86R10809 SMH-F
 
  By: Wilson H.J.R. No. 111
 
 
 
A JOINT RESOLUTION
  proposing a constitutional amendment providing that a residence
  homestead is not subject to seizure or sale for delinquent ad
  valorem taxes.
         BE IT RESOLVED BY THE LEGISLATURE OF THE STATE OF TEXAS:
         SECTION 1.  Sections 13(a), (c), and (d), Article VIII,
  Texas Constitution, are amended to read as follows:
         (a)  Except as provided by Section 15(b) of this article,
  provision [Provision] shall be made by the Legislature for the sale
  of a sufficient portion of all lands and other property for the
  taxes due thereon that have not been paid.
         (c)  The former owner of [a residence homestead,] land
  designated for agricultural use[,] or a mineral interest sold for
  unpaid taxes shall within two years from date of the filing for
  record of the Purchaser's Deed have the right to redeem the property
  on the following basis:
               (1)  Within the first year of the redemption period,
  upon the payment of the amount of money paid for the property,
  including the Tax Deed Recording Fee and all taxes, penalties,
  interest, and costs paid plus an amount not exceeding 25 percent of
  the aggregate total; and
               (2)  Within the last year of the redemption period,
  upon the payment of the amount of money paid for the property,
  including the Tax Deed Recording Fee and all taxes, penalties,
  interest, and costs paid plus an amount not exceeding 50 percent of
  the aggregate total.
         (d)  If the [residence homestead or] land designated for
  agricultural use is sold pursuant to a suit to enforce the
  collection of the unpaid taxes, the Legislature may limit the
  application of Subsection (c) of this section to [property used as a
  residence homestead when the suit was filed and to] land designated
  for agricultural use when the suit was filed.
         SECTION 2.  Section 15, Article VIII, Texas Constitution, is
  amended to read as follows:
         Sec. 15.  (a) Except as provided by Subsection (b) of this
  section, the [The] annual assessment made upon landed property
  shall be a special lien thereon; and all property, both real and
  personal, belonging to any delinquent taxpayer shall be liable to
  seizure and sale for the payment of all the taxes and penalties due
  by such delinquent; and such property may be sold for the payment of
  the taxes and penalties due by such delinquent, under such
  regulations as the Legislature may provide.
         (b)  A residence homestead is not subject to seizure or sale
  for the payment of delinquent taxes or penalties. The Legislature
  by general law may define residence homestead for purposes of this
  subsection.
         SECTION 3.  Sections 50(a), (e), (f), (f-1), (g), (h), (i),
  (j), (k), (q), (r), (t), and (u), Article XVI, Texas Constitution,
  are amended to read as follows:
         (a)  The homestead of a family, or of a single adult person,
  shall be, and is hereby protected from forced sale, for the payment
  of all debts except for:
               (1)  the purchase money thereof, or a part of such
  purchase money;
               (2)  [the taxes due thereon;
               [(3)]  an owelty of partition imposed against the
  entirety of the property by a court order or by a written agreement
  of the parties to the partition, including a debt of one spouse in
  favor of the other spouse resulting from a division or an award of a
  family homestead in a divorce proceeding;
               (3) [(4)]  the refinance of a lien against a homestead,
  including a federal tax lien resulting from the tax debt of both
  spouses, if the homestead is a family homestead, or from the tax
  debt of the owner;
               (4) [(5)]  work and material used in constructing new
  improvements thereon, if contracted for in writing, or work and
  material used to repair or renovate existing improvements thereon
  if:
                     (A)  the work and material are contracted for in
  writing, with the consent of both spouses, in the case of a family
  homestead, given in the same manner as is required in making a sale
  and conveyance of the homestead;
                     (B)  the contract for the work and material is not
  executed by the owner or the owner's spouse before the fifth day
  after the owner makes written application for any extension of
  credit for the work and material, unless the work and material are
  necessary to complete immediate repairs to conditions on the
  homestead property that materially affect the health or safety of
  the owner or person residing in the homestead and the owner of the
  homestead acknowledges such in writing;
                     (C)  the contract for the work and material
  expressly provides that the owner may rescind the contract without
  penalty or charge within three days after the execution of the
  contract by all parties, unless the work and material are necessary
  to complete immediate repairs to conditions on the homestead
  property that materially affect the health or safety of the owner or
  person residing in the homestead and the owner of the homestead
  acknowledges such in writing; and
                     (D)  the contract for the work and material is
  executed by the owner and the owner's spouse only at the office of a
  third-party lender making an extension of credit for the work and
  material, an attorney at law, or a title company;
               (5) [(6)]  an extension of credit that:
                     (A)  is secured by a voluntary lien on the
  homestead created under a written agreement with the consent of
  each owner and each owner's spouse;
                     (B)  is of a principal amount that when added to
  the aggregate total of the outstanding principal balances of all
  other indebtedness secured by valid encumbrances of record against
  the homestead does not exceed 80 percent of the fair market value of
  the homestead on the date the extension of credit is made;
                     (C)  is without recourse for personal liability
  against each owner and the spouse of each owner, unless the owner or
  spouse obtained the extension of credit by actual fraud;
                     (D)  is secured by a lien that may be foreclosed
  upon only by a court order;
                     (E)  does not require the owner or the owner's
  spouse to pay, in addition to any interest or any bona fide discount
  points used to buy down the interest rate, any fees to any person
  that are necessary to originate, evaluate, maintain, record,
  insure, or service the extension of credit that exceed, in the
  aggregate, two percent of the original principal amount of the
  extension of credit, excluding fees for:
                           (i)  an appraisal performed by a third party
  appraiser;
