BILL ANALYSIS Senate Research Center S.B. 711 89R726 DRS-F By: Hughes Jurisprudence 3/17/2025 As Filed AUTHOR'S / SPONSOR'S STATEMENT OF INTENT S.B. 711 is a refinement of pro-property owner legislation that was passed with overwhelming support in the 87th legislature (S.B. 1588) and is a product of significant stakeholder involvement. Since the Texas Property Code governs condominium associations and other types of property owners' associations in separate Chapters, S.B. 711 ensures that residents in all types of homeowners' associations are given the same access to important information about their associations. Further, it allows associations to ensure that they have the flexibility needed to manage their communities. S.B. 711 would extend the transparency measures created in S.B. 1588 (87R) to condominium associations. These measures provide better information (such as updated contact information including phone numbers and email addresses, as well as fee schedules) on property association management certificates that are filed with the county and maintained in an online public database by the Texas Real Estate Commission. The bill would allow property owners' associations to appoint residents to their architectural review committees when there are insufficient applicants for the roles. The bill would also allow property owners' associations the ability to regulate placement of private fences in certain circumstances to maintain needed access to easements and walkways. As proposed, S.B. 711 amends current law relating to property owners' associations, including condominium unit owners' associations. RULEMAKING AUTHORITY This bill does not expressly grant any additional rulemaking authority to a state officer, institution, or agency. SECTION BY SECTION ANALYSIS SECTION 1. Amends Section 82.003(a), Property Code, by adding Subdivision (17-a) to define "management company." SECTION 2. Amends Subchapter C, Chapter 82, Property Code, by adding Section 82.1142, as follows: Sec. 82.1142. ONLINE ASSOCIATION INFORMATION REQUIRED. (a) Provides that this section only applies to the association of a condominium composed of at least 60 units or an association that has contracted with a management company. (b) Requires an association to which this section applies to make the current version of the association's dedicatory instruments relating to the association and filed in the county deed records available on an Internet website that is maintained by the association or a management company on behalf of the association and accessible to association members. SECTION 3. Amends Section 82.116, Property Code, by amending Subsections (a), (b), and (c) and adding Subsections (b-1) and (d), as follows: (a) Requires an association to record in each county in which any portion of the condominium is located a management certificate, signed and acknowledged by an officer of the association, stating: (1)-(3) makes no changes to these subdivisions; (4) the recording data for the declaration and any amendments to the declaration; (5) makes a nonsubstantive change to this subdivision; (6) the name, mailing address, telephone number, and e-mail address of any management company, rather than the name and mailing address of the person or entity managing the association; (7) the website address of any Internet website on which the association's dedicatory instruments are available in accordance with Section 82.1142; (8) the amount and description of a fee or fees charged to a unit seller or buyer relating to a transfer of a property interest in a unit of the condominium; and (9) redesignates existing Subdivision (6) as Subdivision (9) and makes no further changes. Makes nonsubstantive changes to this subsection. (b) Requires the association to record an amended management certificate, rather than a management certificate, not later than the 30th day after the date the association has notice of a change in any information in a recorded certificate required by Subsection (a), rather than Subdivisions (a)(1)-(5) (relating to requiring the association to record in certain locations a management certificate stating certain information). (b-1) Requires the association, not later than the seventh day after the date the association files a management certificate for recording under Subsection (a) or files an amended management certificate for recording under Subsection (b), to electronically file the management certificate or amended management certificate with the Texas Real Estate Commission (TREC). Requires TREC to only collect the management certificate and amended management certificate for the purpose of making the data accessible to the public through an Internet website. (c) Provides that, except as provided by Subsection (d), the association and its officers, directors, employees, and agents are not subject to liability to any person for delay or failure to record a management certificate with a county clerk's office or to electronically file the management certificate with TREC, unless the delay or failure is wilful or caused by gross negligence. Makes a nonsubstantive change. (d) Provides that a unit owner is not liable for attorney's fees incurred by an association relating to the collection of a delinquent assessment against the unit owner, or interest on the delinquent assessment, if the attorney's fees are incurred by the association or the interest accrues during the period a management certificate is not recorded with