H.R. 2094House119th Congress (2025-2027)In Committee

HELPER Act of 2025

To amend the National Housing Act to establish a mortgage insurance program for first responders, and for other purposes.

Also known as Homes for Every Local Protector, Educator, and Responder Act of 2025

AI-Generated Summary

Updated November 24, 2025 at 1:55 AM UTC

The HELPER Act of 2025 adds a new mortgage‑insurance program to the National Housing Act that helps first responders—such as police, firefighters, EMTs, and teachers—buy or repair a home with no down payment. The program offers 100% financing, an up‑front premium (potentially over 3%) and no monthly insurance fees, but only for first‑time homebuyers who meet specific employment and counseling requirements. Funding is earmarked for the program through 2032, and the authority to issue new insurance commitments expires after five years unless re‑authorized.

Key Provisions

Creates a new FHA mortgage‑insurance program that covers 100% of the appraised value for eligible first‑responder homebuyers, eliminating the need for a down payment.
Defines “first responder” to include full‑time law‑enforcement officers, firefighters, EMTs/paramedics, and full‑time teachers at public or qualifying private schools.
Requires borrowers to be first‑time homebuyers who have completed HUD‑approved housing counseling, have worked as a first responder for at least 4 of the past 5 years (or be disabled from that work), be in good standing, intend to stay in the job for at least one year after closing, and have never used this program before.
Allows the Secretary of Housing and Urban Development to set an up‑front insurance premium (which may exceed 3% of the loan amount) and prohibits any monthly insurance premiums.
Specifies that the insured mortgage must be used to buy or repair a primary residence, including certain manufactured homes that are permanently affixed to land.
Provides funding of $660,000 for FY 2026 and $160,000 annually for FY 2027‑2032, and requires re‑authorization of the program after five years.

Legislative Activity

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1 earlier action

HouseIntro Referral Latest Action

Referred to the House Committee on Financial Services.

Financial Services Committee

March 14, 2025

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HouseIntro Referral

Introduced in House

March 14, 2025

HouseIntro Referral

Referred to the House Committee on Financial Services.

Financial Services Committee

March 14, 2025

Floor Debate

1 member

What members said about H.R. 2094 on the floor

1 Republican

Rep. Monica De La CruzR-TX-15 · Dec 16, 2025

Under clause 7 of rule XII, sponsors were added to public bills and resolutions, as follows: H.R. 116: Mr. Jack. H.R. 154: Mr. Landsman. H.R. 158: Mr. Landsman. H.R. 220: Ms. Escobar. H.R. 251: Mr.…

Under clause 7 of rule XII, sponsors were added to public bills and resolutions, as follows:

H.R. 116: Mr. Jack.

H.R. 154: Mr. Landsman.

H.R. 158: Mr. Landsman.

H.R. 220: Ms. Escobar.

H.R. 251: Mr. Jack.

H.R. 253: Mr. Landsman.

H.R. 282: Ms. McDonald Rivet.

H.R. 349: Mr. Min and Ms. Escobar.

H.R. 397: Mr. Jeffries.

H.R. 429: Ms. McDonald Rivet.

H.R. 438: Mr. Riley of New York.

H.R. 485: Ms. McDonald Rivet.

H.R. 488: Ms. McDonald Rivet and Mr. Landsman.

H.R. 498: Mr. Davidson.

H.R. 516: Mr. Norman.

H.R. 520: Mr. Min.

H.R. 539: Mrs. Trahan.

H.R. 585: Mr. Riley of New York.

H.R. 718: Mr. Neguse.

H.R. 821: Ms. McDonald Rivet.

H.R. 865: Mr. Riley of New York.

H.R. 869: Ms. Budzinski.

H.R. 879: Mr. Vicente Gonzalez of Texas and Ms. Balint.

H.R. 921: Ms. McDonald Rivet.

H.R. 945: Ms. Bynum, Ms. McDonald Rivet, and Ms. Pingree.

H.R. 953: Mr. Min.

H.R. 1027: Mr. Subramanyam.

H.R. 1054: Ms. Budzinski.

H.R. 1055: Mr. Subramanyam.

H.R. 1078: Mr. Sessions and Mr. Davidson.

H.R. 1110: Ms. Perez.