                           (ii)  a property survey performed by a state
  registered or licensed surveyor;
                           (iii)  a state base premium for a mortgagee
  policy of title insurance with endorsements established in
  accordance with state law; or
                           (iv)  a title examination report if its cost
  is less than the state base premium for a mortgagee policy of title
  insurance without endorsements established in accordance with
  state law;
                     (F)  is not a form of open-end account that may be
  debited from time to time or under which credit may be extended from
  time to time unless the open-end account is a home equity line of
  credit;
                     (G)  is payable in advance without penalty or
  other charge;
                     (H)  is not secured by any additional real or
  personal property other than the homestead;
                     (I)  (repealed);
                     (J)  may not be accelerated because of a decrease
  in the market value of the homestead or because of the owner's
  default under other indebtedness not secured by a prior valid
  encumbrance against the homestead;
                     (K)  is the only debt secured by the homestead at
  the time the extension of credit is made unless the other debt was
  made for a purpose described by Subsections (a)(1)-(a)(4)
  [(a)(1)-(a)(5)] or Subsection (a)(7) [(a)(8)] of this section;
                     (L)  is scheduled to be repaid:
                           (i)  in substantially equal successive
  periodic installments, not more often than every 14 days and not
  less often than monthly, beginning no later than two months from the
  date the extension of credit is made, each of which equals or
  exceeds the amount of accrued interest as of the date of the
  scheduled installment; or
                           (ii)  if the extension of credit is a home
  equity line of credit, in periodic payments described under
  Subsection (t)(8) of this section;
                     (M)  is closed not before:
                           (i)  the 12th day after the later of the date
  that the owner of the homestead submits a loan application to the
  lender for the extension of credit or the date that the lender
  provides the owner a copy of the notice prescribed by Subsection (g)
  of this section;
                           (ii)  one business day after the date that
  the owner of the homestead receives a copy of the loan application
  if not previously provided and a final itemized disclosure of the
  actual fees, points, interest, costs, and charges that will be
  charged at closing. If a bona fide emergency or another good cause
  exists and the lender obtains the written consent of the owner, the
  lender may provide the documentation to the owner or the lender may
  modify previously provided documentation on the date of closing;
  and
                           (iii)  the first anniversary of the closing
  date of any other extension of credit described by Subsection
  (a)(5) [(a)(6)] of this section secured by the same homestead
  property, except a refinance described by Paragraph (Q)(x)(f) of
  this subdivision, unless the owner on oath requests an earlier
  closing due to a state of emergency that:
                                 (a)  has been declared by the president
  of the United States or the governor as provided by law; and
                                 (b)  applies to the area where the
  homestead is located;
                     (N)  is closed only at the office of the lender, an
  attorney at law, or a title company;
                     (O)  permits a lender to contract for and receive
  any fixed or variable rate of interest authorized under statute;
                     (P)  is made by one of the following that has not
  been found by a federal regulatory agency to have engaged in the
  practice of refusing to make loans because the applicants for the
  loans reside or the property proposed to secure the loans is located
  in a certain area:
                           (i)  a bank, savings and loan association,
  savings bank, or credit union doing business under the laws of this
  state or the United States, including a subsidiary of a bank,
  savings and loan association, savings bank, or credit union
  described by this subparagraph;
                           (ii)  a federally chartered lending
  instrumentality or a person approved as a mortgagee by the United
  States government to make federally insured loans;
                           (iii)  a person licensed to make regulated
  loans, as provided by statute of this state;
                           (iv)  a person who sold the homestead
  property to the current owner and who provided all or part of the
  financing for the purchase;
                           (v)  a person who is related to the homestead
  property owner within the second degree of affinity or
  consanguinity; or
                           (vi)  a person regulated by this state as a
  mortgage banker or mortgage company; and
                     (Q)  is made on the condition that:
                           (i)  the owner of the homestead is not
  required to apply the proceeds of the extension of credit to repay
  another debt except debt secured by the homestead or debt to another
  lender;
                           (ii)  the owner of the homestead not assign
  wages as security for the extension of credit;
                           (iii)  the owner of the homestead not sign
  any instrument in which blanks relating to substantive terms of
  agreement are left to be filled in;
                           (iv)  the owner of the homestead not sign a
  confession of judgment or power of attorney to the lender or to a
  third person to confess judgment or to appear for the owner in a
  judicial proceeding;
                           (v)  at the time the extension of credit is
  made, the owner of the homestead shall receive a copy of the final
  loan application and all executed documents signed by the owner at
  closing related to the extension of credit;
                           (vi)  the security instruments securing the
  extension of credit contain a disclosure that the extension of
  credit is the type of credit defined by Subsection (a)(5) [(a)(6)]
  of this section;
                           (vii)  within a reasonable time after
  termination and full payment of the extension of credit, the lender
  cancel and return the promissory note to the owner of the homestead
  and give the owner, in recordable form, a release of the lien
  securing the extension of credit or a copy of an endorsement and
  assignment of the lien to a lender that is refinancing the extension
  of credit;
                           (viii)  the owner of the homestead and any
