87R3901 NC-F
 
  By: Creighton S.B. No. 1938
 
 
 
A BILL TO BE ENTITLED
 
AN ACT
  relating to the representation of parties in justice court cases
  and to the correction or removal of certain obsolete provisions of
  the Property Code.
         BE IT ENACTED BY THE LEGISLATURE OF THE STATE OF TEXAS:
         SECTION 1.  Subchapter A, Chapter 27, Government Code, is
  amended by adding Section 27.007 to read as follows:
         Sec. 27.007.  REPRESENTATION OF PARTIES. (a) A party in a
  justice court case is not required to be represented by an attorney.
  A party who is:
               (1)  an individual may be represented by:
                     (A)  the individual's self;
                     (B)  an attorney; or
                     (C)  an authorized agent who is not an attorney;
  or
               (2)  a corporation or other entity may be represented
  by:
                     (A)  an employee, owner, officer, or partner of
  the entity who is not an attorney;
                     (B)  an attorney; or
                     (C)  an authorized agent who is not an attorney.
         (b)  The court may, for good cause, allow an individual who
  is representing the individual's self to be assisted in court by a
  family member or other individual who is not being compensated.
         SECTION 2.  Sections 27.001(4), (5), and (8), Property Code,
  are amended to read as follows:
               (4)  "Construction defect" [has the meaning assigned by
  Section 401.004 for an action to which Subtitle D, Title 16, applies
  and for any other action] means a matter concerning the design,
  construction, or repair of a new residence, of an alteration of or
  repair or addition to an existing residence, or of an appurtenance
  to a residence, on which a person has a complaint against a
  contractor. The term may include any physical damage to the
  residence, any appurtenance, or the real property on which the
  residence and appurtenance are affixed proximately caused by a
  construction defect.
               (5)  "Contractor":
                     (A)  means:
                           (i)  a builder [, as defined by Section
  401.003,] contracting with an owner for the construction or repair
  of a new residence, for the repair or alteration of or an addition
  to an existing residence, or for the construction, sale,
  alteration, addition, or repair of an appurtenance to a new or
  existing residence;
                           (ii)  any person contracting with a
  purchaser for the sale of a new residence constructed by or on
  behalf of that person; or
                           (iii)  a person contracting with an owner or
  the developer of a condominium for the construction of a new
  residence, for an alteration of or an addition to an existing
  residence, for repair of a new or existing residence, or for the
  construction, sale, alteration, addition, or repair of an
  appurtenance to a new or existing residence; and
                     (B)  includes:
                           (i)  an owner, officer, director,
  shareholder, partner, or employee of the contractor; and
                           (ii)  a risk retention group registered
  under Chapter 2201 [Article 21.54], Insurance Code, that insures
  all or any part of a contractor's liability for the cost to repair a
  residential construction defect.
               (8)  "Structural failure" [has the meaning assigned by
  Section 401.002 for an action to which Subtitle D, Title 16, applies
  and for any other action] means actual physical damage to the
  load-bearing portion of a residence caused by a failure of the
  load-bearing portion.
         SECTION 3.  Section 27.003(a), Property Code, is amended to
  read as follows:
         (a)  In an action to recover damages or other relief arising
  from a construction defect:
               (1)  a contractor is not liable for any percentage of
  damages caused by:
                     (A)  negligence of a person other than the
  contractor or an agent, employee, or subcontractor of the
  contractor;
                     (B)  failure of a person other than the contractor
  or an agent, employee, or subcontractor of the contractor to:
                           (i)  take reasonable action to mitigate the
  damages; or
                           (ii)  take reasonable action to maintain the
  residence;
                     (C)  normal wear, tear, or deterioration;
                     (D)  normal shrinkage due to drying or settlement
  of construction components within the tolerance of building
  standards; or
                     (E)  the contractor's reliance on written
  information relating to the residence, appurtenance, or real
  property on which the residence and appurtenance are affixed that
  was obtained from official government records, if the written
  information was false or inaccurate and the contractor did not know
  and could not reasonably have known of the falsity or inaccuracy of
  the information; and
               (2)  if an assignee of the claimant or a person
  subrogated to the rights of a claimant fails to provide the
  contractor with the written notice and opportunity to inspect and
  offer to repair required by Section 27.004 [or fails to request
  state-sponsored inspection and dispute resolution under Chapter
  428, if applicable,] before performing repairs, the contractor is
  not liable for the cost of any repairs or any percentage of damages
  caused by repairs made to a construction defect at the request of an
  assignee of the claimant or a person subrogated to the rights of a
  claimant by a person other than the contractor or an agent,
  employee, or subcontractor of the contractor.
