGS ELIGIBLE FOR REHABILITATION.
(a) In General.—Section 47(c)(1)(B)(i)(I) of the Internal Revenue Code of 1986 is amended by inserting “50 percent of” before “the adjusted basis”.
(b) Effective Date.—The amendment made by subsection (a) shall apply to property placed in service after the date of the enactment of this Act..
SEC. 5. ELIMINATION OF REHABILITATION CREDIT BASIS ADJUSTMENT.
(a) In General.—Section 50(c) of the Internal Revenue Code of 1986 is amended by adding at the end the following new paragraph:
“(6) Exception for rehabilitation credit.—In the case of the rehabilitation credit, paragraph (1) shall not apply.”.
(b) Treatment in Case of Credit Allowed to Lessee.—Section 50(d) of such Code is amended by adding at the end the following: “In the case of the rehabilitation credit, paragraph (5)(B) of the section 48(d) referred to in paragraph (5) of this subsection shall not apply.”.
(c) Effective Date.—The amendments made by this section shall apply to property placed in service after the date of the enactment of this Act.
SEC. 6. MODIFICATIONS REGARDING CERTAIN TAX-EXEMPT USE PROPERTY.
(a) In General.—Section 47(c)(2)(B)(v) of the Internal Revenue Code of 1986 is amended by adding at the end the following new subclause:
“(III) Disqualified lease rules to apply only in case of government entity.—For purposes of subclause (I), except in the case of a tax-exempt entity described in section 168(h)(2)(A)(i), the determination of whether property is tax-exempt use property shall be made under section 168(h) without regard to whether the property is leased in a disqualified lease (as defined in section 168(h)(1)(B)(ii)).”.
(b) Effective Date.—The amendments made by this section shall apply to property placed in service after the date of the enactment of this Act. <all>
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