  spouse of the owner may, within three days after the extension of
  credit is made, rescind the extension of credit without penalty or
  charge;
                           (ix)  the owner of the homestead and the
  lender sign a written acknowledgment as to the fair market value of
  the homestead property on the date the extension of credit is made;
                           (x)  except as provided by Subparagraph (xi)
  of this paragraph, the lender or any holder of the note for the
  extension of credit shall forfeit all principal and interest of the
  extension of credit if the lender or holder fails to comply with the
  lender's or holder's obligations under the extension of credit and
  fails to correct the failure to comply not later than the 60th day
  after the date the lender or holder is notified by the borrower of
  the lender's failure to comply by:
                                 (a)  paying to the owner an amount
  equal to any overcharge paid by the owner under or related to the
  extension of credit if the owner has paid an amount that exceeds an
  amount stated in the applicable Paragraph (E), (G), or (O) of this
  subdivision;
                                 (b)  sending the owner a written
  acknowledgement that the lien is valid only in the amount that the
  extension of credit does not exceed the percentage described by
  Paragraph (B) of this subdivision, if applicable, or is not secured
  by property described under Paragraph (H) of this subdivision, if
  applicable;
                                 (c)  sending the owner a written notice
  modifying any other amount, percentage, term, or other provision
  prohibited by this section to a permitted amount, percentage, term,
  or other provision and adjusting the account of the borrower to
  ensure that the borrower is not required to pay more than an amount
  permitted by this section and is not subject to any other term or
  provision prohibited by this section;
                                 (d)  delivering the required documents
  to the borrower if the lender fails to comply with Subparagraph (v)
  of this paragraph or obtaining the appropriate signatures if the
  lender fails to comply with Subparagraph (ix) of this paragraph;
                                 (e)  sending the owner a written
  acknowledgement, if the failure to comply is prohibited by
  Paragraph (K) of this subdivision, that the accrual of interest and
  all of the owner's obligations under the extension of credit are
  abated while any prior lien prohibited under Paragraph (K) remains
  secured by the homestead; or
                                 (f)  if the failure to comply cannot be
  cured under Subparagraphs (x)(a)-(e) of this paragraph, curing the
  failure to comply by a refund or credit to the owner of $1,000 and
  offering the owner the right to refinance the extension of credit
  with the lender or holder for the remaining term of the loan at no
  cost to the owner on the same terms, including interest, as the
  original extension of credit with any modifications necessary to
  comply with this section or on terms on which the owner and the
  lender or holder otherwise agree that comply with this section; and
                           (xi)  the lender or any holder of the note
  for the extension of credit shall forfeit all principal and
  interest of the extension of credit if the extension of credit is
  made by a person other than a person described under Paragraph (P)
  of this subdivision or if the lien was not created under a written
  agreement with the consent of each owner and each owner's spouse,
  unless each owner and each owner's spouse who did not initially
  consent subsequently consents;
               (6) [(7)]  a reverse mortgage; or
               (7) [(8)]  the conversion and refinance of a personal
  property lien secured by a manufactured home to a lien on real
  property, including the refinance of the purchase price of the
  manufactured home, the cost of installing the manufactured home on
  the real property, and the refinance of the purchase price of the
  real property.
         (e)  A refinance of debt secured by a homestead and described
  by any subsection under Subsections (a)(1)-(a)(4) of this section
  [(a)(1)-(a)(5)] that includes the advance of additional funds may
  not be secured by a valid lien against the homestead unless:
               (1)  the refinance of the debt is an extension of credit
  described by Subsection (a)(5) [(a)(6)] of this section; or
               (2)  the advance of all the additional funds is for
  reasonable costs necessary to refinance such debt or for a purpose
  described by Subsection (a)(2) or (a)(4) [, (a)(3), or (a)(5)] of
  this section.
         (f)  A refinance of debt secured by the homestead, any
  portion of which is an extension of credit described by Subsection
  (a)(5) [(a)(6)] of this section, may not be secured by a valid lien
  against the homestead unless either:
               (1)  the refinance of the debt is an extension of credit
  described by Subsection (a)(5) or (a)(6) [or (a)(7)] of this
  section; or
               (2)  all of the following conditions are met:
                     (A)  the refinance is not closed before the first
  anniversary of the date the extension of credit was closed;
                     (B)  the refinanced extension of credit does not
  include the advance of any additional funds other than:
                           (i)  funds advanced to refinance a debt
  described by Subsections (a)(1) through (a)(6) [(a)(7)] of this
  section; or
                           (ii)  actual costs and reserves required by
  the lender to refinance the debt;
                     (C)  the refinance of the extension of credit is
  of a principal amount that when added to the aggregate total of the
  outstanding principal balances of all other indebtedness secured by
  valid encumbrances of record against the homestead does not exceed
  80 percent of the fair market value of the homestead on the date the
  refinance of the extension of credit is made; and
                     (D)  the lender provides the owner the following
  written notice on a separate document not later than the third
  business day after the date the owner submits the loan application
  to the lender and at least 12 days before the date the refinance of
  the extension of credit is closed:
         "YOUR EXISTING LOAN THAT YOU DESIRE TO REFINANCE IS A HOME
  EQUITY LOAN. YOU MAY HAVE THE OPTION TO REFINANCE YOUR HOME EQUITY
  LOAN AS EITHER A HOME EQUITY LOAN OR AS A NON-HOME EQUITY LOAN, IF
  OFFERED BY YOUR LENDER.
         "HOME EQUITY LOANS HAVE IMPORTANT CONSUMER PROTECTIONS. A
  LENDER MAY ONLY FORECLOSE A HOME EQUITY LOAN BASED ON A COURT ORDER.
  A HOME EQUITY LOAN MUST BE WITHOUT RECOURSE FOR PERSONAL LIABILITY
  AGAINST YOU AND YOUR SPOUSE.