         SECTION 4.  Sections 27.004(a), (b), (c), and (d), Property
  Code, are amended to read as follows:
         (a)  Before [In a claim not subject to Subtitle D, Title 16,
  before] the 60th day preceding the date a claimant seeking from a
  contractor damages or other relief arising from a construction
  defect initiates an action, the claimant shall give written notice
  by certified mail, return receipt requested, to the contractor, at
  the contractor's last known address, specifying in reasonable
  detail the construction defects that are the subject of the
  complaint. On the request of the contractor, the claimant shall
  provide to the contractor any evidence that depicts the nature and
  cause of the defect and the nature and extent of repairs necessary
  to remedy the defect, including expert reports, photographs, and
  videotapes, if that evidence would be discoverable under Rule 192,
  Texas Rules of Civil Procedure. During the 35-day period after the
  date the contractor receives the notice, and on the contractor's
  written request, the contractor shall be given a reasonable
  opportunity to inspect and have inspected the property that is the
  subject of the complaint to determine the nature and cause of the
  defect and the nature and extent of repairs necessary to remedy the
  defect. The contractor may take reasonable steps to document the
  defect. [In a claim subject to Subtitle D, Title 16, a contractor is
  entitled to make an offer of repair in accordance with Subsection
  (b). A claimant is not required to give written notice to a
  contractor under this subsection in a claim subject to Subtitle D,
  Title 16.]
         (b)  Not later than the [15th day after the date of a final,
  unappealable determination of a dispute under Subtitle D, Title 16,
  if applicable, or not later than the] 45th day after the date the
  contractor receives the notice under this section, [if Subtitle D,
  Title 16, does not apply,] the contractor may make a written offer
  of settlement to the claimant. The offer must be sent to the
  claimant at the claimant's last known address or to the claimant's
  attorney by certified mail, return receipt requested. The offer
  may include either an agreement by the contractor to repair or to
  have repaired by an independent contractor partially or totally at
  the contractor's expense or at a reduced rate to the claimant any
  construction defect described in the notice and shall describe in
  reasonable detail the kind of repairs which will be made. The
  repairs shall be made not later than the 45th day after the date the
  contractor receives written notice of acceptance of the settlement
  offer, unless completion is delayed by the claimant or by other
  events beyond the control of the contractor. If a contractor makes
  a written offer of settlement that the claimant considers to be
  unreasonable:
               (1)  on or before the 25th day after the date the
  claimant receives the offer, the claimant shall advise the
  contractor in writing and in reasonable detail of the reasons why
  the claimant considers the offer unreasonable; and
               (2)  not later than the 10th day after the date the
  contractor receives notice under Subdivision (1), the contractor
  may make a supplemental written offer of settlement to the claimant
  by sending the offer to the claimant or the claimant's attorney.
         (c)  If [compliance with Subtitle D, Title 16, or] the giving
  of the notice under Subsections (a) and (b) within the period
  prescribed by those subsections is impracticable because of the
  necessity of initiating an action at an earlier date to prevent
  expiration of the statute of limitations or if the complaint is
  asserted as a counterclaim, [compliance with Subtitle D, Title 16,
  or] the notice is not required. However, the action or counterclaim
  shall specify in reasonable detail each construction defect that is
  the subject of the complaint. The [If Subtitle D, Title 16, applies
  to the complaint, simultaneously with the filing of an action by a
  claimant, the claimant must submit a request under Section 428.001.
