84R22717 JAM-F
By: Martinez Fischer H.B. No. 4015
Substitute the following for H.B. No. 4015:
By: Wu C.S.H.B. No. 4015
A BILL TO BE ENTITLED
AN ACT
relating to land bank demonstration programs.
BE IT ENACTED BY THE LEGISLATURE OF THE STATE OF TEXAS:
SECTION 1. Chapter 379C, Local Government Code, is amended
by adding Section 379C.015 to read as follows:
Sec. 379C.015. PARTICIPATION IN COUNTY LAND BANK PROGRAM.
(a) A land bank established or approved by the governing body of a
municipality under this chapter may participate in a land bank
program established or approved by a county under Chapter 388 if the
participation of the municipality in the county land bank program
is incorporated into each entity's land bank demonstration plan
under Sections 379C.006 and 388.005, as applicable.
(b) The authority of a municipally established land bank
participating in a program established under Chapter 388 is limited
to the powers granted under this chapter.
SECTION 2. Subtitle B, Title 12, Local Government Code, is
amended by adding Chapter 388 to read as follows:
CHAPTER 388. LAND BANK DEMONSTRATION PROGRAM
Sec. 388.001. APPLICABILITY. This chapter applies only to
a county that:
(1) contains a majority of the territory of a
home-rule municipality that has a population of 1.18 million or
more; and
(2) has a total area of less than 1,300 square miles.
Sec. 388.002. DEFINITIONS. In this chapter:
(1) "Community housing development organization" or
"organization" means an organization that:
(A) meets the definition of a community housing
development organization in 24 C.F.R. Section 92.2; and
(B) is certified by the county as a community
housing development organization.
(2) "Land bank" means an entity established or
approved by the governing body of a county for the purpose of
acquiring, holding, and transferring unimproved real property
under this chapter.
(3) "Land bank demonstration plan" or "plan" means a
plan adopted by the governing body of a county as provided by
Section 388.005.
(4) "Land bank demonstration program" or "program"
means a program adopted under Section 388.003.
(5) "Low income household" means a household with a
gross income of not greater than 115 percent of the area median
family income, adjusted for household size, for the county, as
determined annually by the United States Department of Housing and
Urban Development.
(6) "Qualified participating developer" means a
developer who meets the requirements of Section 388.004 and
includes a qualified organization under Section 388.013.
Sec. 388.003. LAND BANK DEMONSTRATION PROGRAM. (a) The
governing body of a county may adopt a land bank demonstration
program in which the officer charged with selling real property
ordered sold pursuant to foreclosure of a tax lien may sell certain
eligible real property by private sale for purposes of affordable
housing development as provided by this chapter.
(b) The governing body of a county that adopts a land bank
demonstration program shall establish or approve a land bank for
the purpose of acquiring, holding, and transferring unimproved real
property under this chapter.
Sec. 388.004. QUALIFIED PARTICIPATING DEVELOPER. To
qualify to participate in a land bank demonstration program, a
developer must:
(1) have built one or more housing units within the
three-year period preceding the submission of a proposal to the
land bank seeking to acquire real property from the land bank;
(2) have a development plan approved by the county for
the land bank property; and
(3) meet any other requirements adopted by the county
in the land bank demonstration plan.
Sec. 388.005. LAND BANK DEMONSTRATION PLAN. (a) A county
that adopts a land bank demonstration program shall operate the
program in conformance with a land bank demonstration plan.
(b) The governing body of a county that adopts a land bank
demonstration program shall adopt a plan annually. The plan may be
amended from time to time.
(c) In developing the plan, the county shall consider any
other housing plans adopted by the county, including any fair
housing plans and policies adopted or agreed to by the county.
(d) The plan must include the following:
(1) a list of community housing development
organizations eligible to participate in the right of first refusal
provided by Section 388.013;
(2) a list of the parcels of real property that may
become eligible for sale to the land bank during the upcoming year;
(3) the county's plan for affordable housing
development on those parcels of real property; and
(4) the sources and amounts of funding anticipated to
be available from the county for subsidies for development of
affordable housing in the county, including any money specifically
available for housing developed under the program, as approved by
the governing body of the county at the time the plan is adopted.
Sec. 388.006. PUBLIC HEARING ON PROPOSED PLAN. (a) Before
adopting a plan, a county shall hold a public hearing on the
proposed plan.
(b) The county clerk or the county clerk's designee shall
provide notice of the hearing to all community housing development
organizations and to neighborhood associations identified by the
county as serving the neighborhoods in which properties anticipated
to be available for sale to the land bank under this chapter are
located.
(c) The county clerk or the county clerk's designee shall
make copies of the proposed plan available to the public not later
than the 60th day before the date of the public hearing.