         "IF YOU HAVE APPLIED TO REFINANCE YOUR EXISTING HOME EQUITY
  LOAN AS A NON-HOME EQUITY LOAN, YOU WILL LOSE CERTAIN CONSUMER
  PROTECTIONS. A NON-HOME EQUITY REFINANCED LOAN:
               "(1)  WILL PERMIT THE LENDER TO FORECLOSE WITHOUT A
  COURT ORDER;
               "(2)  WILL BE WITH RECOURSE FOR PERSONAL LIABILITY
  AGAINST YOU AND YOUR SPOUSE; AND
               "(3)  MAY ALSO CONTAIN OTHER TERMS OR CONDITIONS THAT
  MAY NOT BE PERMITTED IN A TRADITIONAL HOME EQUITY LOAN.
         "BEFORE YOU REFINANCE YOUR EXISTING HOME EQUITY LOAN TO MAKE
  IT A NON-HOME EQUITY LOAN, YOU SHOULD MAKE SURE YOU UNDERSTAND THAT
  YOU ARE WAIVING IMPORTANT PROTECTIONS THAT HOME EQUITY LOANS
  PROVIDE UNDER THE LAW AND SHOULD CONSIDER CONSULTING WITH AN
  ATTORNEY OF YOUR CHOOSING REGARDING THESE PROTECTIONS.
         "YOU MAY WISH TO ASK YOUR LENDER TO REFINANCE YOUR LOAN AS A
  HOME EQUITY LOAN. HOWEVER, A HOME EQUITY LOAN MAY HAVE A HIGHER
  INTEREST RATE AND CLOSING COSTS THAN A NON-HOME EQUITY LOAN."
         (f-1)  A lien securing a refinance of debt under Subsection
  (f)(2) of this section is deemed to be a lien described by
  Subsection (a)(3) [(a)(4)] of this section. An affidavit executed
  by the owner or the owner's spouse acknowledging that the
  requirements of Subsection (f)(2) of this section have been met
  conclusively establishes that the requirements of Subsection
  (a)(3) [(a)(4)] of this section have been met.
         (g)  An extension of credit described by Subsection (a)(5)
  [(a)(6)] of this section may be secured by a valid lien against
  homestead property if the extension of credit is not closed before
  the 12th day after the lender provides the owner with the following
  written notice on a separate instrument:
         "NOTICE CONCERNING EXTENSIONS OF CREDIT DEFINED BY SECTION
  50(a)(5) [50(a)(6)], ARTICLE XVI, TEXAS CONSTITUTION:
         "SECTION 50(a)(5) [50(a)(6)], ARTICLE XVI, OF THE TEXAS
  CONSTITUTION ALLOWS CERTAIN LOANS TO BE SECURED AGAINST THE EQUITY
  IN YOUR HOME. SUCH LOANS ARE COMMONLY KNOWN AS EQUITY LOANS. IF YOU
  DO NOT REPAY THE LOAN OR IF YOU FAIL TO MEET THE TERMS OF THE LOAN,
  THE LENDER MAY FORECLOSE AND SELL YOUR HOME. THE CONSTITUTION
  PROVIDES THAT:
         "(A) THE LOAN MUST BE VOLUNTARILY CREATED WITH THE CONSENT OF
  EACH OWNER OF YOUR HOME AND EACH OWNER'S SPOUSE;
         "(B) THE PRINCIPAL LOAN AMOUNT AT THE TIME THE LOAN IS MADE
  MUST NOT EXCEED AN AMOUNT THAT, WHEN ADDED TO THE PRINCIPAL BALANCES
  OF ALL OTHER LIENS AGAINST YOUR HOME, IS MORE THAN 80 PERCENT OF THE
  FAIR MARKET VALUE OF YOUR HOME;
         "(C) THE LOAN MUST BE WITHOUT RECOURSE FOR PERSONAL LIABILITY
  AGAINST YOU AND YOUR SPOUSE UNLESS YOU OR YOUR SPOUSE OBTAINED THIS
  EXTENSION OF CREDIT BY ACTUAL FRAUD;
         "(D) THE LIEN SECURING THE LOAN MAY BE FORECLOSED UPON ONLY
  WITH A COURT ORDER;
         "(E) FEES AND CHARGES TO MAKE THE LOAN MAY NOT EXCEED 2
  PERCENT OF THE LOAN AMOUNT, EXCEPT FOR A FEE OR CHARGE FOR AN
  APPRAISAL PERFORMED BY A THIRD PARTY APPRAISER, A PROPERTY SURVEY
  PERFORMED BY A STATE REGISTERED OR LICENSED SURVEYOR, A STATE BASE
  PREMIUM FOR A MORTGAGEE POLICY OF TITLE INSURANCE WITH
  ENDORSEMENTS, OR A TITLE EXAMINATION REPORT;
         "(F) THE LOAN MAY NOT BE AN OPEN-END ACCOUNT THAT MAY BE
  DEBITED FROM TIME TO TIME OR UNDER WHICH CREDIT MAY BE EXTENDED FROM
  TIME TO TIME UNLESS IT IS A HOME EQUITY LINE OF CREDIT;
         "(G) YOU MAY PREPAY THE LOAN WITHOUT PENALTY OR CHARGE;
         "(H) NO ADDITIONAL COLLATERAL MAY BE SECURITY FOR THE LOAN;
         "(I) (repealed);