H.R. 1162: Mr. Gill of Texas.

H.R. 1175: Ms. Balint.

H.R. 1181: Mr. Nunn of Iowa and Mr. Davidson.

H.R. 1241: Mr. Jack and Ms. Mace.

H.R. 1246: Ms. McDonald Rivet.

H.R. 1254: Ms. Pingree.

H.R. 1277: Ms. McDonald Rivet.

H.R. 1285: Mr. Wied.

H.R. 1329: Ms. Strickland, Ms. McBride, Mrs. Hayes, Ms.

Ansari, Mr. Crow, Ms. Gillen, Mr. Landsman, and Mr. McDowell.

H.R. 1361: Mr. Tran.

H.R. 1369: Ms. McDonald Rivet.

H.R. 1394: Mr. Tonko.

H.R. 1398: Mrs. Kim.

H.R. 1404: Ms. Escobar.

H.R. 1412: Mr. Lawler.

H.R. 1421: Mr. Tran.

H.R. 1464: Mr. Thompson of California.

H.R. 1475: Mr. Neguse.

H.R. 1492: Mr. Smith of Nebraska.

H.R. 1502: Ms. McDonald Rivet.

H.R. 1522: Mr. McGarvey.

H.R. 1529: Ms. Balint.

H.R. 1546: Ms. McDonald Rivet.

H.R. 1564: Mr. Harder of California.

H.R. 1576: Mr. Landsman.

H.R. 1628: Ms. Salazar, Mr. Kelly of Pennsylvania, Mr.

Brecheen, Mr. Bell, and Mr. Norcross.

H.R. 1659: Mr. Riley of New York and Mr. Sorensen.

H.R. 1661: Ms. Balint and Mr. Keating.

H.R. 1695: Mr. Sorensen.

H.R. 1775: Mr. Moran.

H.R. 1810: Mr. Morelle.

H.R. 1960: Mr. Min.

H.R. 1983: Ms. Norton.

H.R. 1986: Ms. McDonald Rivet.

H.R. 1991: Ms. McDonald Rivet.

H.R. 1993: Mr. Crenshaw, Mrs. Hinson, and Ms. Davids of

Kansas.

H.R. 2028: Mr. Conaway.

H.R. 2036: Mr. Kean and Mr. Casten.

H.R. 2055: Ms. Morrison.

H.R. 2062: Mr. Moore of North Carolina.

H.R. 2068: Mr. Neguse.

H.R. 2094: Mr. Sorensen.

H.R. 2141: Ms. McDonald Rivet.

H.R. 2152: Ms. McDonald Rivet.

H.R. 2154: Mr. Landsman.

H.R. 2165: Mr. LaHood.

H.R. 2192: Mr. Nadler and Mr. Bera.

H.R. 2199: Mr. Feenstra.

H.R. 2232: Mr. Riley of New York.

H.R. 2244: Mr. Neguse.

H.R. 2253: Ms. Kamlager-Dove.

H.R. 2257: Ms. McDonald Rivet.

H.R. 2315: Mr. Jack.

H.R. 2370: Mr. Landsman.

H.R. 2402: Mr. Cisneros and Ms. Sewell.

H.R. 2467: Ms. Lofgren.

H.R. 2496: Mr. Messmer.

H.R. 2531: Mr. Casar.

H.R. 2672: Mr. Min.

H.R. 2678: Ms. Dean of Pennsylvania, Ms. Ross, and Mr.

McGovern.

H.R. 2680: Ms. Budzinski.

H.R. 2703: Mr. Quigley.

H.R. 2705: Mr. Jack and Ms. Mace.

H.R. 2716: Mrs. Miller-Meeks.

H.R. 2718: Mrs. Foushee.

H.R. 2727: Ms. Escobar.

H.R. 2728: Mr. Fields.

H.R. 2731: Ms. McDonald Rivet.

H.R. 2736: Ms. Johnson of Texas.

H.R. 2799: Mr. Evans of Pennsylvania.

H.R. 2829: Ms. Salinas.

H.R. 2878: Ms. McDonald Rivet.

H.R. 2902: Mrs. Hayes.

H.R. 2941: Mr. Sorensen.

H.R. 2947: Ms. Simon.

H.R. 2986: Mr. Quigley.

