After 46 years of failed attempts, our government is on the verge of passing freedom-to-build legislation that will make everything more affordable, from energy to housing. We must seize this opportunity by demanding that our representatives publicly support this legislation—now.
Contact your representative now
America has a building crisis
Americans hear a lot about the fuel crisis, the electricity crisis, the housing crisis, and the munitions crisis.
But we don’t hear about the deeper, underlying crisis: the building crisis.
Despite the fact that technology has made it easier than ever to build great things quickly and cheaply, America has never been so slow and expensive at building. And that makes everything less affordable.
We pay much more for gasoline and diesel than we should because it’s too hard to build a refinery in this country.
We pay much more for electricity than we should because it’s too hard to build power plants, fuel pipelines, and power lines in this country.
We pay much more for housing than we should because it’s too hard to build housing and apartment complexes in this country.
We’re running out of munitions because it’s too hard to build and run a factory in this country.
The cause is an endless permitting process
Why is America so bad at building?
The skill of building hasn’t somehow gotten harder; in fact, technology has made it easier than ever to build great things quickly and affordably.
The problem is the government has made it far harder than ever to build things—above all through an endless permitting process for big, important projects.
Permitting delays make it much more expensive to build energy infrastructure, housing developments, and factories—with all the extra costs passed onto consumers.
According to McKinsey, there is up to $1.5 trillion in American infrastructure awaiting federal approval, including power plants, pipelines, and factories that could be lowering prices.
The solution is freedom-to-build legislation
The good news is that now most members of both parties recognize that endless permitting delays are a real problem—and that the solution is “permitting reform”: the freedom to build.
The freedom to build (quickly and safely) is what allowed Americans nearly 100 years ago, with far worse technology, to build the Empire State Building in just over a year—whereas if such a building took 5 years to build today that would be considered a miracle of speed.
Endless permitting requirements in America’s major industrial and environmental laws have taken away the freedom to build.
We need to dramatically but responsibly reform permitting, so that any permitting process quickly and effectively confirms that a project is not a threat to its neighbors, their environmental quality, or their property.
And permitting reforms need to be made by Congress so that they are part of the law. This way, reasonable permitting requirements endure from administration to administration, instead of permitting selectively increasing and decreasing with every new President.
We finally, finally have a bipartisan deal with White House support: BAAJA
For decades, those who recognized America’s permitting crisis have worked to pass comprehensive, Congressional permitting reform.
In fact, as far back as 1980 the House and Senate were working on permitting reform that shortened timelines, reduced litigation, and ensured permitting certainty.
Time after time, comprehensive reform has failed, because for one reason or another a bill could not get both bipartisan Congressional support and White House support.
But it appears we’ve reached a breakthrough.
On September 30, after 20 months of hearings and negotiations, Senators Capito (R, Environment), Lee (R, Energy), Whitehouse (D, Environment), and Heinrich (D, Energy) released the Bipartisan American Affordability and Jobs Act—BAAJA.
The White House has endorsed the deal, and as part of the negotiations agreed to unblock (at least) dozens of solar and wind projects that have been held up in various parts of the permitting process.
Not only do we have a deal, which itself is incredibly rare, but the deal is surprisingly good from a freedom-to-build perspective. Importantly, it is a tech-neutral bill that makes it easier to build across the board vs. favoring some subset of politically-preferred industries.
Here is what the bill does on the four areas of permitting Republicans and Democrats are most focused on.
BAAJA limits the abuse of bonus reviews (NEPA) to block big projects
Every project in the US has to do environmental reviews to comply with our core environmental laws: Clean Air Act, Clean Water Act, etc.
The National Environmental Policy Act (NEPA) adds what was supposed to be a short and non-binding bonus review of all a project’s potential environmental impacts. But these bonus reviews have morphed into the #1 blocker of building in America.
In 2020-2024 NEPA Environmental Impact Statements for major projects took an average of 2.6 years—nearly twice the amount of time it took to build the Pentagon in 1941-43, and ten times what it took to (safely) build the first long-distance pipeline in 1879.
Here’s how BAAJA dramatically improves NEPA to safely expedite building:
Only new projects or major expansions must undergo bonus reviews — NEPA will no longer be triggered by routine upgrades (e.g., replacing old engines with newer, cleaner ones) or simply having federal funding (e.g., getting a government loan).
Any lawsuits over incomplete bonus reviews must be filed within 150 days — blockers will no longer be able to threaten lawsuits for 6 years.