a county clerk or electronically filed with TREC, as required by Section 82.116 (Management Certificate). SECTION 4. Amends Section 82.157, Property Code, by adding Subsection (f), to authorize an association to charge a reasonable and necessary fee, not to exceed $375, to furnish a resale certificate under Subsection (a) (relating to requiring a unit owner other than a declarant who intends to sell a unit, before executing a contract or conveying the unit, to furnish to the purchaser certain documents including a certain resale certificate containing the current operating budget of the association and certain statements). SECTION 5. Amends Section 202.023, Property Code, by amending Subsection (c) and adding Subsections (d) and (e), as follows: (c) Provides that Section 202.023 (Security Measures) does not prohibit a property owners' association from: (1)-(2) makes nonsubstantive changes to these subdivisions; (3) prohibiting the placement of fencing that obstructs a license area, as defined by a written license agreement of plat, a sidewalk in the public right-of-way or otherwise installed for public or community use, or a drainage easement or drainage area; (4) requiring a driveway gate to be set back at least 10 feet from the right-of-way if the driveway intersects with a laned roadway, as defined by Section 541.302 (Traffic Areas), Transportation Code; or (5) if provided by a restrictive covenant, prohibiting the installation of fencing in front of the front-most building line of a dwelling. (d) Authorizes a property owner, notwithstanding Subsection (c), to maintain any perimeter fencing or fencing in front of a dwelling's front-most building line installed or constructed before September 1, 2025. (e) Prohibits a property owners' association, notwithstanding Subsection (c)(5), from prohibiting a property owner from installing perimeter fencing or fencing in front of the front-most building line of a dwelling if the property owner's residential address is exempt from public disclosure under state or federal law or the property owner provides to the association documentation from a law enforcement agency of the property owner's need for enhanced security measures. SECTION 6. Redesignates Section 209.00505(c) as Section 209.00506, Property Code, and amends it, as follows: Sec. 209.00506. ELIGIBILITY TO SERVE ON ARCHITECTURAL REVIEW AUTHORITY. (a) Provides that this section applies only to an architectural review authority to which Section 209.00505 (Architectural Review Authority) applies. (b) Prohibits a person, except as provided by Subsection (d), from being appointed or elected to serve on an architectural review authority unless the person timely notifies the property owners' association of the person's interest in serving on the authority in accordance with Section 209.00507. (c) Creates an exception under Subsection (d). (d) Authorizes a property owners' association, if a vacancy remains on the architectural review authority after each person eligible under Subsection (c) (relating to prohibiting a person from being appointed or elected to serve on an architectural review authority if certain criteria are met) who timely notifies the association in accordance with Section 209.00507 is appointed or elected to the authority, to appoint any person to fill the vacancy, including a person not otherwise eligible under Subsection (c). SECTION 7. Amends Chapter 209, Property Code, by adding Section 209.00507, as follows: Sec. 209.00507. SOLICITATION OF CANDIDATES FOR ARCHITECTURAL REVIEW AUTHORITY. (a) Provides that this section applies only to an architectural review authority to which Section 209.00505 applies. (b) Requires a property owners' association, not later than the 10th day before the date the association or board takes action to elect or appoint or meets to elect or appoint a person to serve on the architectural review authority, to provide notice to the association members soliciting persons interested in serving on the architectural review authority. (c) Requires that the notice required under Subsection (b): (1) be provided by mail to each owner, or by posting the notice in a conspicuous manner reasonably designed to provide notice to property owners' association members in certain places and sending the notice by e-mail to each owner who has registered an e-mail address with the property owners' association; and (2) contain instructions for a person to notify the property owners' association of the person's interest in serving on the architectural review authority, including the date by which the person's notification must be received by the association. (d) Prohibits the date established by a property owners' association under Subsection (c)(2) by which notification of a person's interest in serving on the architectural review authority must be received by the association from being a date earlier than the 10th day after the date the association provides the notice described by Subsection (c). SECTION 8. Requires a condominium unit owners' association that has recorded a management certificate or amended management certificate with a county clerk under Section 82.116, Property Code, before the effective date of this Act to electronically file the most recently recorded management certificate or amended management certificate with TREC as required by Section 82.116(b-1), Property Code, as added by this Act, not later than March 1, 2026. SECTION 9. Effective date: September 1, 2025.
