Transcript Highlights:

• A lot of land grants are expressing interest in affordable housing developments.
• , cemeteries, and community economic development for their communities.
• Entities that seek to profit from development and buying water rights for that profit motive.
• , and youth education. education and development.
• On page 3, C2B is the development of land grant youth programs.

Transcript Highlights:

• There's also a possibility that a software vendor could develop a custom system for LCB.
• A software vendor could develop a custom system for LCB, or LCB could develop something in-house.
• This leads us to the first legislative auditor recommendation: DDA should develop and use performance
• In 2022, at direction from the legislature, DDA developed a plan to reduce the general caseload from
• So effective September 20203, we developed a So, effective September 2023, we developed an end-to-end

Summary: At the May 14, 2025 JLARC meeting, members approved the January 9 minutes and adopted the 2025–27 biennial work plan with a minor typo correction. Staff reviewed the new work plan studies, including a drug take-back program fee/expenditure review due in December 2025 and a state energy performance standard compliance review due in June 2027, and noted JLARC’s recent session activity, including several bills passed related to JLARC work and recommendations. The committee then heard a preliminary cannabis market study showing Washington businesses likely produced two to three times more cannabis than retailers sold in 2023. Staff and RAND said LCB’s data systems are incomplete and unreliable, limiting regulation, tax verification, and diversion tracking; they recommended that LCB submit a plan by year-end for collecting accurate data by the end of 2026. Members and LCB discussed the long timeline for a new traceability system, the causes of missing sales and weight data, overproduction, diversion, and the social equity program’s effect on producer licenses. JLARC also presented a preliminary hospital oversight report concluding that the Department of Health is late on many hospital inspections, does not verify third-party inspection standards, does not review adverse health event correction plans, and could make hospital data more accessible. The committee discussed fee funding, language access, and inspection timing, and DOH said it would work on a strategic plan and continue coordinating with JLARC. Members also heard a preliminary report on the public records survivor exemption, which found agencies are using it but need more guidance; JLARC recommended keeping the exemption and having the Attorney General provide additional training. Finally, the committee approved the DDA processes and staffing final report for distribution, which recommended performance metrics, stronger data quality controls, and workforce planning; DDA concurred. JLARC also introduced proposed study questions for a future DCYF juvenile rehabilitation review focused on safety, security, programs, staffing, education, and contraband, and the meeting adjourned after members asked about scope and facility conditions.

Transcript Highlights:

• I'm a land developer and have been for 40 years in the Dallas market.
• We roll into issues then when the landowner looks to close out, the land developer looks to close out
• This has a direct impact on homebuyers as developers when they do close out.
• The agency does not currently have the in-house technical expertise to develop this format and may need
• HB 1879 provides tax incentives to grocery stores to encourage development in underserved areas.

Bills: SB 4, SB 23, SJR 2

Keywords: redistricting, election, Texas legislature, district composition, political representation, congressional redistricting, Texas House of Representatives, U.S. House, Congressional districts, district map, district boundaries, gerrymandering, voting rights, election law, apportionment, representation, special committee, PLANC2308, redistricting plan, elections

Transcript Highlights:

• We feel that if this law is passed, where there is no back tax penalty for change of use, developers
• I'm a land developer and have been for 40 years in the Dallas market.
• We roll into issues then when the landowner looks to close out, and the land developer looks to close
• As developers close out, ultimately the homeowners are left to possibly deal with these rollback taxes
• Department of Housing and Urban Development.