         "(J) YOU ARE NOT REQUIRED TO REPAY THE LOAN EARLIER THAN
  AGREED SOLELY BECAUSE THE FAIR MARKET VALUE OF YOUR HOME DECREASES
  OR BECAUSE YOU DEFAULT ON ANOTHER LOAN THAT IS NOT SECURED BY YOUR
  HOME;
         "(K) ONLY ONE LOAN DESCRIBED BY SECTION 50(a)(5) [50(a)(6)],
  ARTICLE XVI, OF THE TEXAS CONSTITUTION MAY BE SECURED WITH YOUR HOME
  AT ANY GIVEN TIME;
         "(L) THE LOAN MUST BE SCHEDULED TO BE REPAID IN PAYMENTS THAT
  EQUAL OR EXCEED THE AMOUNT OF ACCRUED INTEREST FOR EACH PAYMENT
  PERIOD;
         "(M) THE LOAN MAY NOT CLOSE BEFORE 12 DAYS AFTER YOU SUBMIT A
  LOAN APPLICATION TO THE LENDER OR BEFORE 12 DAYS AFTER YOU RECEIVE
  THIS NOTICE, WHICHEVER DATE IS LATER; AND MAY NOT WITHOUT YOUR
  CONSENT CLOSE BEFORE ONE BUSINESS DAY AFTER THE DATE ON WHICH YOU
  RECEIVE A COPY OF YOUR LOAN APPLICATION IF NOT PREVIOUSLY PROVIDED
  AND A FINAL ITEMIZED DISCLOSURE OF THE ACTUAL FEES, POINTS,
  INTEREST, COSTS, AND CHARGES THAT WILL BE CHARGED AT CLOSING; AND IF
  YOUR HOME WAS SECURITY FOR THE SAME TYPE OF LOAN WITHIN THE PAST
  YEAR, A NEW LOAN SECURED BY THE SAME PROPERTY MAY NOT CLOSE BEFORE
  ONE YEAR HAS PASSED FROM THE CLOSING DATE OF THE OTHER LOAN, UNLESS
  ON OATH YOU REQUEST AN EARLIER CLOSING DUE TO A DECLARED STATE OF
  EMERGENCY;
         "(N) THE LOAN MAY CLOSE ONLY AT THE OFFICE OF THE LENDER,
  TITLE COMPANY, OR AN ATTORNEY AT LAW;
         "(O) THE LENDER MAY CHARGE ANY FIXED OR VARIABLE RATE OF
  INTEREST AUTHORIZED BY STATUTE;
         "(P) ONLY A LAWFULLY AUTHORIZED LENDER MAY MAKE LOANS
  DESCRIBED BY SECTION 50(a)(5) [50(a)(6)], ARTICLE XVI, OF THE TEXAS
  CONSTITUTION;
         "(Q) LOANS DESCRIBED BY SECTION 50(a)(5) [50(a)(6)], ARTICLE
  XVI, OF THE TEXAS CONSTITUTION MUST:
         "(1) NOT REQUIRE YOU TO APPLY THE PROCEEDS TO ANOTHER DEBT
  EXCEPT A DEBT THAT IS SECURED BY YOUR HOME OR OWED TO ANOTHER
  LENDER;
         "(2) NOT REQUIRE THAT YOU ASSIGN WAGES AS SECURITY;
         "(3) NOT REQUIRE THAT YOU EXECUTE INSTRUMENTS WHICH HAVE
  BLANKS FOR SUBSTANTIVE TERMS OF AGREEMENT LEFT TO BE FILLED IN;
         "(4) NOT REQUIRE THAT YOU SIGN A CONFESSION OF JUDGMENT OR
  POWER OF ATTORNEY TO ANOTHER PERSON TO CONFESS JUDGMENT OR APPEAR IN
  A LEGAL PROCEEDING ON YOUR BEHALF;
         "(5) PROVIDE THAT YOU RECEIVE A COPY OF YOUR FINAL LOAN
  APPLICATION AND ALL EXECUTED DOCUMENTS YOU SIGN AT CLOSING;
         "(6) PROVIDE THAT THE SECURITY INSTRUMENTS CONTAIN A
  DISCLOSURE THAT THIS LOAN IS A LOAN DEFINED BY SECTION 50(a)(5)
  [50(a)(6)], ARTICLE XVI, OF THE TEXAS CONSTITUTION;
         "(7) PROVIDE THAT WHEN THE LOAN IS PAID IN FULL, THE LENDER
  WILL SIGN AND GIVE YOU A RELEASE OF LIEN OR AN ASSIGNMENT OF THE
  LIEN, WHICHEVER IS APPROPRIATE;
         "(8) PROVIDE THAT YOU MAY, WITHIN 3 DAYS AFTER CLOSING,
  RESCIND THE LOAN WITHOUT PENALTY OR CHARGE;
         "(9) PROVIDE THAT YOU AND THE LENDER ACKNOWLEDGE THE FAIR
  MARKET VALUE OF YOUR HOME ON THE DATE THE LOAN CLOSES; AND
         "(10) PROVIDE THAT THE LENDER WILL FORFEIT ALL PRINCIPAL AND
  INTEREST IF THE LENDER FAILS TO COMPLY WITH THE LENDER'S
  OBLIGATIONS UNLESS THE LENDER CURES THE FAILURE TO COMPLY AS
  PROVIDED BY SECTION 50(a)(5)(Q)(x) [50(a)(6)(Q)(x)], ARTICLE XVI,
  OF THE TEXAS CONSTITUTION; AND
         "(R) IF THE LOAN IS A HOME EQUITY LINE OF CREDIT:
         "(1) YOU MAY REQUEST ADVANCES, REPAY MONEY, AND REBORROW
  MONEY UNDER THE LINE OF CREDIT;
         "(2) EACH ADVANCE UNDER THE LINE OF CREDIT MUST BE IN AN
  AMOUNT OF AT LEAST $4,000;
         "(3) YOU MAY NOT USE A CREDIT CARD, DEBIT CARD, OR SIMILAR
