Transcript Highlights:

• charges when they're done the developer charges when they're done the developer goes<00:06:54.440
• <01:05:49.920> and Apple what we heard from developers and Apple what we heard from developers
• > that homes in that development ensuring that homes in that development ensuring that everyone
• <01:23:05.360> are when these private developments are when these private developments are
• development development now<01:29:17.280> just<01:29:17.600> I'm<01:29:17.719> just

Keywords: 1191, senate, all

Transcript Highlights:

• Developer to then assemble those parcels to make an efficient development, which is what we want when
• More importantly, it provides expectations for when development will occur for the residents, the developers
• More importantly, it provides expectations for when development will occur, for the residents, the developers
• There's no reason they should be developing quasi-urban developments that don't have sidewalks, that
• It's intended to be urbanized and developed.

Summary: The committee heard first from Ferndale city officials and a representative of FutureWise on annexation planning. Ferndale described its “annexation blueprint” or phased annexation plan as a way to tie urban growth area planning, capital facilities, and eventual annexation together earlier in the process. Speakers argued that counties often allow incremental development in urban growth areas without city-level standards, impact fees, or coordinated infrastructure planning, which can leave cities and taxpayers with higher future costs and make annexation less likely. Members raised questions about fire districts, county revenue loss, and whether annexation incentives or interlocal revenue-sharing agreements could help. FutureWise supported requiring annexation phasing in countywide planning policies, using pre-annexation agreements, and applying city standards in urban growth areas to make annexation more predictable and less contentious. The committee then received a primer and update from the State Building Code Council (SBCC). Staff explained the council’s composition, standing committees, technical advisory groups, and rulemaking process, including normal, expedited, and emergency rulemaking. They described the ongoing 2024 code cycle and the separate work underway on Senate Bill 5491 and related legislation concerning single-stair residential buildings and multiplex housing. Members discussed how the legislature can better direct the SBCC, the difference between prescriptive and performance-based code approaches, and the importance of involving technical experts early. The SBCC also addressed concerns about the wildfire urban interface code, noting that problems arose when code language and maps were developed on different timelines and applied to urban areas in ways that were not anticipated. Several members asked about regional differences, especially energy code impacts in eastern Washington and the role of natural gas. SBCC representatives said the council can use climate zones and appendices for some regional variation, but statewide statutory targets still constrain the energy code. They emphasized that the council is largely reactive to legislative direction and public proposals, and that clearer legislative intent would help avoid ambiguity in future code development. No votes were taken during this portion of the meeting.

Transcript Highlights:

• <00:31:26.560> in Energy Capital Economic Development in Energy Capital Economic Development
• This is the Economic Development This is the Economic Development Committee.<00:31:53.120> Yes
• I mean, it's economic development.
• I know you Development Association.
• out in all 23 counties doing economic development as economic developers.

Keywords: 916, all

Summary: The joint Minerals Committee met to select interim topics and announced its meeting dates for April 27-28 in Casper, June 4-5 in Casper, and August 27-28 in Cheyenne. Members heard public testimony on several economic development and minerals-related topics and were asked to identify their top priorities for later ranking and consensus. No formal votes were taken during this portion of the meeting. A major topic was removing obstacles to energy development in Wyoming, including possible regulatory, bonding, and permitting barriers. Testimony from the Mining Association and Energy Capital Economic Development supported revisiting barriers to development, similar to the earlier Regulatory Reduction Task Force. Another related topic was industrial siting exemptions on coal mine property, with testimony arguing that mineral-related projects such as rare earths, uranium conversion, and ferroalloys should not have to go through the full industrial siting process when communities have already dealt with similar development. Members also discussed industrial siting bonding requirements, including whether bonding or advance payments should be used to cover impacts on local services and emergency response, especially for projects like solar farms or battery storage. The committee also discussed coal bed methane industrial sovereign zones, tied to House Bill 120, with testimony seeking to include coal bed methane in value-added manufacturing zones. The sponsor said the goal was to create industrial zones that support economic development while protecting scenic values and limiting industrial sprawl. Another topic was sourcing curling stones in Wyoming, which was presented as a lighthearted but potentially useful way to promote Wyoming stone and broader dimension-stone quarrying; a state geologist testified that Wyoming has granite with similar mineralogy to stone used for curling stones elsewhere. Child care as an economic driver was withdrawn. The committee also heard support for a Business Council restructure review, though several members said the Minerals Committee should do the substantive review because the Business Council falls within its jurisdiction, while still coordinating with Appropriations. Finally, the committee heard a proposal for a domestic preference in residential general service contracts, extending Wyoming preference concepts beyond construction into goods and services, with testimony emphasizing local economic multipliers and possible exceptions for federal funding or other procurement limits.

