All Roll Calls
Yes: 381 • No: 84
TexasSB 84089th Legislature Regular SessionSenateWALLET
Relating to certain municipal regulation of certain mixed-use and multifamily residential development projects and conversion of certain commercial buildings to mixed-use and multifamily residential occupancy.
Sponsored By: Daniel Alders, Sheryl Cole, Cole Hefner, Bryan Hughes (Republican)
Signed by Governor
City Government--Land Use & ZoningCivil Remedies & LiabilitiesCounty Government--Land Use & ZoningFees & Other Nontax Revenue--LocalHousing--GeneralPolitical SubdivisionsVehicles & Traffic--GeneralPERMITS
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Bill Overview
Analyzed Economic Effects
4 provisions identified: 4 benefits, 0 costs, 0 mixed.
Cities must allow more housing options
For projects started on or after September 1, 2025, covered Texas cities must allow housing in office, commercial, retail, warehouse, and mixed-use zones. Covered cities have over 150,000 residents and lie partly or fully in counties with over 300,000 residents. Cities cannot require a zoning or land-use change. Mixed-use projects must have at least 65% residential space; multifamily projects must have at least three homes, including condominiums. Exceptions cover zones allowing heavy industry, land within 1,000 feet of existing heavy industry, and land within 3,000 feet of airports or military bases. Designated clear zones and accident potential zones are also excluded. Cities cannot set density limits below 36 homes per acre or their highest residential density, whichever is greater. Height limits cannot be below 45 feet or the applicable nonresidential height limit, whichever is greater. Required setbacks and buffers cannot exceed 25 feet or the applicable nonresidential requirement, whichever is less. Cities cannot require more than one parking space per home, multilevel parking, or limits on floor space relative to lot size. Outside mixed-use zones, cities cannot require multifamily projects to include nonresidential uses. Permits meeting applicable rules receive staff approval without further city governing-body action. Generally applicable rules outside this law's scope remain enforceable, including building codes, historic protections, and water and sewer access rules.
Fewer costs for building housing conversions
The law limits city requirements for converting office, retail, or warehouse buildings into mixed-use or multifamily housing. It covers Texas cities with over 150,000 residents that lie partly or fully in counties with over 300,000 residents. Buildings must be at least five years old when conversion starts. Housing must occupy at least 65% of the building and at least 65% of each usable floor. These rules cover building-permit applications submitted on or after September 1, 2025. Cities cannot require traffic studies, traffic-related payments or improvements, more parking than already exists, or multilevel parking. Required utility work cannot exceed the minimum capacity needed to serve the proposed building. Design rules cannot exceed the applicable minimum standards under the city's adopted International Building Code. Cities cannot impose impact fees on converted land unless it was already subject to those fees before the permit filing.
Housing groups can challenge city violations
Beginning September 1, 2025, qualifying housing groups and people harmed by city violations can sue to enforce these housing rules. Eligible groups include local housing-builder or manager trade groups, housing-access nonprofits that filed legislative comments, and housing-policy research or outreach nonprofits. Claimants can seek a ruling on their rights or a court order requiring compliance. Winning claimants receive court costs and reasonable lawyer fees. Cases must be filed in a county containing some or all of the property. The Fifteenth Court of Appeals alone handles intermediate appeals.
No roadway impact fees outside cities
Beginning September 1, 2025, Texas local governments cannot impose roadway impact fees in their extraterritorial jurisdiction. This means nearby land outside city limits where they have certain legal powers. The ban is not limited to the large cities covered by the housing-development rules. It removes this development charge, but does not guarantee lower housing prices.
Sponsors & Cosponsors
Sponsors
Daniel Alders
House
Sheryl Cole
House
Cole Hefner
House
Bryan Hughes
Republican • Senate
Cosponsors
Trent Ashby
House
Giovanni Capriglione
House
Charles Cunningham
House
Pat Curry
House
James Frank
House
Gary Gates
House
Mary E. González
House
Hillary Hickland
House
Janie Lopez
House
Tan Parker
Republican • Senate
David Spiller
House
James Talarico
House
Chris Turner
House
Roll Call Votes
Senate vote • 5/26/2025
Record vote
Yes: 31 • No: 0
House vote • 5/21/2025
Record vote
Yes: 106 • No: 33
House vote • 5/20/2025
Record vote
Yes: 108 • No: 23
Senate vote • 3/24/2025
Record vote
Yes: 23 • No: 7
Senate vote • 3/24/2025
Record vote
Yes: 30 • No: 0
Senate vote • 3/24/2025
Record vote
Yes: 24 • No: 6
Senate vote • 3/24/2025
Record vote
Yes: 24 • No: 6
Senate vote • 3/24/2025
Record vote
Yes: 23 • No: 7
House vote • Unknown
Committee vote: Land & Resource Management
Yes: 7 • No: 0
Senate vote • Unknown
Committee vote: Local Government
Yes: 5 • No: 2
Actions Timeline
Effective on 9/1/25
6/20/2025HouseSigned by the Governor
6/20/2025HouseSent to the Governor
5/28/2025HouseSigned in the House
5/28/2025HouseSigned in the Senate
5/27/2025SenateSenate concurs in House amendment(s)-reported
5/27/2025HouseReported enrolled
5/26/2025SenateRecord vote
5/26/2025SenateSenate concurs in House amendment(s)
5/26/2025SenateRead
5/26/2025SenateHouse amendment(s) laid before the Senate
5/26/2025SenateHouse passage as amended reported
5/21/2025SenateStatement(s) of vote recorded in Journal
5/21/2025HouseRecord vote (RV#3127)
5/21/2025HousePassed as amended
5/21/2025HouseAmended (1-Hefner)
5/21/2025HouseRead 3rd time
5/21/2025HouseStatement(s) of vote recorded in Journal
5/20/2025HouseRecord vote (RV#3068)
5/20/2025HousePassed to 3rd reading
5/20/2025HouseRead 2nd time
5/20/2025HouseAdditional sponsor(s) authorized
5/20/2025HouseRules suspended
5/20/2025HousePlaced on General State Calendar
5/20/2025HouseConsidered in Calendars
5/16/2025House
Bill Text
Engrossed
Enrolled
House Committee Report
Introduced
Senate Committee Report
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