H.R. 3028: Ms. Johnson of Texas.

H.R. 3184: Ms. Lofgren and Mr. Turner of Ohio.

H.R. 3206: Mr. Reschenthaler.

H.R. 3246: Mr. Min.

H.R. 3261: Mr. Casar.

H.R. 3277: Mr. Vasquez.

H.R. 3316: Mr. Carson.

H.R. 3333: Mr. Thanedar.

H.R. 3337: Ms. McDonald Rivet.

H.R. 3350: Ms. McDonald Rivet.

H.R. 3367: Ms. Budzinski.

H.R. 3447: Mr. Cline and Mr. Landsman.

H.R. 3497: Mr. Correa, Ms. Salazar, Ms. Lois Frankel of

Florida, Ms. Lee of Florida, Mr. Schmidt, and Mr.

Fitzpatrick.

H.R. 3513: Mr. Larson of Connecticut.

H.R. 3514: Mr. Menendez.

H.R. 3526: Mrs. Miller-Meeks.

H.R. 3534: Mr. Landsman.

H.R. 3565: Ms. Salinas.

H.R. 3604: Mr. Goldman of New York.

H.R. 3629: Mr. Vasquez.

H.R. 3694: Mr. Case.

H.R. 3699: Mr. Huizenga.

H.R. 3740: Ms. Balint and Ms. Lofgren.

H.R. 3791: Mr. Neguse.

H.R. 3793: Mr. Goldman of New York.

H.R. 3858: Mr. Hunt.

H.R. 3867: Mr. Rutherford.

H.R. 3868: Mr. Neal.

H.R. 3885: Ms. Lee of Nevada.

H.R. 3931: Ms. Davids of Kansas.

H.R. 3959: Mr. Sessions.

H.R. 4083: Ms. McDonald Rivet.

H.R. 4130: Mr. Sessions.

H.R. 4141: Mr. Min.

H.R. 4151: Mr. Carter of Louisiana.

H.R. 4164: Ms. McDonald Rivet.

H.R. 4167: Mr. Mackenzie.

H.R. 4169: Ms. Perez.

H.R. 4176: Ms. Budzinski.

H.R. 4194: Mr. Williams of Texas.

H.R. 4206: Mr. Boyle of Pennsylvania, Mr. Rutherford, and

Ms. De La Cruz.

H.R. 4231: Mr. Smith of Washington.

H.R. 4242: Mr. Murphy.

H.R. 4291: Mr. Self.

H.R. 4299: Mr. Fitzpatrick.

H.R. 4317: Mr. Joyce of Pennsylvania, Mr. Babin, and Mr.

Davis of North Carolina.

H.R. 4464: Mr. Conaway.

H.R. 4521: Ms. McDonald Rivet.

H.R. 4582: Mr. Levin, Mr. Thompson of California, and Ms.

Escobar.

H.R. 4583: Mr. Levin, Mr. Thompson of California, and Ms.

Escobar.

H.R. 4585: Mr. Vasquez.

H.R. 4606: Mr. Crow.

H.R. 4611: Ms. Friedman.

H.R. 4640: Mr. Goldman of New York.

H.R. 4646: Mr. Davidson.

H.R. 4660: Mr. Harder of California and Mr. Davidson.

H.R. 4662: Mr. Takano, Mr. Whitesides, Mr. Vargas, Mr.

Lieu, Mr. Levin, Ms. Lofgren, and Ms. McDonald Rivet.

H.R. 4677: Ms. McDonald Rivet.

H.R. 4710: Mr. Moran.

H.R. 4721: Mr. Neguse.

H.R. 4810: Mr. Davidson.

H.R. 4821: Mr. Neal.

H.R. 4921: Mr. Cisneros.

H.R. 4945: Ms. McDonald Rivet.

H.R. 4950: Mr. Landsman.

H.R. 4982: Ms. McDonald Rivet.

H.R. 4989: Mr. Davidson.

H.R. 5068: Ms. Johnson of Texas.

H.R. 5106: Mr. Langworthy.

H.R. 5235: Ms. Perez.

H.R. 5263: Mr. Davidson.

H.R. 5269: Ms. Pou and Mr. Edwards.

H.R. 5271: Ms. Ross, Mr. Raskin, Mr. Swalwell, and Mr.

