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HB24

Regular Session

Relating to procedures for changes to a zoning regulation or district boundary.

Moderate
Low Cost
Effective:2025-09-01
Enforcing Agencies

Municipal Governing Bodies (City Councils) • Municipal Zoning Commissions • Office of the Attorney General • State District Courts

HB24
Relating to procedures for changes to a zoning regulation or district boundary.
Moderate Urgency
Heavily Contested
House Vote83 - 56
YEA
NAY
60% in favor139 voting
Senate Vote30 - 1
YEA
97% in favor31 voting
57
Total Opposition Votes
Cost Impact
Low
Effective
2025-09-01
Enforcing Agencies
Municipal Governing BodiesMunicipal Zoning CommissionsOffice of the Attorney GeneralState District Courts
Primary Author: Rep. Angelia Orr
89th Texas Legislature
jdkey.com
01

Compliance Analysis

Key implementation requirements and action items for compliance with this legislation

Implementation Timeline

  • Effective Date: September 1, 2025
  • Compliance Deadline: September 1, 2025 (Applies to all zoning change proposals filed on or after this date).
  • Agency Rulemaking: No state-level rulemaking is required for implementation. However, municipalities must update local ordinances to comply. Warning: Expect a "regulatory gray zone" in Q4 2025 where City Attorneys may attempt to enforce old protest thresholds until challenged.

Immediate Action Plan

  • 1. Audit the Pipeline: Identify current zoning applications facing neighborhood opposition. If possible, withdraw and re-file after September 1, 2025, to utilize the higher protest threshold.
  • 2. Update Standard Operating Procedures (SOPs): Create a "Zoning Notice Checklist" that includes the 24x48 sign specs and the 15-day website verification step.
  • 3. Brief Your Counsel: Ensure outside counsel is prepared to cite HB24 Section 3 to City Attorneys immediately upon filing to preemptively block the application of legacy "20% protest" rules.
  • 4. Secure Signage Vendors: Pre-order compliant signage templates now to avoid delays in September.

Operational Changes Required

Contracts

  • Real Estate Purchase Agreements: Amend feasibility and due diligence periods. Set closing dates for 61 days post-zoning approval to align with the new statute of repose (Section 211.0065), ensuring the zoning is legally incontestable before capital commitment.
  • Consultant Engagement Letters: Revise agreements with land-use planners and zoning attorneys to explicitly assign responsibility for the fabrication, installation, and *maintenance* of the required 24x48 inch notice sign.

Hiring/Training

  • Government Relations/Lobbyists: Retrain teams on the new protest threshold. The "20% opposition" rule no longer triggers a supermajority requirement for residential projects; the new threshold is 60% opposition, and even then, the Council may only require a simple majority.
  • Site Management: Field staff must be trained to monitor the physical notice sign daily. If the sign is damaged or removed during the hearing process, it could legally jeopardize the zoning approval.

Reporting & Record-Keeping

  • Digital Verification: Implement a protocol to screenshot and timestamp the municipality’s website 15 days prior to any hearing. Do not rely on the City Clerk’s certification; you need independent proof of notice to defend against future validity challenges.
  • Signage Logs: Maintain a photo log of the on-site sign from 10 days prior to the hearing until the final vote.

Fees & Costs

  • Signage Costs: Budget for the fabrication of rigid, weather-resistant 24x48 inch signs. While the material cost is low, the cost of non-compliance (voided zoning) is catastrophic.
  • Litigation Savings: Anticipate reduced legal spend on "NIMBY" lawsuits due to the strict 60-day statute of limitations.

Strategic Ambiguities & Considerations

  • "Effect of Allowing More Residential": The favorable protest thresholds apply to changes that "have the effect of allowing more residential development." It is unclear if this applies to ancillary changes (e.g., setback reductions or height increases) that theoretically allow more density but do not change the use category. Expect municipalities to interpret this narrowly to retain control.
  • Triggering the Attorney General: The law penalizes non-compliant cities by freezing their tax rates, but it does not specify the mechanism for a private business to trigger an AG investigation. We anticipate the AG will need to clarify the complaint process for developers facing recalcitrant city councils.

Need Help Understanding Implementation?

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Information presented is for general knowledge only and is provided without warranty, express or implied. Consult qualified government affairs professionals and legal counsel before making compliance decisions.

02

Legislative Timeline

This bill's path through the Texas Legislature

Filed
Mar 4, 2025
Passed House
May 6, 2025
Passed Senate
May 25, 2025
Signed
Jun 20, 2025
TopicsCity GovernmentCity Government--land Use & ZoningCivil Remedies & LiabilitiesAttorney GeneralPublic NoticeSigns
03

House Authors

Rep. Angelia OrrRepublican · Primary Author
Joint Authors
Coauthors (19)

Senate Sponsor

Sen. Bryan HughesRepublican · Primary Sponsor

Bill Text(with markup)

View bill text in multiple formats on Texas Legislature website

Fiscal NoteView Original

Related Legislation

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More from Rep. Angelia Orr

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Related by Topic

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Quick Reference

Frequently Asked Questions

Common questions about HB24

Q

What does Texas HB24 do?

HB24 fundamentally shifts the balance of power in municipal zoning by severely limiting the ability of neighboring property owners to trigger supermajority vote requirements for residential upzoning. While the law streamlines approval for housing developments and creates a strict 60-day limit on procedural lawsuits, it imposes new, non-negotiable signage and notice burdens directly on applicants. Implementation Timeline Effective Date: September 1, 2025 Compliance Deadline: September 1, 2025 (Applies to all zoning change proposals filed on or after this date).

Q

Who authored HB24?

HB24 was authored by Texas Representative Angelia Orr during the Regular Session.

Q

When was HB24 signed into law?

HB24 was signed into law by Governor Greg Abbott on June 20, 2025.

Q

Which agencies enforce HB24?

HB24 is enforced by Municipal Governing Bodies (City Councils), Municipal Zoning Commissions, Office of the Attorney General and State District Courts.

Q

How urgent is compliance with HB24?

The compliance urgency for HB24 is rated as "moderate". Businesses and organizations should review the requirements and timeline to ensure timely compliance.

Q

What is the cost impact of HB24?

The cost impact of HB24 is estimated as "low". This may vary based on industry and implementation requirements.

Q

What topics does HB24 address?

HB24 addresses topics including city government, city government--land use & zoning, civil remedies & liabilities, attorney general and public notice.

Legislative data provided by LegiScanLast updated: November 25, 2025

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