Courts can’t kill projects over errors in bonus reviews — projects will be able to continue while working on the fixes, often avoiding years of delays (e.g., a railroad that couldn’t be started because of dubious criticisms of its 3600-page bonus review).
If BAAJA passes, its NEPA improvements will make it easier and faster to build the $250 billion of projects that enter federal permitting every year—and the countless billions of projects that investors don’t back for fear of overly burdensome federal permitting. These projects include power plants, fuel pipelines, power lines, mines, factories, roads, bridges, ports, water systems, and housing developments. BAAJA can help unblock them all.
BAAJA limits the abuse of the Clean Water Act to stop vital, 100% water-safe electricity infrastructure
The Clean Water Act was supposed to protect waterways from dangerous emissions of liquids and solids. Today, it is being abused to stop interstate natural gas pipelines, even though operating these don’t emit liquids or solids.
The biggest water-related impact of gas pipelines is temporary muddying during construction. And yet state politicians regularly use Clean Water Act reviews—which are supposed to confirm that pipelines comply with water quality standards—to veto pipelines they don’t like.
For example, New York blocked the 97-mile Northern Access Pipeline, which would have carried 500 million cubic feet of Pennsylvania gas into New York per day, in the name of things like temporarily muddy water in nearby streams.
Thanks in large part to inadequate pipeline capacity, New England (the home of multiple of the biggest Clean-Water-Act-abusing states) had residential retail natural gas prices last winter that were 54% higher than the national average.
Clean Water Act abuse is also an increasingly potent tool for state politicians to use against electric transmission lines, further threatening affordability.
Here’s how BAAJA dramatically improves the Clean Water Act to safely expedite building:
Reviews must cover only what’s relevant to water quality — not irrelevant concerns, such as temporarily muddy water.
States must approve projects if they meet water quality standards — states can’t just veto projects they don’t like.
Any conditions attached to an approval must be necessary to meet water quality standards — states can’t make excessive or unrelated demands.
Once a state certifies the federal review, the state’s water requirements are deemed satisfied — federal agencies can’t reopen the review and start an endless cycle.
If BAAJA passes, both gas pipelines and transmission lines will be easier to build—meaning lower electricity and heating costs for Americans.
BAAJA gives builders certainty that a permit, once granted, will be upheld
A permit is supposed to certify that a project is legal and give it a green light. Today, permits are treated by administrations as revocable at will, which destroys investment.
Permit uncertainty kills known price-lowering projects like Keystone XL, but also stops investors from funding countless price-lowering projects due to political risk.
A 2026 National Association of Manufacturers survey found that 50.8% of manufacturers said permitting concerns discourage them from investing in projects.
Here’s how BAAJA dramatically increases permitting certainty:
Developers can sue when agencies miss permitting deadlines — judges can order agencies to issue a decision within 60 days.
Agencies can’t pull permits without proof of an urgent threat — if a judge finds the proof insufficient, developers get substantial compensation.
Agencies can’t single out a type of energy project for worse permitting treatment — if developers can prove discrimination, they get substantial compensation.
If BAAJA passes, the greatly increased permitting certainty will lead countless new investors to eagerly invest in American industry—meaning lower prices and more job opportunities.
BAAJA modestly improves electric transmission by making it easier to build truly cost-effective projects
America could greatly benefit from cost-effective new transmission to better deal with growing electricity demand, but today’s permitting process makes projects very difficult to build. To make matters worse, the transmission that does get built is often wasteful because there is insufficient oversight over monopoly utilities who get higher (guaranteed) profits for spending more.
BAAJA modestly improves this bad status quo by making transmission easier to build while imposing imperfect but meaningful limits on federal authority to approve wasteful projects and force ratepayers to fund them.
Specifically, it creates:
A new legal limit on wasteful long-distance transmission — FERC (Federal Energy Regulatory Commission) can authorize new interstate transmission projects anywhere (vs only in certain “corridors”) but only if the project contributes to reliability or affordability (vs being able to authorize virtually any project).
A new process to limit wasteful local transmission — States can request that FERC investigate and penalize utilities for building wasteful local transmission that consumers are forced to pay for.
We can’t allow wishful thinking or anti-building activists to stop passage
BAAJA is a huge step forward in freedom-to-build, advancing major priorities of both parties and addressing, more than anything else the government can do right now, Americans’ number one concern: affordability.
But if we do not put incredible pressure on politicians right now, BAAJA will very likely not pass due to three challenges: wishful thinking, anti-building activists, and time.