Beyer.

H.R. 5282: Mr. Neguse and Ms. McDonald Rivet.

H.R. 5309: Ms. Pressley, Ms. McDonald Rivet, Ms. Pingree,

and Ms. Rivas.

H.R. 5387: Mr. Min.

H.R. 5390: Ms. Pou and Mr. Meeks.

H.R. 5415: Mr. Harrigan, Mr. Kelly of Pennsylvania, Ms.

Ross, and Mr. Thompson of Pennsylvania.

H.R. 5434: Ms. Meng, Ms. Sewell, Mr. Soto, and Ms. Pingree.

H.R. 5438: Mrs. Harshbarger and Mr. Perry.

H.R. 5461: Ms. Friedman.

H.R. 5469: Ms. McDonald Rivet and Mr. Conaway.

H.R. 5509: Ms. Gillen, Mr. Krishnamoorthi, Mr. Davis of

North Carolina, Mr. Correa, and Mrs. Luna.

H.R. 5521: Ms. McDonald Rivet.

H.R. 5543: Mr. Whitesides.

H.R. 5638: Mr. Begich.

H.R. 5641: Ms. McDonald Rivet.

H.R. 5767: Mr. Williams of Texas and Mr. Babin.

H.R. 5791: Ms. DelBene.

H.R. 5835: Ms. Randall.

H.R. 5861: Mrs. Dingell.

H.R. 5867: Ms. Escobar.

H.R. 5870: Mr. Obernolte.

H.R. 5910: Ms. Ansari.

H.R. 5934: Ms. McDonald Rivet.

H.R. 5939: Ms. McDonald Rivet.

H.R. 5940: Ms. Pingree.

H.R. 5951: Mr. Thompson of California.

H.R. 5972: Mr. Cleaver.

H.R. 5983: Ms. Jayapal.

H.R. 5993: Ms. McDonald Rivet.

H.R. 6006: Ms. McDonald Rivet.

H.R. 6020: Ms. Budzinski.

H.R. 6056: Mr. Crow, Mr. Aguilar, Ms. Sewell, and Mr.

Morelle.

H.R. 6093: Ms. Budzinski.

H.R. 6099: Ms. McDonald Rivet.

H.R. 6108: Ms. Pingree.

H.R. 6109: Ms. Pingree.

H.R. 6110: Ms. Pingree.

H.R. 6111: Ms. Pingree.

H.R. 6119: Ms. McDonald Rivet.

H.R. 6121: Mr. Owens and Ms. Norton.

H.R. 6123: Ms. King-Hinds.

H.R. 6126: Ms. McDonald Rivet.

H.R. 6128: Mr. Soto.

H.R. 6130: Mr. Soto, Mr. Neguse, and Mrs. Hayes.

H.R. 6152: Mr. Min.

H.R. 6164: Mr. Aguilar.

H.R. 6170: Mr. Vindman.

H.R. 6181: Mr. Bera, Ms. Balint, Mr. Torres of New York,

and Mr. Aguilar.

H.R. 6182: Ms. Escobar.

H.R. 6213: Mr. Owens.

H.R. 6219: Mr. Smith of New Jersey.

H.R. 6228: Mr. Garcia of California.

H.R. 6231: Mr. Murphy and Ms. Brownley.

H.R. 6245: Ms. Escobar.

H.R. 6259: Ms. McDonald Rivet.

H.R. 6261: Mr. Vindman.

H.R. 6268: Mr. Krishnamoorthi.

H.R. 6293: Mr. Davidson.

H.R. 6366: Mr. Obernolte and Ms. Ross.

H.R. 6422: Mr. LaLota.

H.R. 6425: Ms. McDonald Rivet.

H.R. 6432: Ms. McDonald Rivet.

H.R. 6434: Ms. McBride and Mr. Goldman of New York.

H.R. 6436: Mr. Vindman.

H.R. 6440: Mr. Garcia of Illinois and Ms. DelBene.

H.R. 6444: Mr. Vindman.

H.R. 6448: Ms. Plaskett.

H.R. 6449: Ms. McDonald Rivet.

H.R. 6450: Mr. Vindman.

H.R. 6468: Mr. Vindman.

H.R. 6475: Mr. Vindman.