  If Subtitle D, Title 16, does not apply, the] inspection provided
  for by Subsection (a) may be made not later than the 75th day after
  the date of service of the suit, request for arbitration, or
  counterclaim on the contractor, and the offer provided for by
  Subsection (b) may be made not later than the [15th day after the
  date the state-sponsored inspection and dispute resolution process
  is completed, if Subtitle D, Title 16, applies, or not later than
  the] 60th day after the date of service [, if Subtitle D, Title 16,
  does not apply]. If, while an action subject to this chapter is
  pending, the statute of limitations for the cause of action would
  have expired and it is determined that the provisions of Subsection
  (a) were not properly followed, the action shall be abated to allow
  compliance with Subsections (a) and (b).
         (d)  The court or arbitration tribunal shall abate an action
  governed by this chapter if Subsection (c) does not apply and the
  court or tribunal, after a hearing, finds that the contractor is
  entitled to abatement because the claimant failed to [comply with
  the requirements of Subtitle D, Title 16, if applicable, failed to]
  provide the notice or failed to give the contractor a reasonable
  opportunity to inspect the property as required by Subsection (a),
  or failed to follow the procedures specified by Subsection (b).  An
  action is automatically abated without the order of the court or
  tribunal beginning on the 11th day after the date a motion to abate
  is filed if the motion:
               (1)  is verified and alleges that the person against
  whom the action is pending did not receive the written notice
  required by Subsection (a), the person against whom the action is
  pending was not given a reasonable opportunity to inspect the
  property as required by Subsection (a), or the claimant failed to
  follow the procedures specified by Subsection (b) [or Subtitle D,
  Title 16]; and
               (2)  is not controverted by an affidavit filed by the
  claimant before the 11th day after the date on which the motion to
  abate is filed.
         SECTION 5.  Section 53.172, Property Code, is amended to
  read as follows:
         Sec. 53.172.  BOND REQUIREMENTS. The bond must:
               (1)  describe the property on which the liens are
  claimed;
               (2)  refer to each lien claimed in a manner sufficient
  to identify it;
               (3)  be in an amount that is double the amount of the
  liens referred to in the bond unless the total amount claimed in the
  liens exceeds $40,000, in which case the bond must be in an amount
  that is the greater of 1-1/2 times the amount of the liens or the sum
  of $40,000 and the amount of the liens;
               (4)  be payable to the parties claiming the liens;
               (5)  be executed by:
                     (A)  the party filing the bond as principal; and
                     (B)  a corporate surety authorized and admitted to
  do business under the law in this state and licensed by this state
  to execute the bond as surety, subject to Subchapter A, Chapter
  3503, Insurance Code [Section 1, Chapter 87, Acts of the 56th
  Legislature, Regular Session, 1959 (Article 7.19-1, Vernon's Texas
  Insurance Code)]; and
               (6)  be conditioned substantially that the principal
  and sureties will pay to the named obligees or to their assignees
  the amount that the named obligees would have been entitled to
  recover if their claims had been proved to be valid and enforceable
  liens on the property.
         SECTION 6.  Section 74.3013(h), Property Code, is amended
  to read as follows:
         (h)  In this section, a nonprofit cooperative corporation
  means a cooperative corporation organized under Chapters 51 and 52,
  Agriculture Code, the Texas Nonprofit [Non-Profit] Corporation
  Law, as described by Section 1.008(d), Business Organizations Code
  [Act (Article 1396-1.01 et seq., Vernon's Texas Civil Statutes)],
  the Texas Cooperative Association Law, as described by Section
  1.008(i), Business Organizations Code [Act (Article 1396-50.01,
  Vernon's Texas Civil Statutes)], and Chapter 161, Utilities Code.