Bills: HB485, HB1367, HB1370, HB1827, HB1879, HB2032, HB2133, HB2357, HB3581, HB3830, HB4060, HB4085, HB4270, HB4979, HB5217, HB5268, HB5478, HJR96, HJR97, HJR119, HJR195, HJR209, SB4, SB23, SJR2, SJR85, SB 4, SB 23, SJR 2

Keywords: healthcare, insurance, access, affordability, public health, emergency services district, sales tax, gas and electricity, residential use, tax exemption, emergency services, gas, electricity, HB 485, ESD, use tax, residential utilities, utility tax, local option tax, Texas Health and Safety Code

Transcript Highlights:

• Developers pay the fees associated with fire code permits and inspections, which ensure structures are
• Extensive development over the last year.
• The development process in areas where there's multiple codes.
• Currently developers face challenges.
• Have you been, you know, Lubbock's seeing a lot of voluntary annexations working with developers, and

Transcript Highlights:

• Developers pay the fees associated with fire code permits and inspections, which ensures structures are
• This bill has undergone extensive development over the last year, benefiting from countless hours of
• The primary purpose of this bill, House Bill 1701, is to streamline the development process in areas
• Currently, developers face challenges navigating duplicate processes when working with two different
• The development would have included free on-site pre-k for residents and how to... majority support on

Bills: HB386, HB1449, HB1701, HB2142, HB2675, HB2857, HB3063, HB3171, HB3641, HB3732, HB4045, HB4370, HB4491, HB4505, HB4626, HB5267, HB5356

Keywords: construction contracts, change orders, local government, budget limits, Texas legislation, HB 1449, mobile food vendors, food trucks, mobile food service establishments, permits, county health permit, municipal permitting, Health and Safety Code Chapter 437A, Chapter 437, inspection agreements, permit reciprocity, fee cap, preemption, large counties, population over one million

Transcript Highlights:

• Overall, I was impressed with our progress, particularly the development of our partnership with the
• These relationships should inspire us to redouble the development of networks like the Quad, AUKUS, and
• Agency for International Trade, to national development, President Trump's actions serve only to push
• to develop their own capacity, including a nuclear capacity. Senator, I'm ignorant of the policy.
• If we withdrew our support from Taiwan, would that incentivize Japan and South Korea to develop?

Keywords: Indo-Pacific Command, U.S. military strategy, China military drills, Taiwan, Philippines, North Korea, defense budget, military modernization

Summary: The meeting focused on significant strategic discussions regarding the U.S. Indo-Pacific Command and its military posture in the region. Admiral Paparo and General Brunson were commended for their services, with the Chair noting an alarming shift in the balance of power towards China. Key topics included China's aggressive military drills near Taiwan, the increasing coercion against the Philippines, and the need for the U.S. to reaffirm its commitments to its allies in the region. Concerns were raised regarding China's military modernization and its implications for U.S. forces, alongside discussions on North Korea's threats and its burgeoning nuclear capabilities. The committee emphasized the urgent need for military and defense appropriations to counteract these growing security challenges.

Transcript Highlights:

• I live in Terra Vista. which is a 20-year-old post-development HOA with about 3,500 homes in Williamson
• and in the development of the product.
• For the state of Texas and economic development.
• What I've been working with these committees on is driving economic development in Texas.
• We are developing a workforce. So this bill here.

Bills: HB186, HB517, HB 1093, HB 1268, HB1395, HB186

Keywords: social media, children, account verification, data privacy, parental control, property owners' association, residential watering restrictions, vegetation, fine limitations, drought, technology, innovation, economic development, grants, Texas Economic Development, business funding, HB 1395, private passenger vehicle rental, car rental, vehicle rental

Transcript Highlights:

• Kennedy in 1961, the United States Agency for International Development USAID has had as its mission
• A strategic position allow us to enjoy some detachment from problems in the developing world and thus
• Agency for International Development, Paul Martin, has submitted a report.
• drive economic developments, including cheap energy, infrastructure, manufacturing.
• The ways that all poor countries rise out of poverty and develop.

Keywords: fiscal responsibility, government waste, foreign aid, funding resolution, legislative oversight

Summary: The committee meeting addressed government spending and foreign aid, with a particular emphasis on perceived wasteful expenditures. A significant portion of the meeting was dedicated to discussing a funding resolution for the committee, which received unanimous support from the members present. The chair noted a quorum at the beginning of the meeting, signaling that the committee was ready to conduct its business. Discussions highlighted ongoing debates concerning fiscal responsibility and the necessity of legislative oversight, notably regarding foreign aid allocations and their implications for domestic fiscal health.