Sec. 388.007. PRIVATE SALE TO LAND BANK. (a)
Notwithstanding any other law and except as provided by Subsection
(g), property that is ordered sold pursuant to foreclosure of a tax
lien may be sold in a private sale to a land bank by the officer
charged with the sale of the property without first offering the
property for sale as otherwise provided by Section 34.01, Tax Code,
if:
(1) the market value of the property as specified in
the judgment of foreclosure is less than the total amount due under
the judgment, including all taxes, penalties, and interest, plus
the value of nontax liens held by a taxing unit and awarded by the
judgment, court costs, and the cost of the sale;
(2) the property is not improved with a habitable
building or buildings or an uninhabitable building or buildings
that are occupied as a residence by an owner or tenant who is
legally entitled to occupy the building or buildings;
(3) there are delinquent taxes on the property for a
total of at least five years; and
(4) the county has executed with the other taxing
units that are parties to the tax suit an interlocal agreement that
enables those units to agree to participate in the program while
retaining the right to withhold consent to the sale of specific
properties to the land bank.
(b) The property may be sold to a land bank, regardless of
current zoning, and on development may be zoned for more than one
use that must include residential housing in accordance with this
chapter, provided that the requirements of Subsection (a) are
satisfied.
(c) A sale of property for use in connection with the
program is a sale for a public purpose.
(d) If the person being sued in a suit for foreclosure of a
tax lien does not contest the market value of the property in the
suit, the person waives the right to challenge the amount of the
market value determined by the court for purposes of the sale of the
property under Section 33.50, Tax Code.
(e) For any sale of property under this chapter, each person
who was a defendant to the judgment, or that person's attorney,
shall be given, not later than the 90th day before the date of sale,
written notice of the proposed method of sale of the property by the
officer charged with the sale of the property. Notice shall be
given in the manner prescribed by Rule 21a, Texas Rules of Civil
Procedure.
(f) After receipt of the notice required by Subsection (e)
and before the date of the proposed sale, the owner of the property
subject to sale may file with the officer charged with the sale a
written request that the property not be sold in the manner provided
by this chapter.
(g) If the officer charged with the sale receives a written
request as provided by Subsection (f), the officer shall sell the
property as otherwise provided in Section 34.01, Tax Code.
(h) The owner of the property subject to sale may not
receive any proceeds of a sale under this chapter. However, the
owner does not have any personal liability for a deficiency of the
judgment as a result of a sale under this chapter.
(i) Notwithstanding any other law, if consent is given by
the taxing units that are a party to the judgment, property may be
sold to the land bank for less than the market value of the property
as specified in the judgment or less than the total of all taxes,
penalties, and interest, plus the value of nontax liens held by a
taxing unit and awarded by the judgment, court costs, and the cost
of the sale.
(j) The deed of conveyance of the property sold to a land
bank under this section conveys to the land bank the right, title,
and interest acquired or held by each taxing unit that was a party
to the judgment, subject to the right of redemption.
Sec. 388.008. SUBSEQUENT RESALE BY LAND BANK. (a) Except
as provided by Subsection (b), each subsequent resale of property
acquired by a land bank under this chapter must comply with the
conditions of this section.
(b) Notwithstanding any other law, this section does not
apply to property sold to an eligible adjacent property owner under
Section 388.011.
(c) Except as provided by Subsection (d), the land bank must
sell a property to a qualified participating developer within the
four-year period following the date of acquisition for the purpose
of construction of affordable housing for sale or rent to low income
households.
(d) Before the completion of the four-year period described
by Subsection (c), the land bank may, subject to Section 388.011:
(1) transfer property that the land bank determines is
not appropriate for residential development to the taxing units
described by Subsection (c); or
(2) sell property described by Subdivision (1) to a
political subdivision or a nonprofit organization.
(e) If after four years a qualified participating developer
has not purchased the property, the property shall be transferred
from the land bank to the taxing units who were parties to the
judgment for disposition as otherwise allowed under the law.
(f) Unless the county increases the amount in its plan, the
number of properties acquired by a qualified participating
developer under this section on which development has not been
completed may not at any given time exceed three times the annual
average residential production completed by the qualified
participating developer during the preceding two-year period as
determined by the county.
(g) The deed conveying a property sold by the land bank must
include a right of reverter so that if the qualified participating
developer does not apply for a construction permit and close on any
construction financing within the three-year period following the
date of the conveyance of the property from the land bank to the
qualified participating developer, the property will revert to the
land bank for subsequent resale in accordance with this chapter or
conveyance to the taxing units who were parties to the judgment for
disposition as otherwise allowed under the law. If the property is
replatted under Section 388.012, the right of reverter applies to
the entire property as replatted.
Sec. 388.009. RESTRICTIONS ON OCCUPANCY AND USE OF
PROPERTY. (a) The land bank shall impose deed restrictions on
property sold to qualified participating developers requiring the
development and sale, rental, or lease-purchase of the property to
low income households.
