Bill Text: TX HB1455 | 2015-2016 | 84th Legislature | Enrolled


Bill Title: Relating to procedures required before certain condominium associations file a suit or initiate an arbitration proceeding for a defect or design claim.

Spectrum: Partisan Bill (Republican 4-0)

Status: (Passed) 2015-06-17 - Effective on 9/1/15 [HB1455 Detail]

Download: Texas-2015-HB1455-Enrolled.html
 
 
  H.B. No. 1455
 
 
 
 
AN ACT
  relating to procedures required before certain condominium
  associations file a suit or initiate an arbitration proceeding for
  a defect or design claim.
         BE IT ENACTED BY THE LEGISLATURE OF THE STATE OF TEXAS:
         SECTION 1.  Subchapter C, Chapter 82, Property Code, is
  amended by adding Sections 82.119 and 82.120 to read as follows:
         Sec. 82.119.  PROCEDURES FOR FILING SUIT OR INITIATING
  ARBITRATION PROCEEDINGS FOR DEFECT OR DESIGN CLAIMS FOR CERTAIN
  ASSOCIATIONS. (a) This section does not apply to an association
  with less than eight units.
         (b)  In addition to any preconditions to filing suit or
  initiating an arbitration proceeding included in the declaration,
  an association, before filing suit or initiating an arbitration
  proceeding to resolve a claim pertaining to the construction or
  design of a unit or the common elements, must:
               (1)  obtain an inspection and a written independent
  third-party report from a licensed professional engineer that:
                     (A)  identifies the specific units or common
  elements subject to the claim;
                     (B)  describes the present physical condition of
  the units or common elements subject to the claim; and
                     (C)  describes any modifications, maintenance, or
  repairs to the units or common elements performed by the unit owners
  or the association; and 
               (2)  obtain approval from unit owners holding more than
  50 percent of the total votes allocated under the declaration,
  voting in person or by proxy as provided by Section 82.110, at a
  regular, annual, or special meeting called in accordance with the
  declaration or bylaws, as applicable.
         (c)  The association must provide written notice of the
  inspection to be conducted by the engineer to each party subject to
  a claim not later than the 10th day before the date the inspection
  occurs. The notice must:
               (1)  identify the party engaged to prepare the report
  required by Subsection (b)(1);
               (2)  identify the specific units or common elements to
  be inspected; and
               (3)  include the date and time the inspection will
  occur.
         (d)  Each party subject to a claim may attend the inspection
  conducted by the engineer, either personally or through an agent.
         (e)  Before providing the notice of the meeting under
  Subsection (f), an association must:
               (1)  on completion of the independent third-party
  report, provide the report to each unit owner and each party subject
  to a claim; and
               (2)  allow each party subject to a claim at least 90
  days after the date of completion of the report to inspect and
  correct any condition identified in the report.
         (f)  Not later than the 30th day before the date the meeting
  described by Subsection (b)(2) is held, the association must
  provide each unit owner with written notice of the date, time, and
  location of the meeting. The notice must also include:
               (1)  a description of the nature of the claim, the
  relief sought, the anticipated duration of prosecuting the claim,
  and the likelihood of success;
               (2)  a copy of the report required by Subsection
  (b)(1);
               (3)  a copy of the contract or proposed contract
  between the association and the attorney selected by the board to
  assert or provide assistance with the claim;
               (4)  a description of the attorney's fees, consultant
  fees, expert witness fees, and court costs, whether incurred by the
  association directly or for which the association may be liable as a
  result of prosecuting the claim;
               (5)  a summary of the steps previously taken by the
  association to resolve the claim;
               (6)  a statement that initiating a lawsuit or
  arbitration proceeding to resolve a claim may affect the market
  value, marketability, or refinancing of a unit while the claim is
  prosecuted; and
               (7)  a description of the manner in which the
  association proposes to fund the cost of prosecuting the claim.
         (g)  The notice required by Subsection (f) must be prepared
  and signed by a person who is not:
               (1)  the attorney who represents or will represent the
  association in the claim;
               (2)  a member of the law firm of the attorney who
  represents or will represent the association in the claim; or
               (3)  employed by or otherwise affiliated with the law
  firm of the attorney who represents or will represent the
  association in the claim.
         (h)  The period of limitations for filing a suit or
  initiating an arbitration proceeding for a claim described by
  Subsection (b) is tolled until the first anniversary of the date the
  procedures are initiated by the association under that subsection
  if the procedures are initiated during the final year of the
  applicable period of limitation.
         Sec. 82.120.  BINDING ARBITRATION FOR CERTAIN CLAIMS.  (a)  A
  declaration may provide that a claim pertaining to the construction
  or design of a unit or the common elements must be resolved by
  binding arbitration and may provide for a process by which the claim
  is resolved.
         (b)  An amendment to the declaration that modifies or removes
  the arbitration requirement or the process associated with
  resolution of a claim may not apply retroactively to a claim
  regarding the construction or design of units or common elements
  based on an alleged act or omission that occurred before the date of
  the amendment.
         SECTION 2.  Section 82.119, Property Code, as added by this
  Act, applies only to a suit filed or arbitration proceeding
  initiated on or after the effective date of this Act. A suit filed
  or arbitration proceeding initiated before the effective date of
  this Act is governed by the law applicable to the claim immediately
  before the effective date of this Act, and that law is continued in
  effect for that purpose.
         SECTION 3.  This Act takes effect September 1, 2015.
 
 
  ______________________________ ______________________________
     President of the Senate Speaker of the House     
 
 
         I certify that H.B. No. 1455 was passed by the House on May 8,
  2015, by the following vote:  Yeas 98, Nays 44, 1 present, not
  voting.
 
  ______________________________
  Chief Clerk of the House   
 
 
         I certify that H.B. No. 1455 was passed by the Senate on May
  26, 2015, by the following vote:  Yeas 24, Nays 7.
 
  ______________________________
  Secretary of the Senate    
  APPROVED:  _____________________
                     Date          
   
            _____________________
                   Governor       
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