BILL ANALYSIS
Senate Research Center S.B. 711
89R726 DRS-F By: Hughes
Jurisprudence
3/17/2025
As Filed
Senate Research Center
S.B. 711
89R726 DRS-F
By: Hughes
Jurisprudence
3/17/2025
As Filed
AUTHOR'S / SPONSOR'S STATEMENT OF INTENT
S.B. 711 is a refinement of pro-property owner legislation that was passed with overwhelming support in the 87th legislature (S.B. 1588) and is a product of significant stakeholder involvement.
Since the Texas Property Code governs condominium associations and other types of property owners' associations in separate Chapters, S.B. 711 ensures that residents in all types of homeowners' associations are given the same access to important information about their associations. Further, it allows associations to ensure that they have the flexibility needed to manage their communities.
S.B. 711 would extend the transparency measures created in S.B. 1588 (87R) to condominium associations. These measures provide better information (such as updated contact information including phone numbers and email addresses, as well as fee schedules) on property association management certificates that are filed with the county and maintained in an online public database by the Texas Real Estate Commission.
The bill would allow property owners' associations to appoint residents to their architectural review committees when there are insufficient applicants for the roles.
The bill would also allow property owners' associations the ability to regulate placement of private fences in certain circumstances to maintain needed access to easements and walkways.
As proposed, S.B. 711 amends current law relating to property owners' associations, including condominium unit owners' associations.
RULEMAKING AUTHORITY
This bill does not expressly grant any additional rulemaking authority to a state officer, institution, or agency.
SECTION BY SECTION ANALYSIS
SECTION 1. Amends Section 82.003(a), Property Code, by adding Subdivision (17-a) to define "management company."
SECTION 2. Amends Subchapter C, Chapter 82, Property Code, by adding Section 82.1142, as follows:
Sec. 82.1142. ONLINE ASSOCIATION INFORMATION REQUIRED. (a) Provides that this section only applies to the association of a condominium composed of at least 60 units or an association that has contracted with a management company.
(b) Requires an association to which this section applies to make the current version of the association's dedicatory instruments relating to the association and filed in the county deed records available on an Internet website that is maintained by the association or a management company on behalf of the association and accessible to association members.
SECTION 3. Amends Section 82.116, Property Code, by amending Subsections (a), (b), and (c) and adding Subsections (b-1) and (d), as follows:
(a) Requires an association to record in each county in which any portion of the condominium is located a management certificate, signed and acknowledged by an officer of the association, stating:
(1)-(3) makes no changes to these subdivisions;
(4) the recording data for the declaration and any amendments to the declaration;
(5) makes a nonsubstantive change to this subdivision;
(6) the name, mailing address, telephone number, and e-mail address of any management company, rather than the name and mailing address of the person or entity managing the association;
(7) the website address of any Internet website on which the association's dedicatory instruments are available in accordance with Section 82.1142;
(8) the amount and description of a fee or fees charged to a unit seller or buyer relating to a transfer of a property interest in a unit of the condominium; and
(9) redesignates existing Subdivision (6) as Subdivision (9) and makes no further changes.
Makes nonsubstantive changes to this subsection.
(b) Requires the association to record an amended management certificate, rather than a management certificate, not later than the 30th day after the date the association has notice of a change in any information in a recorded certificate required by Subsection (a), rather than Subdivisions (a)(1)-(5) (relating to requiring the association to record in certain locations a management certificate stating certain information).
(b-1) Requires the association, not later than the seventh day after the date the association files a management certificate for recording under Subsection (a) or files an amended management certificate for recording under Subsection (b), to electronically file the management certificate or amended management certificate with the Texas Real Estate Commission (TREC). Requires TREC to only collect the management certificate and amended management certificate for the purpose of making the data accessible to the public through an Internet website.
(c) Provides that, except as provided by Subsection (d), the association and its officers, directors, employees, and agents are not subject to liability to any person for delay or failure to record a management certificate with a county clerk's office or to electronically file the management certificate with TREC, unless the delay or failure is wilful or caused by gross negligence. Makes a nonsubstantive change.
(d) Provides that a unit owner is not liable for attorney's fees incurred by an association relating to the collection of a delinquent assessment against the unit owner, or interest on the delinquent assessment, if the attorney's fees are incurred by the association or the interest accrues during the period a management certificate is not recorded with a county clerk or electronically filed with TREC, as required by Section 82.116 (Management Certificate).