(b) Each land bank property sold during any given fiscal
year to be developed for sale must be deed restricted for sale to
low income households, and:
(1) at least 25 percent of those land bank properties
must be deed restricted for sale to households with gross household
incomes not greater than 60 percent of the area median family
income, adjusted for household size; and
(2) not more than 30 percent of those land bank
properties may be deed restricted for sale to households with gross
household incomes greater than 80 percent of the area median family
income, adjusted for household size.
(c) If property is developed for rental housing, the deed
restrictions must be for a period of not less than 15 years and must
require that:
(1) 100 percent of the rental units be occupied by
households with incomes not greater than 60 percent of area median
family income, based on gross household income, adjusted for
household size, for the county, as determined annually by the
United States Department of Housing and Urban Development;
(2) 40 percent of the units be occupied by households
with incomes not greater than 50 percent of area median family
income, based on gross household income, adjusted for household
size, for the county, as determined annually by the United States
Department of Housing and Urban Development; or
(3) 20 percent of the units be occupied by households
with incomes not greater than 30 percent of area median family
income, based on gross household income, adjusted for household
size, for the county, as determined annually by the United States
Department of Housing and Urban Development.
(d) The deed restrictions under Subsection (c) must require
the owner to file an annual occupancy report with the county on a
reporting form provided by the county. The deed restrictions must
also prohibit any exclusion of an individual or family from
admission to the development based solely on the participation of
the individual or family in the housing choice voucher program
under Section 8, United States Housing Act of 1937 (42 U.S.C.
Section 1437f), as amended.
(e) Except as otherwise provided by this section, if the
deed restrictions imposed under this section are for a term of
years, the deed restrictions shall renew automatically.
(f) The land bank or the governing body of the county may
modify or add to the deed restrictions imposed under this section.
Any modifications or additions made by the governing body of the
county must be adopted by the county as part of its plan and must
comply with the restrictions set forth in Subsections (b), (c), and
(d).
Sec. 388.010. LOT EXCHANGE PERMITTED. (a) Notwithstanding
Section 388.009, the land bank may permit a qualified participating
developer to exchange a property purchased from the land bank with
any other property owned by the developer if:
(1) the developer agrees to construct on the other
property affordable housing for low income households as provided
by this chapter; and
(2) the other property will be located in:
(A) a planned development incorporating the
property originally purchased from the land bank; or
(B) another location as approved by the land
bank.
(b) The land bank shall adjust the deed restrictions under
Section 388.009 for each of the properties exchanged by the
developer under this section.
Sec. 388.011. PROPERTY DETERMINED TO BE INAPPROPRIATE FOR
RESIDENTIAL DEVELOPMENT: RIGHT OF FIRST REFUSAL. (a) In this
section, "eligible adjacent property owner" means a person who:
(1) owns property located adjacent to property owned
by the land bank; and
(2) satisfies eligibility requirements adopted by the
land bank.
(b) Notwithstanding any other right of first refusal
granted under this chapter, if the land bank determines that a
property owned by the land bank is not appropriate for residential
development, the land bank first shall offer the property for sale
to an eligible adjacent property owner according to terms and
conditions developed by the land bank that are consistent with this
chapter.
(c) The land bank shall sell the property to an eligible
adjacent property owner, at whichever value is lower:
(1) the fair market value for the property as
determined by the appraisal district in which the property is
located; or
(2) the sales price recorded in the annual plan.
(d) Except as provided by Subsection (e), an adjacent
property owner that purchases property under this section may not
lease, sell, or transfer that property to another person before the
third anniversary of the date the adjacent property owner purchased
that property from the land bank.
(e) Subsection (d) does not apply to the transfer of
property purchased under this section if the transfer:
(1) is made according to a policy adopted by the land
bank; and
(2) is made to a family member of the eligible adjacent
property owner or occurs as a result of the death of the eligible
adjacent property owner.
Sec. 388.012. REPLATTING BY QUALIFIED PARTICIPATING
DEVELOPER. The land bank may sell two adjacent properties that are
owned by the land bank to a qualified participating developer if:
(1) at least one of the properties is appropriate for
residential development; and
(2) the developer agrees to replat the two adjacent
properties as one property that is appropriate for residential
development.
Sec. 388.013. RIGHT OF FIRST REFUSAL TO QUALIFIED
ORGANIZATIONS. (a) In this section, "qualified organization"
means a community housing development organization that:
(1) contains within its designated geographical
boundaries of operation, as set forth in its application for
certification filed with and approved by the county, a portion of
the property that the land bank is offering for sale;
(2) has built at least three single-family homes or
duplexes or one multifamily residential dwelling of four or more
units in compliance with all applicable building codes within the
preceding two-year period and within the organization's designated
geographical boundaries of operation; and
(3) within the preceding two-year period has built or
rehabilitated housing units within a one-half mile radius of the
property that the land bank is offering for sale.
