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HB4506

Regular Session

Relating to electronic delivery of notice for certain municipal zoning changes.

Moderate
Low Cost
Effective:2025-06-20
Enforcing Agencies

Municipal Governing Bodies • Municipal Zoning Commissions

HB4506
Relating to electronic delivery of notice for certain municipal zoning changes.
Moderate Urgency
Unanimous Passage
House Vote139 - 0
YEA
100% in favor139 voting
Senate Vote31 - 0
YEA
100% in favor31 voting
Cost Impact
Low
Effective
2025-06-20
Enforcing Agencies
Municipal Governing BodiesMunicipal Zoning Commissions
Primary Author: Rep. Greg Bonnen
89th Texas Legislature
jdkey.com
01

Compliance Analysis

Key implementation requirements and action items for compliance with this legislation

Implementation Timeline

  • Effective Date: June 20, 2025
  • Compliance Deadline: Immediate upon municipal portal launch. While the law is active, you cannot elect electronic delivery until your specific municipality launches its online portal.
  • Agency Rulemaking: Municipalities must individually design and deploy online portals to manage these elections. Expect a "regulatory gray zone" over the next 3-6 months where some cities offer the option while others remain exclusively on US Mail.

Immediate Action Plan

  • Establish the Alias: Create a dedicated, monitored email address immediately for all regulatory correspondence.
  • Audit Lease Language: Insert clauses in upcoming renewals preventing tenants from altering the landlord’s statutory notice preferences.
  • Inventory Nonconforming Assets: Identify properties with "grandfathered" uses; these are the primary targets of the legislation's new warning requirements.
  • Monitor Municipal Portals: Assign a compliance officer to check the websites of your top 10 jurisdictions monthly for the launch of the opt-in portal.
  • Default to "No": Until you have a centralized digital workflow, instruct all staff NOT to opt-in. Rely on US Mail until your digital intake is audit-proof.

Operational Changes Required

Contracts

  • Commercial Leases (NNN): You must amend lease templates to explicitly prohibit tenants from "opting in" to electronic zoning notices on behalf of the property owner. The owner of record must retain control over the notice channel.
  • Vendor Agreements: Review Master Service Agreements (MSAs) with property tax consultants and third-party asset managers. Define strictly who has the authority to bind the company to electronic service of process.

Hiring/Training

  • Inbox Management: Staff responsible for the designated intake email must be trained that "acknowledging receipt" (clicking a link or replying) is a legally binding action that stops the clock on the municipality's obligation to send physical mail.
  • Portal Administration: Designate a single "Portal Administrator" per region. Do not allow local site managers to create accounts with personal work emails, as turnover will sever the notice chain.

Reporting & Record-Keeping

  • Centralized Intake: Establish a dedicated, permanent email alias (e.g., `regulatory.notices@company.com`) rather than using individual employee addresses.
  • Audit Trails: You must archive the digital "acknowledgment of receipt" indefinitely. In litigation regarding a zoning change, this timestamp will determine whether you were given the statutory 10-day notice required for a public hearing.

Fees & Costs

  • Direct Costs: None.
  • Indirect Risks: High. Failure to act on a digital notice regarding "Nonconforming Use" changes can result in significant asset devaluation without the safety net of certified mail delivery.

Strategic Ambiguities & Considerations

  • The "Reversion" Time Lag: The statute requires municipalities to revert to US Mail if an electronic notice is not acknowledged. However, the law does not define the waiting period. If a city waits 5 days for an email read receipt before mailing a physical letter, you may receive the hard copy *after* the hearing date.
  • Authentication Standards: The law requires a portal but sets no identity verification standards. There is a risk of fraud where unauthorized parties (e.g., disgruntled tenants or activists) could opt a property into electronic notices using a dummy email address to divert critical information.
  • "Occupant" Data: The law requires notice to "each occupant." It is unclear how municipalities will gather digital contact data for multi-tenant commercial occupants who do not appear on tax rolls.

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 12, 2025
Passed House
May 12, 2025
Passed Senate
May 20, 2025
Signed
Jun 20, 2025
TopicsCity GovernmentCity Government--land Use & ZoningCounty GovernmentCounty Government--land Use & ZoningElectronic Information SystemsPublic Notice
03

House Authors

Rep. Greg BonnenRepublican · Primary Author

Senate Sponsor

Sen. Brent HagenbuchRepublican · Primary Sponsor

Bill Text(with markup)

View bill text in multiple formats on Texas Legislature website

Fiscal NoteView Original

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More from Rep. Greg Bonnen

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Quick Reference

Frequently Asked Questions

Common questions about HB4506

Q

What does Texas HB4506 do?

Effective June 20, 2025, HB4506 authorizes Texas municipalities to substitute certified mail with electronic notifications (email/text) for zoning changes, contingent upon a property owner's affirmative "opt-in" via a secure portal. This legislation fundamentally shifts the burden of notice monitoring from physical mailrooms to digital inboxes; failure to properly manage this election can result in missed hearings regarding the down-zoning or removal of nonconforming use status for your assets. Implementation Timeline Effective Date: June 20, 2025 Compliance Deadline: Immediate upon municipal portal launch.

Q

Who authored HB4506?

HB4506 was authored by Texas Representative Greg Bonnen during the Regular Session.

Q

When was HB4506 signed into law?

HB4506 was signed into law by Governor Greg Abbott on June 20, 2025.

Q

Which agencies enforce HB4506?

HB4506 is enforced by Municipal Governing Bodies and Municipal Zoning Commissions.

Q

How urgent is compliance with HB4506?

The compliance urgency for HB4506 is rated as "moderate". Businesses and organizations should review the requirements and timeline to ensure timely compliance.

Q

What is the cost impact of HB4506?

The cost impact of HB4506 is estimated as "low". This may vary based on industry and implementation requirements.

Q

What topics does HB4506 address?

HB4506 addresses topics including city government, city government--land use & zoning, county government, county government--land use & zoning and electronic information systems.

Legislative data provided by LegiScanLast updated: November 25, 2025

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