Transcript Highlights:

• Rob Black from the New Mexico Economic Development Department.
• The research and development, high-paying jobs that come with that.
• The research and development, high-paying jobs that come with that.
• Development and they're doing great work.
• , and economic development efforts under a clear statewide strategy.

Keywords: 996, all

Transcript Highlights:

• Are you a developer? >> My brother is a developer on this project manager. >> Okay.
• Are you a developer?
• Are you<00:21:02.480> a<00:21:02.720> developer? you a developer? you a developer?
• , You already have a developer, You already have a developer, >> correct?
• his brother as a developer finished. his brother as a developer finished.

Keywords: 912, senate, all

Summary: The joint hearing covered several housing-related measures. On SB 2068, which would create an affordable housing land inventory task force within the Office of Planning and Sustainable Development to study how to maximize housing on transit-oriented development and other state and county lands, testimony was mostly supportive from agencies and housing groups, with one opposition witness. In response to questions, OPSD said it was already working on a list of potential parcels but could not yet identify unit counts or a timeline, and estimated about $250,000 would be needed for staffing and contractual support. The committees also heard SB 2227 on rental assistance, which would require HPHA to make monthly rent supplement payments, prioritize certain tenants including kupuna, allow agreements with counties and nonprofits, and create a special fund supported by a transaction fee on recordings. HPHA supported the bill, and the Department of the Attorney General said it recommended amending the measure to describe the fee as a tax. Additional testimony included support from elder and community organizations and one opposition witness. For SB 2061, relating to residential condominiums and the 99-year leasehold program, HCDA and the project developer testified in support of amendments intended to preserve owner-occupant requirements while making the project more marketable and financially feasible. Members focused heavily on parking, affordability, and financing. HCDA and the developer said the parking stalls would be unbundled from the units, that the project would be a 99-year leasehold with 60% of units reserved for buyers at or below 140% AMI and 40% market-rate, and that the state’s $15 million equity contribution would cover only part of the parking garage and commercial component. The hearing then moved on to SB 3327, relating to HCDA and complete communities, but the transcript cuts off before that measure was fully discussed.

Transcript Highlights:

• I am Ravi Shah, the Executive Director of Development.
• , high-density development.
• through industry and business development.
• He said the project is an 87-acre mixed-use development and a walkable development that they are working
• It's a walkable development.

Summary: The committee heard a long series of bills, most of them expanding or adjusting hotel occupancy tax or qualified hotel project authority for specific local governments. Measures discussed included HB 2404 for Childress County; HB 3066 for Allen’s Kalahari resort project; HB 4682 for Plano; HB 4683 for Anna; HB 3076 creating a project finance zone in Frisco; HB 3567 for Wichita County; HB 3715 for McAllen; HB 1039 for Alpine; HB 3182 for Burleson; HB 4926 for Grimes County; HB 4222 for Victoria County; HB 3377 for Katy; HB 4659 for Addison; HB 3241 for Georgetown; HB 4098 for Taylor; HB 3178 for Kerr County; HB 3179 for Mason County; HB 2289 for New Braunfels; HB 4412 for Kermit; HB 5165 for Monahans; HB 3500 for Bastrop; and HB 3169 for Carrollton. In each case, authors and local officials described tourism, convention, hotel, airport, or mixed-use development needs and argued the bills would help attract visitors, investment, and jobs. One non-hotel-tax bill, HB 4226, would exempt Texas food banks from sales tax on vehicle purchases and rentals, with testimony emphasizing the scale of food bank operations and the savings’ impact on meal delivery and disaster response. Testimony was generally supportive from city officials, economic development representatives, and industry groups such as the Texas Hotel and Lodging Association. Several witnesses described major private projects, including Kalahari in Allen, a proposed hotel and conference center in Addison, a mixed-use project in Georgetown, and a large development tied to Samsung growth in Taylor. For HB 4226, food bank representatives said the bill would help them purchase refrigerated trucks and other delivery vehicles, while an opponent questioned the fiscal note and the scope of the exemption. HB 4926 drew opposition from Camp Allen, whose representative argued a new county hotel tax would raise costs for guests and could hurt the retreat center’s operations. HB 3178 also drew an objection from a Kerr County resident who argued the tax would grow county government and pointed to event center losses, though the author said the revenue would support tourism-related county uses. The committee took no final votes on the bills in this transcript. After each bill was laid out and testimony concluded, the chair repeatedly asked whether there was objection to leaving the bill pending; in each instance, no objection was heard, and the bills were left pending. Several committee substitutes were offered and then withdrawn or noted as conforming drafts, but no bill was reported out or otherwise acted on beyond being left pending.