SECTION 4. Amends Section 82.157, Property Code, by adding Subsection (f), to authorize an association to charge a reasonable and necessary fee, not to exceed $375, to furnish a resale certificate under Subsection (a) (relating to requiring a unit owner other than a declarant who intends to sell a unit, before executing a contract or conveying the unit, to furnish to the purchaser certain documents including a certain resale certificate containing the current operating budget of the association and certain statements).
SECTION 5. Amends Section 202.023, Property Code, by amending Subsection (c) and adding Subsections (d) and (e), as follows:
(c) Provides that Section 202.023 (Security Measures) does not prohibit a property owners' association from:
(1)-(2) makes nonsubstantive changes to these subdivisions;
(3) prohibiting the placement of fencing that obstructs a license area, as defined by a written license agreement of plat, a sidewalk in the public right-of-way or otherwise installed for public or community use, or a drainage easement or drainage area;
(4) requiring a driveway gate to be set back at least 10 feet from the right-of-way if the driveway intersects with a laned roadway, as defined by Section 541.302 (Traffic Areas), Transportation Code; or
(5) if provided by a restrictive covenant, prohibiting the installation of fencing in front of the front-most building line of a dwelling.
(d) Authorizes a property owner, notwithstanding Subsection (c), to maintain any perimeter fencing or fencing in front of a dwelling's front-most building line installed or constructed before September 1, 2025.
(e) Prohibits a property owners' association, notwithstanding Subsection (c)(5), from prohibiting a property owner from installing perimeter fencing or fencing in front of the front-most building line of a dwelling if the property owner's residential address is exempt from public disclosure under state or federal law or the property owner provides to the association documentation from a law enforcement agency of the property owner's need for enhanced security measures.
SECTION 6. Redesignates Section 209.00505(c) as Section 209.00506, Property Code, and amends it, as follows:
Sec. 209.00506. ELIGIBILITY TO SERVE ON ARCHITECTURAL REVIEW AUTHORITY. (a) Provides that this section applies only to an architectural review authority to which Section 209.00505 (Architectural Review Authority) applies.
(b) Prohibits a person, except as provided by Subsection (d), from being appointed or elected to serve on an architectural review authority unless the person timely notifies the property owners' association of the person's interest in serving on the authority in accordance with Section 209.00507.
(c) Creates an exception under Subsection (d).
(d) Authorizes a property owners' association, if a vacancy remains on the architectural review authority after each person eligible under Subsection (c) (relating to prohibiting a person from being appointed or elected to serve on an architectural review authority if certain criteria are met) who timely notifies the association in accordance with Section 209.00507 is appointed or elected to the authority, to appoint any person to fill the vacancy, including a person not otherwise eligible under Subsection (c).
SECTION 7. Amends Chapter 209, Property Code, by adding Section 209.00507, as follows:
Sec. 209.00507. SOLICITATION OF CANDIDATES FOR ARCHITECTURAL REVIEW AUTHORITY. (a) Provides that this section applies only to an architectural review authority to which Section 209.00505 applies.
(b) Requires a property owners' association, not later than the 10th day before the date the association or board takes action to elect or appoint or meets to elect or appoint a person to serve on the architectural review authority, to provide notice to the association members soliciting persons interested in serving on the architectural review authority.
(c) Requires that the notice required under Subsection (b):
(1) be provided by mail to each owner, or by posting the notice in a conspicuous manner reasonably designed to provide notice to property owners' association members in certain places and sending the notice by e-mail to each owner who has registered an e-mail address with the property owners' association; and
(2) contain instructions for a person to notify the property owners' association of the person's interest in serving on the architectural review authority, including the date by which the person's notification must be received by the association.
(d) Prohibits the date established by a property owners' association under Subsection (c)(2) by which notification of a person's interest in serving on the architectural review authority must be received by the association from being a date earlier than the 10th day after the date the association provides the notice described by Subsection (c).
SECTION 8. Requires a condominium unit owners' association that has recorded a management certificate or amended management certificate with a county clerk under Section 82.116, Property Code, before the effective date of this Act to electronically file the most recently recorded management certificate or amended management certificate with TREC as required by Section 82.116(b-1), Property Code, as added by this Act, not later than March 1, 2026.
SECTION 9. Effective date: September 1, 2025.