Wishful thinking
Since Democrats are, according to current polling, likely to take control of the House or the Senate starting in January, many say the party should hold out for “a much better deal” next Congress instead of the current “Republican deal.”
But the current permitting deal is a bipartisan deal that extensively factored in Democratic priorities in order to secure the many Democrat votes needed to meet the Senate’s 60-vote threshold.
Any deal in the next Congress would have to be very similar to get sufficient Republican votes in the Senate—and above all to get Donald Trump to sign it.
It is a near-miraculous opportunity that President Trump has put his support behind a bill that explicitly reduces his executive power. America needs to take that opportunity and pass BAAJA this Congress.
Time
There are about 20 days left on the Congressional calendar this year. And there are many other priorities, both essential (funding the government, funding defense) and popular (farm bill extension, college sports legislation, nominations) competing for time.
Unless Congress makes BAAJA an absolute top priority, it will not happen this Congress—and then will have to be restarted next Congress (which would mean almost certain failure).
And unless everyone agrees to pass this with few-to-no changes, there are multiple friction points that can kill the bill: from getting 60 votes in the Senate to start the consideration process, to getting the House to pass a “rule” to start their process, to the time-consuming potential of the House sending a bill back to the Senate.
Anti-building activists
There are certain constituencies that do not want anything like BAAJA to pass. They welcome wishful thinking, and will do anything they can to run out the clock.
The most obvious constituency here is anti-development groups that just fundamentally think it’s wrong for humans to build because building involves extensive development (impacting) of nature.
It is these groups that made permitting so difficult in the first place, so of course they don’t want it to be (a lot) easier.
The main excuse anti-development groups make for opposing BAAJA is that, by making it easier to build all projects—including fossil fuel projects—it contradicts their goal of reducing CO2 emissions as much as possible.
But, as many pro-BAAJA CO2-focused groups have pointed out, there is no politically viable way of passing permitting reform without including fossil fuel projects. And non-carbon sources of energy need the freedom to build if they are to evolve and scale to become truly cost-competitive with fossil fuels—which is the only way CO2 emissions will decline.
So long as fossil fuels are the lowest-cost form of energy, most countries, including China, India, and Russia, will choose to use them and increase emissions. Whether you think this is right or wrong (I think it’s right) that is the reality. Anti-development groups pretending that opposing BAAJA will somehow lower global CO2 emissions are just making a convenient excuse to justify their long-standing hostility toward building.
A more surprising source of opposition to BAAJA comes from many monopoly electric utilities. These monopolies, whom the government forces us to pay, (including a guaranteed profit margin), currently make a lot of money via 3 forms of wasteful spending that BAAJA restricts.
Building local transmission lines and forcing ratepayers to pay for them with little oversight.
Building new transmission lines when it would be more cost-effective to upgrade existing ones using technologies such as “reconductoring.”
Building transmission lines without any competitive bids.
While most utilities have not been publicly attacking BAAJA, behind the scenes many are using their enormous political machines to threaten various politicians and nonprofits into making major changes to BAAJA—changes that would almost certainly prevent it from passing.
We cannot allow these efforts to succeed.
Demand that your representatives support the new legislation before the election
Now is one of the few times you can make a big difference politically. Congress almost never passes anything useful these days, and it could be passing something incredibly useful.
And what you can do is very simple.
Tell your Congressman to publicly support BAAJA before the election.
I have created a very simple tool to track where your Representatives and Senators are on this issue, and to draft a personalized message, then submit it through your representative’s contact form (or better yet make a phone call) about it.
Contact your representative now
Most politicians are not focused on freedom-to-build right now. But they are focused on your vote.
Tell them that they need to publicly support BAAJA now, before the election. If we can get dozens or preferably hundreds of politicians on board, we dramatically increase our chances of them prioritizing the bill and passing it as-is quickly.
We’ve seen from the last 46 years of failed negotiations that it’s extremely hard to get a bipartisan deal that a President will sign. We cannot wait any longer for the freedom to build. If we don’t do it, it will likely be punted to some distant future. And Americans will wonder why everything is getting more and more expensive, and why we can’t produce enough munitions to beat even Iran, and why it’s harder and harder to afford a house, and why we have blackouts when it gets cold in the winter.
Or we can act with urgency and enough of us can tell our politicians: Support BAAJA, the biggest affordability legislation in decades, now.
Michelle Hung, Steffen Henne, and Daniil Gorbatenko contributed to this piece.
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