         SECTION 7.  Sections 112.058(c) and (d), Property Code, are
  amended to read as follows:
         (c)  The community trust may transfer assets of the trust to
  a nonprofit corporation only if the nonprofit corporation is
  organized under the Texas Nonprofit Corporation Law, as described
  by Section 1.008(d), Business Organizations Code, [the Texas
  Non-Profit Corporation Act (Article 1396-1.01 et seq., Vernon's
  Texas Civil Statutes)] and organized for the same purpose as the
  community trust. The charter of the nonprofit corporation must
  describe the purpose of the corporation and the proposed use of the
  assets transferred using language substantially similar to the
  language used in the instrument creating the community trust.
         (d)  To transfer the assets of and terminate a community
  trust under this section, the governing body of the community trust
  must:
               (1)  file a petition in a probate court, county court,
  or district court requesting:
                     (A)  the transfer of the assets of the trust to a
  nonprofit corporation established for the purpose of receiving and
  administering the assets of the trust; and
                     (B)  the termination of the trust;
               (2)  send by first class mail to each trust settlor and
  each trustee of each component trust of the community trust who can
  be located by the exercise of reasonable diligence a copy of the
  governing body's petition and a notice specifying the time and
  place of the court-scheduled hearing on the petition; and
               (3)  publish once in a newspaper of general circulation
  in the county in which the proceeding is pending a notice that reads
  substantially similar to the following:
         TO ALL INTERESTED PERSONS:
         (NAME OF COMMUNITY TRUST)  HAS FILED A PETITION IN (NAME OF
  COURT) OF (NAME OF COUNTY), TEXAS, REQUESTING PERMISSION TO CONVERT
  TO A NONPROFIT CORPORATION. IF PERMITTED TO CONVERT:
               (1)  THE (NAME OF COMMUNITY TRUST) WILL BE TERMINATED;
  AND
               (2)  THE ASSETS OF THE TRUST WILL BE:
                     (A)  TRANSFERRED TO A NONPROFIT CORPORATION WITH
  THE SAME NAME AND CREATED FOR THE SAME PURPOSE AS THE (NAME OF
  COMMUNITY TRUST); AND
                     (B)  HELD AND ADMINISTERED BY THE CORPORATION AS
  PROVIDED BY THE TEXAS NONPROFIT [NON-PROFIT] CORPORATION LAW [ACT
  (ARTICLE 1396-1.01 ET SEQ., VERNON'S TEXAS CIVIL STATUTES)].
         THE PURPOSE OF THE CONVERSION IS TO ACHIEVE SAVINGS AND USE
  THE MONEY SAVED TO FURTHER THE PURPOSES FOR WHICH THE (NAME OF
  COMMUNITY TRUST) WAS CREATED.
         A HEARING ON THE PETITION IS SCHEDULED ON (DATE AND TIME) AT
  (LOCATION OF COURT).
         FOR ADDITIONAL INFORMATION, YOU MAY CONTACT THE GOVERNING
  BODY OF THE (NAME OF COMMUNITY TRUST) AT (ADDRESS AND TELEPHONE
  NUMBER) OR THE COURT.
         SECTION 8.  Section 202.002(b), Property Code, is amended to
  read as follows:
         (b)  This chapter does not affect the requirements of Chapter
  123, Human Resources Code [the Community Homes for Disabled Persons
  Location Act (Article 1011n, Vernon's Texas Civil Statutes)].
         SECTION 9.  Section 202.003(b), Property Code, is amended to
  read as follows:
         (b)  In this subsection, "family home" is a residential home
  that meets the definition of and requirements applicable to a
  family home under Chapter 123, Human Resources Code [the Community
  Homes for Disabled Persons Location Act (Article 1011n, Vernon's
  Texas Civil Statutes)]. A dedicatory instrument or restrictive
  covenant may not be construed to prevent the use of property as a
  family home. However, any restrictive covenant that applies to
  property used as a family home shall be liberally construed to give
  effect to its purposes and intent except to the extent that the
  construction would restrict the use as a family home.