Transcript Highlights:

• Item C is the net of new federal BEAD funding for broadband development of 1.67 billion, offset by a
• One authorizes the carry forward of unexpended balances appropriated to the Broadband Development Office
• It has to do with the local development agreement database. I'd have to ask. I'm not sure.
• Which is about the local development agreement database.
• [Senate Bill 1340](link from function call), which is about the local development agreement database.

Bills: SB 1, SB1

Keywords: campground safety, youth camp regulations, flood safety, emergency evacuation, health and safety standards, appropriations, budget, state funding, education, healthcare, infrastructure, 1185, senate, all

Transcript Highlights:

• All of this will further catalyze economic development in our cities and towns.
• One of our great successes of the past five years has been the development of a thriving local restaurant
• Whenever someone has inquired about developing a restaurant here in Cohasset or another venue like a
• There is currently a major development on our harbor, which includes plans for a high-end restaurant
• Our members are proud to build careers and invest in workforce development right here in Massachusetts

Keywords: 995, all

Summary: The Joint Committee on Consumer Protection and Professional Licensure held a public hearing on a wide range of alcohol, liquor licensing, and hemp-derived beverage bills. Early in the hearing, there was a procedural dispute when Senator Jacob Oliveira attempted to testify virtually on S. 279; the House chairs declined to recognize virtual testimony from a committee member, and Senator Pavel Payano instead read prepared remarks supporting the bill to return liquor license authority to municipalities. The committee then heard testimony on H. 437/S. 279 from the Massachusetts Municipal Association and Cohasset Town Manager Christopher Senior, both of whom argued that local control would streamline licensing, better match modern community needs, and support downtown economic development. A Lexington business owner also supported local licensing flexibility for a paint-and-sip business seeking a beer and wine license. The committee also heard extensive testimony on hemp-derived beverage regulation, including H. 357 and S. 222. Supporters from the Commonwealth Beverage Coalition and Theory Wellness said the products are already widely available in unregulated settings, including gas stations and smoke shops, and argued for a regulated framework with age limits, testing, labeling, and local public health funding. The Massachusetts Brewers Guild supported regulation of low-dose hemp beverages but asked that breweries be allowed to participate using their existing retail and distribution rights. The Guild also supported H. 478, which would allow limited self-distribution by pub breweries, saying it would reduce inefficiency and help small breweries grow. Several bills modernizing alcohol licensing laws were also discussed. Representative Ruel supported H. 477, describing it as a cleanup measure that would remove the contiguous-premises requirement, add a character standard for applicants, and extend public notice periods. Representative Sangiolo testified in support of H. 3893, a local liquor-license bill tied to economic development and new businesses in Lexington, including a movie theater, coffee shop, and paint studio. Fable Brewing Company also supported the local license bill, saying the licenses are needed before they can finalize leases and open. The committee then heard opposition from the Massachusetts Package Stores Association and several retailers, who warned that the retail tier is under pressure from oversaturation, declining revenues, and expanded competition, and opposed a long list of bills they said would further weaken existing stores or the three-tier system. At the end of the hearing, Representative McKenna testified in support of H. 437 and S. 279, emphasizing municipal autonomy and the importance of on-premises licenses for restaurants and other economic-development projects. The chairs noted that additional written testimony could still be submitted on bills that did not receive in-person testimony. The hearing concluded with a motion by Representative Sangiolo, seconded by Representative LeBoeuf, to close the hearing, which passed by voice vote.

Transcript Highlights:

• according to how that agency develops those.
• From there, we were able to provide professional development for teachers.
• We also have developed our AI framework.
• We've got our AI competencies for both students and teachers that we developed.
• But as you can tell, we've got lots of different fronts developing at the same time.