Transcript Highlights:

• commercial development means.
• In your past concerning certain developments.
• I eventually moved on to software development.
• At times in workforce development strategies, planning and strategies aligned with our economic development
• Development in rural areas.

Transcript Highlights:

• So, these are for pre-development loans, So, these are for pre-development loans, is<00:23:02.400>
• funds in the pre-development phase? funds in the pre-development phase?
• pre-development loans. pre-development loans.
• <00:24:14.920> Thank constraints to development. Okay. Thank constraints to development.
• . development. development.

Keywords: 912, senate, all

Summary: The Committee on Housing heard and acted on three measures related to the Hawaii Housing Finance and Development Corporation (HHFDC) and affordable housing policy. First, it considered GM 681, the nomination of Garth Yamanaka to the HHFDC Board of Directors. Yamanaka testified that he supports using all available tools to increase housing production, including open space and park dedication where feasible, more revenue-neutral and workforce housing, and a broad mix of housing types. Senators questioned him on priorities such as perpetual affordability, state- and county-owned projects, and whether HHFDC should focus more on revenue-neutral housing; he generally supported greater flexibility and more options, while emphasizing the need to consider feasibility and local market needs. The committee recommended GM 681 for advise and consent and adopted that recommendation unanimously, with Senator Fevella excused. The committee then heard GM 764, the nomination of Susan Coons to the HHFDC Board. Coons said she supports prioritizing state and government lands for affordable housing but stressed that the government cannot solve the housing shortage alone and should continue to engage private and nonprofit partners. In response to questions, she said HHFDC should give greater priority to perpetual affordability and could potentially devote more resources to revenue-neutral, income-blind housing, but she cautioned against blanket policies and said decisions should be guided by data, community needs, and project readiness. She also supported the idea of a 100,000-unit housing plan and said HHFDC should focus on more specific policies and projects. The committee recommended GM 764 for advise and consent and adopted the recommendation. Finally, the committee considered HCR 83, which supports using the dwelling unit revolving fund for pre-development costs through interim loans for government affordable housing projects. HHFDC testified in support and explained that it already has authority to make pre-development loans, but the resolution would provide policy support and comfort to the board. Members asked about loan security and default; HHFDC said such loans would typically be secured by land collateral and that it would not expect to forgive the loans. The committee agreed to pass the resolution with amendments, including adding committee report language about default and collateral and noting HHFDC’s existing authority. In a joint portion with the Committee on Energy and Intergovernmental Affairs, the committees also took up HCR 98 HD1 and recommended it pass with amendments to clarify that the countywide housing pattern book applies only to the City and County of Honolulu and involves collaboration between Honolulu housing and planning agencies. All recommendations were adopted, and the hearing adjourned.

Transcript Highlights:

• the current... ...commission with training development, the current finishing the current training development
• The Broadband Equity, Access, and Development, or BEAD, five-year action plan was developed by the Broadband
• , Access, and Development program.
• infrastructure development.
• infrastructure development.