H.R. 6498: Mr. Vindman.

H.R. 6501: Ms. Wilson of Florida.

H.R. 6521: Mr. Vargas.

H.R. 6529: Mr. Thanedar.

H.R. 6541: Mr. Davidson.

H.R. 6543: Mr. Vindman.

H.R. 6546: Mr. Davidson.

H.R. 6547: Mr. Foster and Mr. Rose.

H.R. 6550: Mr. Rose, Mr. Sessions, and Mr. Davidson.

H.R. 6551: Mr. Gottheimer.

H.R. 6552: Mr. Gottheimer, Mr. Sessions, and Mr. Davidson.

H.R. 6553: Mr. Sessions and Mr. Nunn of Iowa.

H.R. 6554: Mr. Sessions and Mr. Nunn of Iowa.

H.R. 6555: Mr. Gottheimer.

H.R. 6556: Mr. Gottheimer.

H.R. 6574: Mr. Goldman of New York, Ms. DelBene, Mr.

Subramanyam, Ms. Meng, Ms. Plaskett, Mrs. Dingell, Ms.

Pingree, Ms. Titus, and Mr. Evans of Pennsylvania.

H.R. 6597: Mrs. McClain Delaney.

H.R. 6608: Mr. Bacon.

H.R. 6624: Mr. Gill of Texas and Mrs. McClain Delaney.

H.R. 6670: Mr. Haridopolos and Mr. Goldman of New York.

H.R. 6675: Mr. Gill of Texas.

H.R. 6677: Mr. Case.

H.R. 6678: Mr. Fitzpatrick.

H.R. 6707: Mrs. Miller of West Virginia.

H.R. 6724: Mr. Mannion.

H.J. Res. 13: Ms. Bonamici.

H. Con. Res. 12: Mr. Dunn of Florida and Mr. Tran.

H. Con. Res. 64: Ms. Goodlander, Mr. Espaillat, and Ms.

Hoyle of Oregon.

H. Res. 297: Ms. Budzinski.

H. Res. 381: Mr. Conaway.

H. Res. 704: Mr. Thanedar.

H. Res. 733: Mr. Conaway.

H. Res. 843: Mr. Smith of New Jersey.

H. Res. 931: Ms. McDonald Rivet.

Bill Text

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Introduced in HouseIssued March 14, 2025

119th CONGRESS

1st Session

H. R. 2094

IN THE HOUSE OF REPRESENTATIVES

March 14, 2025

Mr. Rutherford (for himself, Mrs. Watson Coleman, Mr. Garbarino, and Mr. Gottheimer) introduced the following bill; which was referred to the Committee on Financial Services

A BILL

To amend the National Housing Act to establish a mortgage insurance program for first responders, and for other purposes.

Short title

This Act may be cited as the Homes for Every Local Protector, Educator, and Responder Act of 2025 or the HELPER Act of 2025.

FHA mortgage insurance program for mortgages for first responders

Section 203 of the National Housing Act (12 U.S.C. 1709) is amended by adding at the end the following:

(z)

FHA mortgage insurance program for mortgages for first responders

(1)

Definitions

In this subsection:

(A)

First responder

The term first responder means an individual who is, as attested by the individual—

(i)

(I)

employed full-time by a law enforcement agency of the Federal Government, a State, a Tribal government, or a unit of general local government; and

(II)

in carrying out such full-time employment, sworn to uphold, and make arrests for violations of, Federal, State, county, township, municipal, or Tribal laws, or authorized by law to supervise sentenced criminal offenders or individuals with pending criminal charges;

(ii)

employed full-time as a firefighter, paramedic, or emergency medical technician by a fire department or emergency medical services responder unit of the Federal Government, a State, a Tribal government, or a unit of general local government; or

(iii)

employed as a full-time teacher by a State-accredited public school or private school that provides direct services to students in grades pre-kindergarten through 12.

(B)

First-time homebuyer

The term first-time homebuyer has the meaning given the term in section 104 of the Cranston-Gonzalez National Affordable Housing Act (42 U.S.C. 12704).

(C)

State

The term State has the meaning given the term in section 201.