  DEVICE, OR PREPRINTED CHECK THAT YOU DID NOT SOLICIT, TO OBTAIN
  ADVANCES UNDER THE LINE OF CREDIT;
         "(4) ANY FEES THE LENDER CHARGES MAY BE CHARGED AND COLLECTED
  ONLY AT THE TIME THE LINE OF CREDIT IS ESTABLISHED AND THE LENDER
  MAY NOT CHARGE A FEE IN CONNECTION WITH ANY ADVANCE;
         "(5) THE MAXIMUM PRINCIPAL AMOUNT THAT MAY BE EXTENDED, WHEN
  ADDED TO ALL OTHER DEBTS SECURED BY YOUR HOME, MAY NOT EXCEED 80
  PERCENT OF THE FAIR MARKET VALUE OF YOUR HOME ON THE DATE THE LINE OF
  CREDIT IS ESTABLISHED;
         "(6) IF THE PRINCIPAL BALANCE UNDER THE LINE OF CREDIT AT ANY
  TIME EXCEEDS 80 PERCENT OF THE FAIR MARKET VALUE OF YOUR HOME, AS
  DETERMINED ON THE DATE THE LINE OF CREDIT IS ESTABLISHED, YOU MAY
  NOT CONTINUE TO REQUEST ADVANCES UNDER THE LINE OF CREDIT UNTIL THE
  BALANCE IS LESS THAN 80 PERCENT OF THE FAIR MARKET VALUE; AND
         "(7) THE LENDER MAY NOT UNILATERALLY AMEND THE TERMS OF THE
  LINE OF CREDIT.
         "THIS NOTICE IS ONLY A SUMMARY OF YOUR RIGHTS UNDER THE TEXAS
  CONSTITUTION. YOUR RIGHTS ARE GOVERNED BY SECTION 50, ARTICLE XVI,
  OF THE TEXAS CONSTITUTION, AND NOT BY THIS NOTICE."
         If the discussions with the borrower are conducted primarily
  in a language other than English, the lender shall, before closing,
  provide an additional copy of the notice translated into the
  written language in which the discussions were conducted.
         (h)  A lender or assignee for value may conclusively rely on
  the written acknowledgment as to the fair market value of the
  homestead property made in accordance with Subsection
  (a)(5)(Q)(ix) [(a)(6)(Q)(ix)] of this section if:
               (1)  the value acknowledged to is the value estimate in
  an appraisal or evaluation prepared in accordance with a state or
  federal requirement applicable to an extension of credit under
  Subsection (a)(5) of this section [(a)(6)]; and
               (2)  the lender or assignee does not have actual
  knowledge at the time of the payment of value or advance of funds by
  the lender or assignee that the fair market value stated in the
  written acknowledgment was incorrect.
         (i)  This subsection shall not affect or impair any right of
  the borrower to recover damages from the lender or assignee under
  applicable law for wrongful foreclosure. A purchaser for value
  without actual knowledge may conclusively presume that a lien
  securing an extension of credit described by Subsection (a)(5)
  [(a)(6)] of this section was a valid lien securing the extension of
  credit with homestead property if:
               (1)  the security instruments securing the extension of
  credit contain a disclosure that the extension of credit secured by
  the lien was the type of credit defined by Subsection (a)(5) of this
  section [Section 50(a)(6), Article XVI, Texas Constitution];
               (2)  the purchaser acquires the title to the property
  pursuant to or after the foreclosure of the voluntary lien; and
               (3)  the purchaser is not the lender or assignee under
  the extension of credit.
         (j)  Subsection (a)(5) [(a)(6)] and Subsections (e)-(i) of
  this section are not severable, and none of those provisions would
  have been enacted without the others. If any of those provisions
  are held to be preempted by the laws of the United States, all of
  those provisions are invalid. This subsection shall not apply to
  any lien or extension of credit made after January 1, 1998, and
  before the date any provision under Subsection (a)(5) [(a)(6)] or
  Subsections (e)-(i) of this section is held to be preempted.