Keywords: 904, all

Summary: The Joint Legislative Audit and Review Committee subcommittee held a hybrid hearing to receive three State Auditor’s Office performance audits. The first audit examined implementation of the Law Enforcement Training and Community Safety Act. Auditors said the Criminal Justice Training Commission had developed most required training, but six community/cultural topics were still unfinished, the patrol tactics curriculum was incomplete in one area, and the agency lacked a systematic project management approach. They reported that most officers had not completed the 40 required hours, with low participation in patrol tactics training, weak communication, limited data to track compliance, and ineffective incentives or consequences. Committee members questioned staffing, liability, and enforcement, and the Commission said it generally agreed with the findings and had begun implementing recommendations, including improving training development and communication. The second audit reviewed Washington’s digital equity planning. Auditors concluded the state lacked a comprehensive, unified digital equity strategy, a designated lead, and reliable funding. They said the existing PEAR/Impact Plan, BEAD five-year plan, and NTIA-approved digital equity plan each addressed parts of the issue but none provided a full statewide framework with clear authority across agencies. The Department of Commerce’s Broadband Office and the Office of Equity said they agreed with the findings and were open to working with the legislature and the Digital Equity Forum on a more structured approach. A public witness described local and regional digital equity planning efforts and emphasized the importance of coordination and community-based work. The third audit focused on Commerce’s management of the Digital Navigator Program. Auditors said Commerce did not consistently use a competitive process, did not adequately vet grantees and subgrantees, wrote contracts that lacked clear deliverables and monitoring requirements, failed to enforce reporting, and paid $10.7 million without sufficient documentation to verify reimbursement eligibility. They said agency staff had raised concerns that were ignored and that some payments and contract expansions occurred despite warnings. Commerce officials said new leadership had already begun major contract-management reforms, including centralized oversight, risk assessments, clearer documentation standards, and staff training, and they said they would pursue recapture where appropriate. Committee members expressed strong concern about accountability, and the hearing ended after public testimony and committee discussion.

Transcript Highlights:

• So how do we develop that? This is our new capital system. So how do we develop that?
• that developers use.
• So, the developers we interviewed were five separate developers as part of this study.
• The developers were all private developers. Unfortunately, they asked not to share their names.
• The developers were all private developers. Unfortunately, they asked to not.

Summary: The committee first heard a presentation from WSDOT on balancing uncertainty in capital program estimates and cash flow management. WSDOT explained the differences between design-bid-build and design-build delivery, its tiered risk-assessment process by project size, and how it uses base estimates, inflation, and risk modeling to set budgets. Staff said design-bid-build estimates are generally accurate within about 1% across the program, while design-build projects carry much wider uncertainty and are better communicated as ranges; they cited a P85 budget approach and noted that large, complex projects can be affected by market competition and long procurement timelines. Members asked about the Columbia River Bridge cost growth and about value engineering, and WSDOT said it uses value engineering but has limited scope to cut costs because of project requirements and policy mandates. Troy Swing also discussed cash flow, noting that a few large projects can significantly affect biennial funding needs, and said a risk pool would not reduce overall program risk but could help manage timing if paired with appropriation and cash-flow controls. The committee then received the final presentation in the WSDOT Project Delivery and Innovative Practices study from HKA Global. The consultant said WSDOT’s estimating practices are generally robust and recommended improving transparency by presenting budget authorizations as ranges or estimate classes, better tracking estimate growth over time, and adjusting advertisement timing to avoid competing lettings. The report also discussed surety bonding, suggesting the legislature consider restoring authority for reduced bonding on select large design-build projects or using phased bonding and alternative securities. On indefinite delivery/indefinite quantity contracting, the consultant said current job order contract rules are restrictive and recommended legislative changes to make such tools more usable, especially for smaller tasks and to help use unspent funds more flexibly. The committee also heard a follow-up presentation on transit-oriented development policy recommendations tied to HB 1491. The Urban Institute’s Yona Freemark said Washington has been a national leader on TOD but that housing construction, especially in the Puget Sound, has slowed sharply since 2022. He said rising construction costs, high financing costs, and local tax and rent conditions are making many TOD projects infeasible, and recommended that the state fill infrastructure funding gaps around stations, revisit MFTE affordability requirements, consider minimum rather than average density requirements near transit, and create a statewide system to track TOD outcomes such as affordability, gentrification, and transit access. Members questioned the study’s developer interviews, the role of rent control and crime, property tax assumptions, and parking needs; the presenter said the study included five private developers, that rent control was not part of the study scope, and that parking was included in the model assumptions. Finally, the committee began a presentation on regulating emissions from ocean-going vessels at berth. Staff and consultants described California-style at-berth rules, which require shore power or equivalent emissions controls so ships can shut off diesel auxiliary engines while docked. The study is examining vessel traffic, emissions reductions, implementation costs, labor and operational needs, and possible effects on port competitiveness and cargo diversion. No votes or formal actions were taken during the meeting.