(D)

Tribal government

The term Tribal government means the recognized governing body of any Indian or Alaska Native tribe, band, nation, pueblo, village, community, component band, or component reservation, individually identified (including parenthetically) in the list published most recently pursuant to section 104 of the Federally Recognized Indian Tribe List Act of 1994 (25 U.S.C. 5131).

(2)

Authority

The Secretary may, upon application by a mortgagee, insure any mortgage eligible for insurance under this subsection to an eligible mortgagor and, upon such terms and conditions as the Secretary may prescribe, make commitments for the insurance of such mortgages prior to the date of their execution or disbursement.

(3)

Mortgage terms; mortgage insurance premium

(A)

Terms

(i)

In general

A mortgage insured under this subsection shall—

(I)

be made to an eligible mortgagor;

(II)

comply with the requirements established under paragraphs (1) through (7) of subsection (b); and

(III)

be used only to—

(aa)

purchase or repair a 1-family residence, including a 1-family dwelling unit in a condominium project, to serve as a principal residence of the mortgagor, as attested by the mortgagor; or

(bb)

purchase a principal residence of the mortgagor, as attested by the mortgagor, which is—

(AA)

a manufactured home to be permanently affixed to a lot that is owned by the mortgagor and titled as real property; or

(BB)

a manufactured home and a lot to which the home will be permanently affixed that is titled as real property.

(ii)

No down payment

Notwithstanding any provision to the contrary in the matter following subsection (b)(2)(B) with respect to first-time homebuyers—

(I)

the Secretary may insure any mortgage that involves an original principal obligation (including allowable charges and fees and the premium pursuant to subparagraph (B) of this paragraph) in an amount not to exceed 100 percent of the appraised value of the property involved; and

(II)

the mortgagor of a mortgage described in subclause (I) shall not be required to pay any amount, in cash or its equivalent, on account of the property.

(B)

Mortgage insurance premium

(i)

Up-front premium

The Secretary shall establish and collect an insurance premium in connection with mortgages insured under this subsection that is a percentage of the original insured principal obligation of the mortgage amount, which shall be collected at the time and in the manner provided under subsection (c)(2)(A), except that the premiums collected under this subparagraph—

(I)

may be in an amount that exceeds 3 percent of the amount of the original insured principal obligation of the mortgage; and

(II)

may be adjusted by the Secretary from time to time by increasing or decreasing such percentages as the Secretary considers necessary, based on the performance of mortgages insured under this subsection and market conditions.

(ii)

Prohibition of monthly premiums

A mortgage insured under this subsection shall not be subject to a monthly insurance premium, including a premium under subsection (c)(2)(B).

(4)

Eligible mortgagors

The mortgagor for a mortgage insured under this subsection shall, at the time the mortgage is executed—

(A)

be a first-time homebuyer;

(B)

have completed a program of housing counseling provided through a housing counseling agency approved by the Secretary;

(C)

as attested by the mortgagor—

(i)

be employed as a first responder;

(ii)

have been—

(I)

employed as a first responder for not less than 4 of the 5 years preceding the date on which the mortgagor submitted an application to insure the mortgage under this section; or

(II)

released from employment as a first responder due to an occupation-connected disability resulting from such duty or employment;

(iii)

be in good standing as a first responder and not on probation or under investigation for conduct that, if determined to have occurred, is grounds for termination of employment;

(iv)

in good faith intend to continue as a first responder for not less than 1 year following the date of closing on the mortgage; and

(v)

have previously never been the mortgagor under a mortgage insured under this subsection;

(D)

meet such requirements as the Secretary shall establish to ensure that insurance of the mortgage represents an acceptable risk to the Mutual Mortgage Insurance Fund; and

(E)

meet such underwriting requirements as the Secretary shall establish to meet actuarial objectives identified by the Secretary, which may include avoiding a positive subsidy rate or complying with the capital ratio requirement under section 205(f)(2).

(5)

Authorization of appropriations

There is authorized to be appropriated to carry out the program under this subsection—

(A)

$660,000 for fiscal year 2026, to remain available until expended; and

(B)

$160,000 for each of fiscal years 2027 through 2032, to remain available until expended.

(6)

Reauthorization required

The authority to enter into new commitments to insure mortgages under this subsection shall expire on the date that is 5 years after the date on which the Secretary first makes available insurance for mortgages under this subsection.