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TexasHB 2489th Legislature Regular SessionHouse

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

Sponsored By: Hillary Hickland, Bryan Hughes (Republican), Suleman Lalani, Ray Lopez, Angelia Orr, Cody Vasut

Signed by Governor

City Government--Land Use & ZoningCivil Remedies & LiabilitiesPUBLIC NOTICESIGNSATTORNEY GENERAL

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Bill Overview

Analyzed Economic Effects

3 provisions identified: 0 benefits, 0 costs, 3 mixed.

More zoning notices for Texas residents

For proposals made on or after September 1, 2025, Texas cities must hold public hearings before zoning changes take effect. Hearing notices must appear in an official or general-circulation newspaper at least 15 days before the hearing. Cities with websites must also post the notices online. In home-rule cities, zoning-classification changes that are not citywide also require signs at least 10 days before the hearing. Signs must measure at least 24 by 48 inches and stay posted until the city makes its final decision. The zoning commission can provide and pay for signs or require the applicant to do so. Signs go on affected property; for city-started changes affecting multiple properties, they may go in a public right-of-way. Signs supplement existing notices, while comprehensive zoning changes require only the hearing notices specified by law.

New protest rules for Texas landowners

These protest rules cover Texas zoning proposals made on or after September 1, 2025, except comprehensive zoning changes. A written protest needs signatures from owners representing at least 20% of affected land or, generally, adjoining land within 200 feet. The adjoining-land threshold is 60% for changes allowing more housing without added commercial or industrial uses. That 60% rule also covers added commercial or industrial uses limited to the first floor and no more than 35% of the overall development. A qualifying 20% protest requires approval from three-fourths of all city governing-body members; a 60% protest requires a majority of all members. Land-area totals include streets and alleys and combine all affected tracts rather than treating each separately. Comprehensive changes include rules that increase housing uniformly across every parcel in one or more zoning districts. They also include new citywide zoning codes or maps and housing-increasing overlay districts along major roads, highways, or transit corridors.

Short challenge window for housing zoning

The law covers Texas zoning proposals made on or after September 1, 2025. A change allowing more housing than before becomes conclusively presumed valid unless a lawsuit seeks to annul or invalidate it before the 60th day after the change takes effect. That presumption covers compliance with applicable statutes and local ordinances. This gives housing projects greater legal certainty but limits the time available to challenge zoning changes.

Sponsors & Cosponsors

Sponsors

  • Hillary Hickland

    House

  • Bryan Hughes

    Republican • Senate

  • Suleman Lalani

    House

  • Ray Lopez

    House

  • Angelia Orr

    House

  • Cody Vasut

    House

Cosponsors

  • Daniel Alders

    House

  • Cecil Bell Jr.

    House

  • Salman Bhojani

    House

  • Brad Buckley

    House

  • John H. Bucy lll

    House

  • Terry Canales

    House

  • Pat Curry

    House

  • Jay Dean

    House

  • Gary Gates

    House

  • Stan Gerdes

    House

  • Richard Hayes

    House

  • Stan Kitzman

    House

  • Marc LaHood

    House

  • Jeff Leach

    House

  • Terri Leo Wilson

    House

  • Trey Martinez Fischer

    House

  • Penny Morales Shaw

    House

  • David Spiller

    House

  • Chris Turner

    House

Roll Call Votes

All Roll Calls

Yes: 346 • No: 88

House vote • 5/29/2025

Record vote

Yes: 104 • No: 30

Senate vote • 5/25/2025

Record vote

Yes: 0 • No: 0

Senate vote • 5/25/2025

Record vote

Yes: 0 • No: 0

House vote • 5/6/2025

Record vote

Yes: 83 • No: 56

House vote • 5/6/2025

Record vote

Yes: 147 • No: 1

House vote • Unknown

Committee vote: Land & Resource Management

Yes: 6 • No: 1

Senate vote • Unknown

Committee vote: Local Government

Yes: 6 • No: 0

Actions Timeline

  1. Effective on 9/1/25

    6/20/2025House

  2. Signed by the Governor

    6/20/2025House

  3. Sent to the Governor

    5/31/2025House

  4. Signed in the Senate

    5/31/2025Senate

  5. Signed in the House

    5/30/2025House

  6. Reported enrolled

    5/30/2025House

  7. House concurs in Senate amendment(s)-reported

    5/29/2025Senate

  8. Text of Senate Amendment(s)

    5/29/2025House

  9. Statement(s) of vote recorded in Journal

    5/29/2025House

  10. Record vote (RV#4016)

    5/29/2025House

  11. House concurs in Senate amendment(s)

    5/29/2025House

  12. Senate Amendments Analysis distributed

    5/25/2025House

  13. Senate Amendments distributed

    5/25/2025House

  14. Senate passage as amended reported

    5/25/2025House

  15. Record vote

    5/25/2025Senate

  16. Passed

    5/25/2025Senate

  17. Read 3rd time

    5/25/2025Senate

  18. Record vote

    5/25/2025Senate

  19. Three day rule suspended

    5/25/2025Senate

  20. Vote recorded in Journal

    5/25/2025Senate

  21. Read 2nd time & passed to 3rd reading

    5/25/2025Senate

  22. Laid before the Senate

    5/25/2025Senate

  23. Placed on local & uncontested calendar

    5/25/2025Senate

  24. Placed on intent calendar

    5/25/2025Senate

  25. Committee report printed and distributed

    5/19/2025Senate

Bill Text

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