Historical preservationists are cheering the congressional support being given to a bill designed to help low and modest income homeowners in historical districts keep their properties in good repair.

The National Trust for Historic Preservation says the Historic Homeownership Assistance Act (HR 1172/S 664) has achieved a majority of sponsors in the House.

So far, 221 members of the House and 39 senators back the measure. Majority support increases the likelihood that the act will be passed in the current Congress. Fifteen states have already passed similar legislation.

Richard Moe, president of the National Trust, said passage of the Historic Homeownership act would benefit to lower- and middle-income homeowners in historic neighborhoods.

"Contrary to popular belief, most historic districts are home to people of modest means. This tax credit would provide them with a much-needed boost," he said.

The act would establish an income tax credit -- up to 20 percent of the cost of rehabilitation -- for homeowners who rehabilitate or purchase newly rehabilitated homes as their primary residences. Homeowners without sufficient tax liability to use the credits could transfer them to their mortgage bankers and make a smaller downpayment or lower mortgage rate on their house.

Until now, there has been no federal tax credit for such projects, though one exists for owners of commercial buildings.

Eligible properties include those listed in the National Register of Historic Places or contributing structures within certified federal, state or local historic districts. The credit is directed toward the housing stock in deteriorating neighborhoods, making homeownership easier for people of diverse income levels while rebuilding communities and preserving historic buildings.

According to the National Trust, the legislation would help combat suburban sprawl by promoting reinvestment in the sound housing stock and existing infrastructure of older areas. Trust members complaint that currently, federal tax laws encourage low-density, land-consumptive development or neighborhood demolition in the name of urban renewal or highway construction.

The Historic Homeownership Assistance Act is sponsored by E. Clay Shaw, Jr. (R-FL) and John Lewis (D-GA) in the House, and Lincoln Chafee (R-RI) and Bob Graham (D-FL) in the Senate. The late John Chafee, the current Senator's father, was the original author of the legislation.

While the Historic Homeownership Act is moving through Congress, also moving along is a bill called the Property Rights Implementation Act, designed to give homeowners in historic districts easier access to the federal courts when municipal, county or state historical district commissions render adverse rulings.

In a story in its current edition, SmartMoney magazine notes that community preservation committees are gaining in number and clout, controlling everything from the color of a home's trim to the kind of glass in replacement windows.

SmartMoney notes that neighborhoods that "retain architectural integrity can increase in value 25 to 30 percent faster than other neighborhoods."

Homeowners, however, complain that overturning such decision can be very costly and time consuming because appeals often must start with zoning boards, then go to the City Council, and then through the local and state courts.

The Property Rights Implementation Act would allow homeowners to go straight into federal court if they feel they cannot get a fair hearing on the local level.