         (k)  "Reverse mortgage" means an extension of credit:
               (1)  that is secured by a voluntary lien on homestead
  property created by a written agreement with the consent of each
  owner and each owner's spouse;
               (2)  that is made to a person who is or whose spouse is
  62 years or older;
               (3)  that is made without recourse for personal
  liability against each owner and the spouse of each owner;
               (4)  under which advances are provided to a borrower:
                     (A)  based on the equity in a borrower's
  homestead; or
                     (B)  for the purchase of homestead property that
  the borrower will occupy as a principal residence;
               (5)  that does not permit the lender to reduce the
  amount or number of advances because of an adjustment in the
  interest rate if periodic advances are to be made;
               (6)  that requires no payment of principal or interest
  until:
                     (A)  all borrowers have died;
                     (B)  the homestead property securing the loan is
  sold or otherwise transferred;
                     (C)  all borrowers cease occupying the homestead
  property for a period of longer than 12 consecutive months without
  prior written approval from the lender;
                     (C-1)  if the extension of credit is used for the
  purchase of homestead property, the borrower fails to timely occupy
  the homestead property as the borrower's principal residence within
  a specified period after the date the extension of credit is made
  that is stipulated in the written agreement creating the lien on the
  property; or
                     (D)  the borrower:
                           (i)  defaults on an obligation specified in
  the loan documents to repair and maintain, pay taxes and
  assessments on, or insure the homestead property;
                           (ii)  commits actual fraud in connection
  with the loan; or
                           (iii)  fails to maintain the priority of the
  lender's lien on the homestead property, after the lender gives
  notice to the borrower, by promptly discharging any lien that has
  priority or may obtain priority over the lender's lien within 10
  days after the date the borrower receives the notice, unless the
  borrower:
                                 (a)  agrees in writing to the payment
  of the obligation secured by the lien in a manner acceptable to the
  lender;
                                 (b)  contests in good faith the lien
  by, or defends against enforcement of the lien in, legal
  proceedings so as to prevent the enforcement of the lien or
  forfeiture of any part of the homestead property; or
                                 (c)  secures from the holder of the
  lien an agreement satisfactory to the lender subordinating the lien
  to all amounts secured by the lender's lien on the homestead
  property;
               (7)  that provides that if the lender fails to make loan
  advances as required in the loan documents and if the lender fails
  to cure the default as required in the loan documents after notice
  from the borrower, the lender forfeits all principal and interest
  of the reverse mortgage, provided, however, that this subdivision
  does not apply when a governmental agency or instrumentality takes
  an assignment of the loan in order to cure the default;
               (8)  that is not made unless the prospective borrower
  and the spouse of the prospective borrower attest in writing that
  the prospective borrower and the prospective borrower's spouse
  received counseling regarding the advisability and availability of
  reverse mortgages and other financial alternatives that was
  completed not earlier than the 180th day nor later than the 5th day
  before the date the extension of credit is closed;
               (9)  that is not closed before the 12th day after the
  date the lender provides to the prospective borrower the following
  written notice on a separate instrument, which the lender or
  originator and the borrower must sign for the notice to take effect:
  "IMPORTANT NOTICE TO BORROWERS
  RELATED TO YOUR REVERSE MORTGAGE
  "UNDER THE TEXAS TAX CODE, CERTAIN ELDERLY PERSONS MAY DEFER THE
  COLLECTION OF PROPERTY TAXES ON THEIR RESIDENCE HOMESTEAD.  BY
  RECEIVING THIS REVERSE MORTGAGE YOU MAY BE REQUIRED TO FORGO ANY
  PREVIOUSLY APPROVED DEFERRAL OF PROPERTY TAX COLLECTION AND YOU MAY
  BE REQUIRED TO PAY PROPERTY TAXES ON AN ANNUAL BASIS ON THIS
  PROPERTY.
  "THE LENDER MAY FORECLOSE THE REVERSE MORTGAGE AND YOU MAY LOSE YOUR
  HOME IF:
         "(A)  YOU DO NOT PAY THE TAXES OR OTHER ASSESSMENTS ON THE
  HOME EVEN IF YOU ARE ELIGIBLE TO DEFER PAYMENT OF PROPERTY TAXES;
         "(B)  YOU DO NOT MAINTAIN AND PAY FOR PROPERTY INSURANCE ON
  THE HOME AS REQUIRED BY THE LOAN DOCUMENTS;
         "(C)  YOU FAIL TO MAINTAIN THE HOME IN A STATE OF GOOD
  CONDITION AND REPAIR;
         "(D)  YOU CEASE OCCUPYING THE HOME FOR A PERIOD LONGER THAN
  12 CONSECUTIVE MONTHS WITHOUT THE PRIOR WRITTEN APPROVAL FROM THE
  LENDER OR, IF THE EXTENSION OF CREDIT IS USED FOR THE PURCHASE OF
  THE HOME, YOU FAIL TO TIMELY OCCUPY THE HOME AS YOUR PRINCIPAL
  RESIDENCE WITHIN A PERIOD OF TIME AFTER THE EXTENSION OF CREDIT IS
  MADE THAT IS STIPULATED IN THE WRITTEN AGREEMENT CREATING THE LIEN
  ON THE HOME;
         "(E)  YOU SELL THE HOME OR OTHERWISE TRANSFER THE HOME
  WITHOUT PAYING OFF THE LOAN;
         "(F)  ALL BORROWERS HAVE DIED AND THE LOAN IS NOT REPAID;
         "(G)  YOU COMMIT ACTUAL FRAUD IN CONNECTION WITH THE LOAN; OR
         "(H)  YOU FAIL TO MAINTAIN THE PRIORITY OF THE LENDER'S LIEN
  ON THE HOME, AFTER THE LENDER GIVES NOTICE TO YOU, BY PROMPTLY
  DISCHARGING ANY LIEN THAT HAS PRIORITY OR MAY OBTAIN PRIORITY OVER
  THE LENDER'S LIEN WITHIN 10 DAYS AFTER THE DATE YOU RECEIVE THE
  NOTICE, UNLESS YOU:
               "(1)  AGREE IN WRITING TO THE PAYMENT OF THE OBLIGATION
  SECURED BY THE LIEN IN A MANNER ACCEPTABLE TO THE LENDER;
               "(2)  CONTEST IN GOOD FAITH THE LIEN BY, OR DEFEND
  AGAINST ENFORCEMENT OF THE LIEN IN, LEGAL PROCEEDINGS SO AS TO
  PREVENT THE ENFORCEMENT OF THE LIEN OR FORFEITURE OF ANY PART OF THE
  HOME; OR
               "(3)  SECURE FROM THE HOLDER OF THE LIEN AN AGREEMENT
  SATISFACTORY TO THE LENDER SUBORDINATING THE LIEN TO ALL AMOUNTS
  SECURED BY THE LENDER'S LIEN ON THE HOME.
