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A BILL TO BE ENTITLED
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AN ACT
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relating to amendment and enforcement of restrictive covenants in |
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certain areas. |
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BE IT ENACTED BY THE LEGISLATURE OF THE STATE OF TEXAS: |
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SECTION 1. Title 11, Property Code, is amended by adding |
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Chapter 212 to read as follows: |
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CHAPTER 212. AMENDMENT AND ENFORCEMENT OF RESTRICTIONS IN |
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CERTAIN AREAS |
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Sec. 212.001. DEFINITIONS. In this chapter: |
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(1) "Dedicatory instrument" means each governing |
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instrument covering the establishment, maintenance, and operation |
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of a residential subdivision or any similar planned |
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development. The term includes a declaration or similar |
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instrument subjecting real property to restrictive covenants, |
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bylaws, or similar instruments governing the administration or |
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operation of a property owners' association, to properly adopted |
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rules and regulations of the property owners' association, or to |
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all lawful amendments to the covenants, bylaws, instruments, rules, |
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or regulations. |
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(2) "Lienholder," "owner," "real property records," |
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and "restrictions" have the meanings assigned by Section 201.003. |
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(3) "Property owners' association" means an |
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incorporated or unincorporated association owned by or whose |
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members consist primarily of the owners of the property covered by |
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the dedicatory instrument and through which the owners, or the |
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board of directors or similar governing body, manage or regulate |
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the residential subdivision or similar planned development. |
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(4) "Residential real estate subdivision" or |
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"subdivision" means all land encompassed within one or more maps or |
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plats of land that is divided into two or more parts if: |
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(A) the maps or plats cover land that is not |
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within a municipality or within the extraterritorial jurisdiction |
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of a municipality; |
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(B) the land encompassed within the maps or plats |
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is or was burdened by restrictions limiting all or at least a |
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majority of the land area covered by the map or plat, excluding |
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streets and public areas, to residential use only; and |
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(C) all instruments creating the restrictions |
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are recorded in the deed or real property records of a county. |
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Sec. 212.002. APPLICABILITY OF CHAPTER. (a) This chapter |
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applies only to a residential real estate subdivision or any unit or |
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parcel of a subdivision located, wholly or partly, in a county that |
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is not subject to another chapter of this title regarding the |
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amendment and enforcement of a restriction. |
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(b) This chapter applies only to restrictions that affect |
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real property within a residential real estate subdivision or any |
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units or parcels of the subdivision and that, by the express terms |
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of the instrument creating the restrictions: |
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(1) are not subject to a procedure by which the |
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restrictions may be amended; or |
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(2) may not be amended without the unanimous consent |
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of: |
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(A) all property owners in the subdivision; or |
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(B) all property owners in any unit or parcel of |
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the subdivision. |
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(c) This chapter applies to a restriction regardless of the |
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date on which it was created. |
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Sec. 212.003. FINDINGS AND PURPOSE. (a) The legislature |
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finds that: |
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(1) owners of land in certain real estate subdivisions |
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are unable to govern the subdivisions by democratic principles of |
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self-government; |
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(2) requiring unanimous consent to amend or modify |
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restrictions in affected subdivisions or units or parcels of the |
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subdivisions is impractical and unworkable to bring needed change |
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and improvement; |
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(3) the inability of owners to amend or modify |
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property restrictions in certain real estate subdivisions in which |
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no zoning regulations apply creates uncertainty in living |
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conditions and discourages investments in those subdivisions; |
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(4) owners of land in affected subdivisions are |
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reluctant or unable to provide proper maintenance, upkeep, and |
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repairs of structures because of the inability to amend or modify |
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the restrictions in response to changing circumstances; |
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(5) financial institutions are reluctant to or will |
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not lend money for investments, maintenance, upkeep, or repairs in |
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affected subdivisions; |
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(6) these conditions will cause dilapidation of |
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housing and other structures and cause unhealthful and unsanitary |
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conditions in affected subdivisions, contrary to the health, |
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safety, and welfare of the public; and |
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(7) the existence of race-related covenants in |
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restrictions, regardless of their unenforceability, is offensive, |
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repugnant, and harmful to members of racial or ethnic minority |
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groups and public policy requires that those covenants be removed. |
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(b) The purpose of this chapter is to provide a procedure |
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for creating, modifying, or adding to residential restrictions and |
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to provide for the removal of any restriction or other provision |
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relating to race, religion, or national origin that is void and |
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unenforceable under either the United States Constitution or |
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Section 5.026. |
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Sec. 212.004. CREATION OR MODIFICATION OF PROCEDURE TO |
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AMEND RESTRICTIONS. (a) A property owners' association by a |
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two-thirds vote of the association's governing body may submit a |
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procedure for amending restrictions to a vote of the property |
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owners in the subdivision or in the unit or parcel of the |
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subdivision governed by restrictions. |
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(b) An amendment procedure submitted to a vote under |
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Subsection (a) binds all property owners in the subdivision or the |
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unit or parcel of the subdivision to which the procedure applies if |
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more than two-thirds of the voting property owners vote in favor of |
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the procedure. |
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(c) Not later than the 30th day before the date a ballot for |
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a vote under this section must be received to be counted, the |
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property owners' association shall mail to each affected property |
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owner a notice that includes: |
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(1) the exact wording of the amendment procedure; and |
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(2) the date by which a property owner's ballot must be |
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received to be counted. |
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(d) The property owners' association shall pay all costs of: |
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(1) printing and mailing the required notices and |
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ballots; and |
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(2) canvassing, tabulating, and certifying the vote. |
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(e) A property owner may not cast more than one vote, |
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regardless of the number of lots the person owns. If more than one |
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person owns an interest in a lot, the owners may cast only one vote |
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for that lot. A person may not vote if the person has an interest |
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in a lot only by virtue of being a lienholder. |
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(f) A ballot cast under this section is secret and may not be |
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counted unless it is placed inside an unmarked envelope that is |
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placed inside another envelope that bears the signature and printed |
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name of the property owner casting the enclosed ballot. |
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(g) The presiding officer of the property owners' |
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association shall appoint an election canvassing committee and a |
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committee chairperson to canvass and count the votes and determine |
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the outcome. |
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(h) If the amendment procedure receives the number of votes |
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required under Subsection (b), the election canvassing committee |
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chairperson shall certify the result to the presiding officer of |
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the property owners' association. The presiding officer shall |
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file in the real property records of each county in which all or |
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part of the subdivision is located an instrument that indicates |
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that the procedure was adopted. |
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(i) If the amendment procedure is not adopted, the property |
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owners' association may not submit the same amendment procedure to |
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a vote under this section on or before the first anniversary of the |
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date the previous votes on the procedure were certified. |
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Sec. 212.005. EFFECT OF ADOPTING AMENDMENT PROCEDURE. |
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After the effective date of the adoption of the amendment procedure |
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under this chapter, any proposed amendment to the restrictions |
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described by Section 212.002(b) applicable to the subdivision or |
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unit or parcel of the subdivision, as applicable, must be submitted |
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for approval to the owners under the amendment procedure. |
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SECTION 2. This Act takes effect September 1, 2009. |