Transcript Highlights:

• Uh, I know that uh we recently, one of the developments that I mentioned on the single family development
• Um, they often utilize um through either a developer or, um, yeah, usually through a developer nonprofit
• In line with that, um, Development is occurring.
• Planning and development. So we need to encourage the developers, construction.
• In our mindset when we're planning and developing phases for housing development as a whole, then I think

Transcript Highlights:

• Development Fund. The legislature Development Fund.
• The fifth one is developing a statewide economic development strategy.
• The fifth one is developing a statewide economic development strategy.
• The fifth one is developing a statewide economic development strategy.
• development point of view. development point of view.

Keywords: 916, all

Transcript Highlights:

• The Nuclear Energy Development Authority.
• waste that's developed is stored on site where it is produced.
• It's actually, as a developer, they're great to work with.
• and SMR developers were looking exactly at those zones.
• Ontario projects, SMRs, will be developed by state-owned organizations, and they'll be developed by the

Keywords: 908, all

Transcript Highlights:

• Development Development Corporation<00:04:09.239> Wendy<00:04:09.640> gaty<00:04:10.079
• director of the AGR Business Development director of the AGR Business Development Corporation<00
• Statewide comprehensive economic develop Statewide comprehensive economic develop development<00
• that so that developers can develop and that so that developers can develop and that that<00:38:57.599
• jobs development.

Keywords: 912, senate, all

Transcript Highlights:

• Committees on Housing to develop a Committees on Housing to develop a comprehensive<00:01:55.200>
• c> a Development Corporation to develop a Development Corporation to develop a plan<00:02:48.160>
• The next measure, STR 6D1, urging the Hawaii Housing Finance and Development Corporation to develop a
• c> a Development Corporation to develop a Development Corporation to develop a plan<00:11:19.279>
• <00:12:27.040> in affordable housing development in affordable housing development in transient

Keywords: 910, house, all

Summary: The Committee on Housing heard two resolutions. STR 48 SD 1 called for a comprehensive strategy to adopt updated building codes, with testimony listed from several groups but no one appeared to testify. The committee later deferred the measure, noting it was very similar to House Concurrent Resolution 67 House Draft 1. The committee then took up STR 6D1, which urges the Hawaii Housing Finance and Development Corporation to develop a plan to produce enough housing to meet state demand. HHFDC testified that the resolution misstated the scope of low-income housing tax credit units and emphasized that the state’s housing need is much larger than previously cited, with a recent study showing about 33,000 units needed for households at or below 60% AMI statewide. HHFDC supported planning but said any plan must be realistic and account for private land constraints. A member raised concerns about rising leasehold costs and affordability for homeowners, and HHFDC responded that rental affordability can be maintained more readily than for-sale housing. The committee adopted HHFDC’s proposed amendments to STR 6D1, including deleting a clause about overbuilding, revising the shortage figures, and adding language referencing Senate Bill 26 and the affordable housing land inventory task force. The committee also amended the resolution to focus on density and timing of development for projects identified by that task force. The measure passed with amendments, and the meeting adjourned.

Transcript Highlights:

• Economic Development.
• sizes through all stages of development. sizes through all stages of development.
• Microbusiness Development programs. Microbusiness Development programs.
• development toolbox. development toolbox.
• the Economic Development report. the Economic Development report.

Keywords: 927, senate, all

Transcript Highlights:

• We develop academic achievement, character development, and social-emotional well-being of our students
• requests so the budget development requests so the budget development approach<00:18:07.000>
• deliberative process developed deliberative process developed recommendations<00:18:35.799> that
• in<01:29:53.280> hely developer continues to develop in hely developer continues to develop
• So take workforce development, for example: we say we're going to focus on workforce development.