  "IF A GROUND FOR FORECLOSURE EXISTS, THE LENDER MAY NOT COMMENCE
  FORECLOSURE UNTIL THE LENDER GIVES YOU WRITTEN NOTICE BY MAIL THAT A
  GROUND FOR FORECLOSURE EXISTS AND GIVES YOU AN OPPORTUNITY TO
  REMEDY THE CONDITION CREATING THE GROUND FOR FORECLOSURE OR TO PAY
  THE REVERSE MORTGAGE DEBT WITHIN THE TIME PERMITTED BY SECTION
  50(k)(10), ARTICLE XVI, OF THE TEXAS CONSTITUTION.  THE LENDER MUST
  OBTAIN A COURT ORDER FOR FORECLOSURE EXCEPT THAT A COURT ORDER IS
  NOT REQUIRED IF THE FORECLOSURE OCCURS BECAUSE:
               "(1)  ALL BORROWERS HAVE DIED; OR
               "(2)  THE HOMESTEAD PROPERTY SECURING THE LOAN IS SOLD
  OR OTHERWISE TRANSFERRED."
  "YOU SHOULD CONSULT WITH YOUR HOME COUNSELOR OR AN ATTORNEY IF YOU
  HAVE ANY CONCERNS ABOUT THESE OBLIGATIONS BEFORE YOU CLOSE YOUR
  REVERSE MORTGAGE LOAN.  TO LOCATE AN ATTORNEY IN YOUR AREA, YOU MAY
  WISH TO CONTACT THE STATE BAR OF TEXAS."
  "THIS NOTICE IS ONLY A SUMMARY OF YOUR RIGHTS UNDER THE TEXAS
  CONSTITUTION.  YOUR RIGHTS ARE GOVERNED IN PART BY SECTION 50,
  ARTICLE XVI, OF THE TEXAS CONSTITUTION, AND NOT BY THIS NOTICE.";
               (10)  that does not permit the lender to commence
  foreclosure until the lender gives notice to the borrower, in the
  manner provided for a notice by mail related to the foreclosure of
  liens under Subsection (a)(5) [(a)(6)] of this section, that a
  ground for foreclosure exists and gives the borrower at least 30
  days, or at least 20 days in the event of a default under
  Subdivision (6)(D)(iii) of this subsection, to:
                     (A)  remedy the condition creating the ground for
  foreclosure;
                     (B)  pay the debt secured by the homestead
  property from proceeds of the sale of the homestead property by the
  borrower or from any other sources; or
                     (C)  convey the homestead property to the lender
  by a deed in lieu of foreclosure; and
               (11)  that is secured by a lien that may be foreclosed
  upon only by a court order, if the foreclosure is for a ground other
  than a ground stated by Subdivision (6)(A) or (B) of this
  subsection.
         (q)  To the extent that any statutes of this state, including
  without limitation, Section 41.001 of the Texas Property Code,
  purport to limit encumbrances that may properly be fixed on
  homestead property in a manner that does not permit encumbrances
  for extensions of credit described in Subsection (a)(5) or (a)(6)
  [or (a)(7)] of this section, the same shall be superseded to the
  extent that such encumbrances shall be permitted to be fixed upon
  homestead property in the manner provided for by this amendment.
         (r)  The supreme court shall promulgate rules of civil
  procedure for expedited foreclosure proceedings related to the
  foreclosure of liens under Subsection (a)(5) [(a)(6)] of this
  section and to foreclosure of a reverse mortgage lien that requires
  a court order.
         (t)  A home equity line of credit is a form of an open-end
  account that may be debited from time to time, under which credit
  may be extended from time to time and under which:
               (1)  the owner requests advances, repays money, and
  reborrows money;
               (2)  any single debit or advance is not less than
  $4,000;
               (3)  the owner does not use a credit card, debit card,
  or similar device, or preprinted check unsolicited by the borrower,
  to obtain an advance;
               (4)  any fees described by Subsection (a)(5)(E)
  [(a)(6)(E)] of this section are charged and collected only at the
  time the extension of credit is established and no fee is charged or
  collected in connection with any debit or advance;
               (5)  the maximum principal amount that may be extended
  under the account, when added to the aggregate total of the
  outstanding principal balances of all indebtedness secured by the
  homestead on the date the extension of credit is established, does
  not exceed an amount described under Subsection (a)(5)(B)
  [(a)(6)(B)] of this section;
               (6)  (repealed);
               (7)  the lender or holder may not unilaterally amend
  the extension of credit; and
               (8)  repayment is to be made in regular periodic
  installments, not more often than every 14 days and not less often
  than monthly, beginning not later than two months from the date the
  extension of credit is established, and:
                     (A)  during the period during which the owner may
  request advances, each installment equals or exceeds the amount of
  accrued interest; and
                     (B)  after the period during which the owner may
  request advances, installments are substantially equal.
         (u)  The legislature may by statute delegate one or more
  state agencies the power to interpret Subsections (a)(4)-(a)(6)
  [(a)(5)-(a)(7)], (e)-(p), and (t), of this section. An act or
  omission does not violate a provision included in those subsections
  if the act or omission conforms to an interpretation of the
  provision that is:
               (1)  in effect at the time of the act or omission; and
               (2)  made by a state agency to which the power of
  interpretation is delegated as provided by this subsection or by an
  appellate court of this state or the United States.
         SECTION 4.  This proposed constitutional amendment shall be
  submitted to the voters at an election to be held November 5, 2019.
  The ballot shall be printed to permit voting for or against the
  proposition: "The constitutional amendment providing that a
  residence homestead is not subject to seizure or sale for
  delinquent ad valorem taxes."