(b) Except as provided by Section 388.011, the land bank
shall first offer a property for sale to qualified organizations.
(c) Notice must be provided to the qualified organizations
by certified mail, return receipt requested.
(d) The county shall specify in its plan that the period
during which the right of first refusal provided by this section may
be exercised by a qualified organization is six months from the date
of the deed of conveyance of the property to the land bank.
(e) During the specified period, the land bank may not sell
the property to a qualified participating developer other than a
qualified organization. If all qualified organizations notify the
land bank that they are declining to exercise their right of first
refusal during the specified period, or if an offer to purchase the
property is not received from a qualified organization during that
period, the land bank may sell the property to any other qualified
participating developer at the same price that the land bank
offered the property to the qualified organizations.
(f) In its plan, the county shall establish the amount of
additional time, if any, that a property may be held in the land
bank once an offer has been received and accepted from a qualified
organization or other qualified participating developer.
(g) If more than one qualified organization expresses an
interest in exercising its right of first refusal, the organization
that has designated the most geographically compact area
encompassing a portion of the property shall be given priority.
(h) In its plan, the county may provide for other rights of
first refusal for any other nonprofit corporation exempted from
federal income tax under Section 501(c)(3), Internal Revenue Code
of 1986, as amended, provided that the preeminent right of first
refusal is provided to qualified organizations as provided by this
section.
(i) The land bank is not required to provide a right of first
refusal to qualified organizations under this section if the land
bank is selling property that reverted to the land bank under
Section 388.008(g).
Sec. 388.014. OPEN RECORDS AND MEETINGS. The land bank
shall comply with the requirements of Chapters 551 and 552,
Government Code.
Sec. 388.015. RECORDS; AUDIT; REPORT. (a) The land bank
shall keep accurate minutes of its meetings and shall keep accurate
records and books of account that conform with generally accepted
principles of accounting and that clearly reflect the income and
expenses of the land bank and all transactions in relation to its
property.
(b) The land bank shall file with the county not later than
the 90th day after the close of the fiscal year annual audited
financial statements prepared by a certified public accountant.
The financial transactions of the land bank are subject to audit by
the county.
(c) For purposes of evaluating the effectiveness of the
program, the land bank shall submit an annual performance report to
the county not later than November 1 of each year in which the land
bank acquires or sells property under this chapter. The
performance report must include:
(1) a complete and detailed written accounting of all
money and properties received and disbursed by the land bank during
the preceding fiscal year;
(2) for each property acquired by the land bank during
the preceding fiscal year:
(A) the street address of the property;
(B) the legal description of the property;
(C) the date the land bank took title to the
property;
(D) the name and address of the property owner of
record at the time of the foreclosure;
(E) the amount of taxes and other costs owed at
the time of the foreclosure; and
(F) the assessed value of the property on the tax
roll at the time of the foreclosure;
(3) for each property sold by the land bank during the
preceding fiscal year to a qualified participating developer or
eligible adjacent property owner:
(A) the street address of the property;
(B) the legal description of the property;
(C) the name and mailing address of the
purchaser;
(D) the purchase price paid; and
(E) if sold to a qualified participating
developer:
(i) the maximum incomes allowed for the
households by the terms of the sale; and
(ii) the source and amount of any public
subsidy provided by the county to facilitate the sale or rental of
the property to a household within the targeted income levels;
(4) for each property sold by a qualified
participating developer during the preceding fiscal year, the
buyer's household income and a description of all use and sale
restrictions; and
(5) for each property developed for rental housing
with an active deed restriction, a copy of the most recent annual
report filed by the owner with the land bank.
(d) The land bank shall maintain in its records for
inspection a copy of the sale settlement statement for each
property sold by a qualified participating developer and a copy of
the first page of the mortgage note with the interest rate and
indicating the volume and page number of the instrument as filed
with the county clerk.
(e) The land bank shall provide copies of the performance
report to the taxing units who were parties to the judgment of
foreclosure and shall provide notice of the availability of the
performance report for review to the organizations and neighborhood
associations identified by the county as serving the neighborhoods
in which properties sold to the land bank under this chapter are
located.
(f) The land bank and the county shall maintain copies of
the performance report available for public review.
Sec. 388.016. PARTICIPATION IN MUNICIPAL LAND BANK PROGRAM.
(a) A land bank established or approved by the governing body of a
county under this chapter may participate in a land bank program
established or approved by a municipality under Chapter 379C if the
participation of the county in the municipal land bank program is
incorporated into each entity's land bank demonstration plan under
Sections 379C.006 and 388.005, as applicable.
(b) The authority of a county-established land bank
participating in a program established under Chapter 379C is
limited to the powers granted under this chapter.
SECTION 3. This Act takes effect September 1, 2015.