Keywords: 910, house, all

Summary: The Committee on Finance received an informational briefing from the Department of Education on its budget request for the upcoming fiscal year. The Superintendent and staff described the department’s mission, enrollment and staffing scale, recent gains in NAEP reading and math, persistent attendance problems since the pandemic, and the need for resources to support student recovery, middle school math, and other strategic priorities. The department said its proposal is intended to be aligned with its 2023–2029 strategic plan, fiscally balanced, and reliable for schools, while also addressing inflation, workforce needs, and uncertainty in federal funding. Assistant Superintendent and CFO Brian Hallet reviewed federal grants, non-general funds, and the budget development process. He said federal funds make up about 11% of the department’s FY25 appropriation and warned that House budget proposals could threaten predictable funding for core programs. He also explained that the department began its biennial budget work in April 2024 and used an internal review group to identify possible reallocations. The department characterized its request as a “flat” budget proposal overall, with a large share devoted to continued funding for existing recurring needs, and noted challenges including a projected state funding decline, inflation, lingering pandemic impacts, recruitment and retention, and uncertainty about future federal support. A major topic was the department’s capital improvement program. DOE officials argued for a risk-based, proactive approach using lump-sum “buckets” to manage facilities and deferred maintenance across more than 21.5 million square feet at 268 sites. They said this would allow more efficient prioritization of projects and better coordination with complex area superintendents, principals, and legislators. Members asked about how legislative priorities would fit into the bucket system, county-versus-state property jurisdiction issues affecting school facilities, enrollment decline and staffing ratios, and how the department plans to adjust facilities and human resources to shifting enrollment patterns. DOE said it is studying enrollment trends, will brief the Board of Education next month, and is willing to provide further briefings to legislators. No votes or formal actions were taken during the informational briefing.

Transcript Highlights:

• To Senator Campos for the certificate on small business development day, so back to you, Mr.
• It's all intercorrelated with the small business development centers.
• Development centers and, of course, the people that are here with us today. So, Mr.
• community development.
• An act... ...relating to development districts, amending the Tax Increment for Development Act, amending

Transcript Highlights:

• Secretary called next committee From the Committee on Fiscal Responsibility and Economic Development,
• From the Committee on Fiscal Responsibility and Economic Development, Senate Bill 89 receives a favorable
• From the Committee on Fiscal Responsibility and Economic Development, Senate Bill 54 receives a favorable
• From the Committee on Fiscal Responsibility and Economic Development, Senate Bill 77 receives a favorable
• From the Committee on Fiscal Responsibility and Economic Development, Senate Bill 78 receives a favorable

Keywords: 920, all

Summary: The Alabama Senate convened with prayer and the pledge, established a quorum, excused absent senators, and adopted the previous day’s journal. The chamber then received several House Joint Resolutions: HJR 2 and HJR 3 to notify the governor that the legislature is in session and to escort the governor to the joint session, HJR 4 mourning the death of Howard Sanderford, and HJR 5 mourning the death of Samuel Allen Harper. Each was taken up by suspension of the rules and adopted without objection. Committee reports followed, with multiple Senate bills receiving favorable reports and being advanced to the calendar for the next legislative day. Reported bills included SB 20, 30, 31, and 41 from Judiciary; SB 19 from Banking and Insurance; SB 12, 28, 35, 42, 93, and 134 from County and Municipal Government; a large group of fiscal and economic development bills including SB 54, 77, 78, 89, 100-103, 113, 122, 126, 127, 128, and 136; and SB 32, 33, 55, 70, 108, 114, and 118 from Veterans and Military Affairs. Several of these reports included amendments, and all were placed on the calendar for the next legislative day. In motions and resolutions, the Senate adopted SJR 6 honoring former Representative Brian Melton Jr., SJR 7 supporting federal voting rights legislation including the John R. Lewis Voting Rights Advancement Act and the Freedom to Vote Act, SJR 8 naming the Lamar Harrison Memorial Bridge on U.S. Highway 98 in Wilmer, and SJR 9 honoring Samuel Allen Harper. The chamber then adopted SJR 10, a lengthy resolution celebrating the life of Claudette Colvin, with remarks from Senators Figures and Coleman emphasizing her civil rights legacy and the impact of her refusal to give up her bus seat at age 15. The session concluded with a motion to adjourn until 8:30 a.m. the next day.

Transcript Highlights:

• I want to emphasize that the district does not seek to hinder development.
• So essentially... ...the ponds out in front of new developments, and in new developments, we're just
• city and the time that sometimes the developers face.
• As we've developed, pockets have not been annexed.
• And so, you know, I've got to give it to the development community.

Bills: SB243, SB1586, SB1891, SB1959, SB2159, SB2568

Keywords: migrant labor housing, migrant housing, farmworker housing, migrant agricultural worker, agricultural labor, farm labor contractor, Texas Department of Housing and Community Affairs, TDHCA, civil penalty, housing code enforcement, sanitation, occupancy standards, retaliation, worker complaint, language access, Spanish-language outreach, H-2A visa, temporary agricultural workers, unlicensed housing, rural housing