Will the 21st Century ROAD to Housing Act Pave the Way for Construction Growth?
Experian focuses in on the construction industry in the Commercial Pulse Report for July 28th, 2026.
The U.S. construction industry sits at the intersection of one of the country’s most pressing economic challenges: housing affordability. While demand for housing remains strong, supply has struggled to keep pace. Home prices have reached record highs, residential construction has slowed, and builders continue to face higher material and financing costs. Against this backdrop, newly enacted federal legislation aims to increase housing supply and improve affordability, potentially creating new opportunities for construction companies.
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But what does the industry look like today? Before the effects of the 21st Century ROAD to Housing Act begin to take shape, Experian’s latest commercial credit analysis offers a snapshot of the construction sector’s current financial health. The findings suggest an industry that is taking on more credit, managing higher balances, and positioning itself for future growth while maintaining relatively stable payment performance.
Construction Remains a Key Economic Driver
Construction continues to play a significant role in the U.S. economy, contributing more than 4% of Gross Domestic Product. Employment in the sector has continued to grow, and the number of private construction establishments has trended upward, underscoring the industry’s importance to economic activity.
Yet despite its strength, construction faces a paradox. Housing demand remains elevated, but affordability has deteriorated significantly. Median home prices have climbed to record highs, placing homeownership further out of reach for many Americans.
At the same time, residential construction spending has remained relatively flat despite rising construction costs. Housing starts and building permits have also softened, highlighting ongoing constraints in the housing supply pipeline. Together, these trends illustrate why increasing housing inventory has become a national policy priority.
The 21st Century ROAD to Housing Act
In response to persistent housing shortages, lawmakers recently enacted the 21st Century ROAD to Housing Act, legislation designed to encourage additional residential development through several targeted reforms.
Among its key provisions, the legislation:
- Places limits on large institutional investors purchasing certain single-family homes.
- Streamlines building codes for qualifying multifamily developments.
- Expands grant opportunities for communities that increase housing supply.
- Simplifies housing voucher requirements to reduce administrative barriers.
Collectively, these initiatives are intended to remove obstacles to residential construction and encourage new housing development. While it will take time before measurable impacts become evident, many expect the legislation to create additional opportunities for construction firms over the coming years.
Credit Activity Tells an Interesting Story
Although the policy outlook appears promising, Experian’s commercial credit data shows today’s construction industry is already evolving.
One of the most notable findings is that the industry’s credit-active business population has grown only modestly since 2022.
Residential construction businesses increased by approximately 2%, while other construction businesses grew about 3%. By comparison, non-construction industries experienced approximately 20% growth over the same period.
In other words, construction is not experiencing rapid expansion through the addition of large numbers of new businesses. Instead, much of the industry’s activity appears to be concentrated among existing firms.
Financing Demand Continues to Rise
Despite modest business growth, construction companies are seeking significantly more financing.
Commercial credit inquiries have risen sharply across both residential and non-residential construction, signaling that companies are actively pursuing additional capital.
This increased financing activity likely reflects several realities facing contractors today, including rising material costs, higher labor expenses, ongoing project commitments, and preparations for future development opportunities.
Interestingly, higher inquiry volumes have not translated into substantially more new credit accounts.
Experian’s analysis shows that new tradeline formation per active business has declined across both construction and non-construction industries.
Rather than opening numerous new accounts, businesses appear to be relying more heavily on existing credit relationships.
Commercial Cards Continue to Play a Central Role
Commercial cards remain the primary source of new credit for construction companies and generally carry higher average credit limits than those observed in non-construction industries.
Beyond commercial cards, construction businesses also tend to utilize more commercial lines of credit and commercial loans than businesses operating in many other sectors.
This financing mix reflects the industry’s ongoing need for flexible working capital to purchase materials, fund payroll, and manage projects that often involve long payment cycles.
Existing Borrowers Are Taking on Larger Balances
Another important trend emerging from Experian’s data is the steady increase in outstanding balances.
Since 2023, average commercial balances have continued to rise across construction businesses, suggesting companies are making greater use of available financing.
Higher balances do not necessarily indicate financial stress. In many cases, they reflect businesses investing in growth, financing larger projects, or managing increased operating costs in a higher-price environment.
The broader takeaway is that construction companies are assuming greater credit exposure than they were just a few years ago.
Stable Payment Performance Remains Encouraging
Perhaps the most encouraging finding from Experian’s research is that higher borrowing has not been accompanied by widespread deterioration in payment performance.
Despite increased balances and greater revolving credit utilization, delinquency trends have remained relatively stable.
This suggests construction companies are generally managing their expanded financial obligations responsibly.
Rather than signaling heightened credit risk across the industry, the data points to businesses strategically utilizing financing while maintaining healthy repayment patterns.
For lenders, suppliers, and other organizations serving the construction sector, this stability provides an encouraging indicator that increased credit utilization has largely been supported by borrowers capable of managing additional obligations.
Looking Ahead
Construction stands at an important inflection point.
Housing affordability challenges remain significant, and residential supply continues to lag demand. The recently enacted 21st Century ROAD to Housing Act seeks to address these structural issues by encouraging additional housing development and reducing barriers to construction.
As these policy changes begin to take effect, construction companies may see increased opportunities driven by stronger residential demand.
Experian’s commercial credit data suggests the industry is entering this next chapter from a position of relative stability. While the number of credit-active construction businesses has grown only modestly, existing firms are actively seeking financing, utilizing more credit, carrying larger balances, and—importantly—continuing to demonstrate stable payment performance.