         SECTION 10.  Section 204.004(b), Property Code, is amended
  to read as follows:
         (b)  The association must be nonprofit and may be
  incorporated as a Texas nonprofit corporation. An unincorporated
  association may incorporate under the Texas Nonprofit [Non-Profit]
  Corporation Law, as described by Section 1.008(d), Business
  Organizations Code [Act (Article 1396-1.01 et seq., Vernon's Texas
  Civil Statutes)].
         SECTION 11.  Section 204.010(a), Property Code, is amended
  to read as follows:
         (a)  Unless otherwise provided by the restrictions or the
  association's articles of incorporation or bylaws, the property
  owners' association, acting through its board of directors or
  trustees, may:
               (1)  adopt and amend bylaws;
               (2)  adopt and amend budgets for revenues,
  expenditures, and reserves and collect regular assessments or
  special assessments for common expenses from property owners;
               (3)  hire and terminate managing agents and other
  employees, agents, and independent contractors;
               (4)  institute, defend, intervene in, settle, or
  compromise litigation or administrative proceedings on matters
  affecting the subdivision;
               (5)  make contracts and incur liabilities relating to
  the operation of the subdivision and the property owners'
  association;
               (6)  regulate the use, maintenance, repair,
  replacement, modification, and appearance of the subdivision;
               (7)  make additional improvements to be included as a
  part of the common area;
               (8)  grant easements, leases, licenses, and
  concessions through or over the common area;
               (9)  impose and receive payments, fees, or charges for
  the use, rental, or operation of the common area and for services
  provided to property owners;
               (10)  impose interest, late charges, and, if
  applicable, returned check charges for late payments of regular
  assessments or special assessments;
               (11)  if notice and an opportunity to be heard are
  given, collect reimbursement of actual attorney's fees and other
  reasonable costs incurred by the property owners' association
  relating to violations of the subdivision's restrictions or the
  property owners' association's bylaws and rules;
               (12)  charge costs to an owner's assessment account and
  collect the costs in any manner provided in the restrictions for the
  collection of assessments;
               (13)  adopt and amend rules regulating the collection
  of delinquent assessments and the application of payments;
               (14)  impose reasonable charges for preparing,
  recording, or copying amendments to the restrictions, resale
  certificates, or statements of unpaid assessments;
               (15)  purchase insurance and fidelity bonds, including
  directors' and officers' liability insurance, that the board
  considers appropriate or necessary;
               (16)  if the restrictions allow for an annual increase
  in the maximum regular assessment without a vote of the membership,
  assess the increase annually or accumulate and assess the increase
  after a number of years;
               (17)  subject to the requirements of the Texas
  Nonprofit [Non-Profit] Corporation Law, as described by Section
  1.008(d), Business Organizations Code [Act (Article 1396-1.01 et
  seq., Vernon's Texas Civil Statutes)] and by majority vote of its
  board of directors, indemnify a director or officer of the property
  owners' association who was, is, or may be made a named defendant or
  respondent in a proceeding because the person is or was a director;
               (18)  if the restrictions vest the architectural
  control authority in the property owners' association or if the
  authority is vested in the property owners' association under
  Section 204.011:
                     (A)  implement written architectural control
  guidelines for its own use or record the guidelines in the real
  property records of the applicable county; and
                     (B)  modify the guidelines as the needs of the
  subdivision change;
               (19)  exercise other powers conferred by the
  restrictions, its articles of incorporation, or its bylaws;
               (20)  exercise other powers that may be exercised in
  this state by a corporation of the same type as the property owners'
  association; and
               (21)  exercise other powers necessary and proper for
  the governance and operation of the property owners' association.
         SECTION 12.  The following provisions are repealed:
               (1)  Section 27.031(d), Government Code;
               (2)  Section 5.018, Property Code;
               (3)  Sections 27.001(3) and (9), Property Code;
               (4)  Section 27.004(l), Property Code; and
               (5)  Section 27.007(c), Property Code.
         SECTION 13.  This Act takes effect immediately if it
  receives a vote of two-thirds of all the members elected to each
  house, as provided by Section 39, Article III, Texas Constitution.  
  If this Act does not receive the vote necessary for immediate
  effect, this Act takes effect September 1, 2021.