Whether the new legislation ultimately delivers the intended increase in housing supply remains to be seen. However, today’s credit trends indicate that many construction businesses are already positioning themselves to capitalize on future opportunities, making the industry one to watch in the months and years ahead.
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Small business formation remains one of the more notable trends in the U.S. economy. In August 532,000 new businesses launched across the country. While that was down from July, it remained well above historical averages. Since July 2020, an average of 455,000 new businesses have opened each month—56% higher than the pre-pandemic monthly average in 2018 and 2019. But the national numbers only tell part of the story. Watch The Commercial Pulse Update Experian’s latest Commercial Pulse report analysis examines where this growth is occurring and what it means for the commercial credit market. The data show that the South has emerged as an important center of small-business growth. And the businesses driving that expansion tend to have a different profile from their counterparts in other regions. For commercial lenders, understanding those differences can provide valuable context when evaluating new opportunities, credit demand and portfolio risk. Business growth is shifting geographically New business formation has increased across all U.S. regions, but the pace has not been uniform. Prior to 2018, regional differences in growth were relatively modest. During the pandemic years of 2020 and 2021, the South led the country in new business application growth. Since 2022, the West has posted the strongest growth, while the South continues to account for the greatest volume of new business openings. One factor providing context for that growth is population. The population of the South has grown more than 7% since 2019. Since 2020 alone, the region has added more than 3.6 million residents, outpacing every other U.S. region. Meanwhile, populations in other parts of the country declined between 2020 and 2022 before beginning to recover. Business formation and population movement do not necessarily have a simple cause-and-effect relationship. But their parallel growth highlights how the geographic makeup of both consumers and businesses has been changing. Credit-active businesses are growing even faster in the South The shift becomes even clearer when looking at businesses using commercial credit. Experian data shows the number of credit-active businesses in the United States has increased 55% since 2018. Every region participated in that expansion, but the South experienced the greatest growth at 70%, followed by the North at 52%, West at 50% and Midwest at 36%. The South now represents approximately 39% of U.S. credit-active businesses. It also accounted for more than 40% of newly opened commercial accounts in 2026, compared with 37% in 2019. For commercial credit organizations, that means the South represents not just a growing population of businesses, but an increasingly significant share of businesses participating in the commercial credit ecosystem. Southern businesses tend to be smaller and younger The composition of this growth is just as important as its scale. Credit-active businesses in the South and West tend to skew smaller and younger than those in the North and Midwest. In the South, 53% of businesses generate less than $500,000 in annual revenue, while 59% have fewer than five employees. Only 36% have been operating for more than 10 years, compared with 43% in the Midwest. Those characteristics can influence how businesses interact with credit. A younger business, for example, may have had less time to establish multiple commercial credit relationships. That pattern appears in Experian’s data. Across the United States, the average number of commercial credit accounts per business has declined from approximately 1.8 in 2018 to 1.5 in 2026. The South experienced the steepest decline and currently has the fewest accounts per business. At the same time, commercial credit inquiries have increased since 2023, most recently peaking in early 2026. Inquiry rates have typically been higher in the Midwest and South. The combination of fewer existing accounts and elevated inquiry activity provides useful context for lenders seeking to understand the credit needs of a growing population of younger businesses. Credit utilization tells another part of the story Regional differences also appear after businesses establish credit relationships. Businesses in the Midwest and North opening new commercial accounts tend to receive higher lines than businesses in the South and West. At the same time, businesses in the South show higher commercial card utilization despite carrying somewhat lower average balances. Experian’s analysis points to lower credit lines as an important factor behind that relationship. These trends reinforce why looking beyond a single credit metric can be important. Higher utilization, for example, can take on additional context when considered alongside credit-line size, business age, balances and regional business formation. Growth brings opportunities—and risk factors to monitor Despite significant growth and changes in business composition, regional credit performance has remained relatively steady. Commercial delinquencies across all regions are near pre-pandemic levels, while commercial credit risk scores have been relatively stable. There are regional differences worth monitoring, however. Businesses in the South have lower average commercial credit scores than businesses in the other regions analyzed, and delinquency rates tend to be higher in the North and South than in the Midwest and West. The broader takeaway is not simply that there are more small businesses in the South. It is that the composition of the commercial market is evolving alongside that growth. The South represents a growing share of credit-active businesses and new commercial accounts. Many of those businesses are younger, smaller and have fewer established commercial credit relationships. Their credit needs and behaviors may therefore differ from those of more mature businesses in other parts of the country. For commercial lenders and risk leaders, understanding those distinctions can help provide greater context around acquisition, underwriting and portfolio management decisions. As small business formation continues, Experian will continue monitoring where that growth is occurring—and how the changing business landscape is showing up in commercial credit behavior. Learn more ✔ Visit our Commercial Insights Hub for in-depth reports and expert analysis. ✔ Subscribe to our YouTube channel for regular updates on small business trends. ✔ Connect with your Experian account team to explore how data-driven insights can help your business grow. Download the Commercial Pulse Report Visit Commercial Insights Hub Where are small businesses growing in the U.S.? Experian data points to significant growth in the South. While new business formation has increased across the country, the South has consistently recorded the highest volume of new business openings and has seen the number of credit-active businesses grow 70% since 2018—compared with 55% nationally. Where are small businesses growing the most? The South has consistently had the largest volume of new business openings. The South led application growth during 2020–2021, while the West has posted the strongest growth rates since 2022. That distinction is important because it prevents the SEO headline from overstating what the data shows. Why has small business growth been so strong in the southern U.S.? The South has added more than 3.6 million residents since 2020, substantially outpacing other regions. Our report establishes a correlation rather than causation. 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