Summary: The committee met on May 19, 2026, with a quorum present and first heard a presentation from Superintendent Cade Brumley on Louisiana’s recent education scorecard, which showed the state ranked first nationally in reading growth, second in math growth, and first overall in academic growth from 2022 to 2026. Members praised teachers and the department for the results. The committee then deferred SB 507 at the author’s request. The committee reported several bills favorably. SB 484 by Sen. Abraham, as amended, transfers selected duties from the Board of Regents to university management boards and Louisiana Works, adjusts authority over certain higher-education initiatives, creates a study of LUMCON’s placement, and adds financial reporting and early-warning requirements for universities. SB 157 by Sen. Jenkins, as amended, creates six weeks of paid parental leave for eligible public K-12 employees for birth, adoption, or fostering, with a reimbursement fund subject to appropriation; testimony emphasized family support, recruitment and retention, and health benefits. SB 83 by Sen. Edmonds, as amended, requires human trafficking prevention and victim-identification training in schools and updates coordination and service language; the amendment made implementation subject to appropriation and clarified the governor’s office role. The committee also reported SB 450 by Sen. Edmonds, as amended, requiring mandatory reporting of school threats and physical security assessments, with student witnesses and members stressing school safety and the need for funding and practical security measures. SB 132 by Sen. Klein-Peter, as amended, requires exterior master key boxes and updated school mapping data for emergency response, with an amendment exempting districts already using such boxes. Finally, Rep. Carver presented HR 251 on recess for K-3 students, citing Oklahoma’s expanded recess law and research on physical activity and learning, but said he would keep the resolution parked for further discussion rather than seek a vote.

Transcript Highlights:

• development.
• You know, we're not trying to, like, develop commercial property.
• You know, so it's, um, Really do commercial development within that time period.
• It would not allow for any new commercial development or cluster residential development along it as
• development along a designated scenic river during the time period.

Keywords: 965, house, all

Summary: The committee took up a series of natural resources, wildlife, environmental, and infrastructure measures. HCR 79 by Chairman Butler, which memorializes Congress and the U.S. Forest Service to allow dog hunting in Kisatchie National Forest, drew testimony in support from hunters and a former NRCS official describing it as a rural Louisiana tradition, and opposition from the Louisiana Wildlife Federation, which said it supported hunting with dogs generally but opposed the deer/hog hunting portions while favoring the recovery-of-wounded-deer component. The committee reported HCR 79 favorable. It also reported favorable on SB 419, allowing pre-charged pneumatic devices for deer during primitive firearms season, and on SCR 29, creating a study committee on Atchafalaya Basin water quality and sediment impacts, and SB 111, setting black bass and crappie bag and size limits in the basin, with Wildlife and Fisheries saying it would monitor the effects through sampling and creel data. Several resolutions and bills focused on environmental management and state property. SB 174 authorized transfer of certain state property in Caddo Parish from Louisiana Tech University to the Caddo Parish School Board and was reported favorable. SB 189, a preemptive ban on intentional release or dispersion of fuels or chemicals to affect temperatures, was also reported favorable after discussion of geoengineering-related additives. SB 99, which updates DEQ communications to allow optional electronic notices for permits and public notifications, was supported by DEQ and reported favorable. HCR 104, from Rep. Coates, asked the Department of Conservation and Energy and the Louisiana Geological Survey to study and recommend improvements to subsurface data collection and access; testimony described efforts to modernize core and well-log records and build a statewide 3D subsurface model, and the resolution was reported favorable. The committee also considered river, boating, and wildlife-related measures. SB 331 would temporarily remove portions of the Louisiana Scenic Rivers Act for five years to allow work on the lower Pearl River, including dredging and channel realignment, while prohibiting commercial development and reservoir construction; environmental groups opposed it as a bad precedent and urged a shorter sunset, but the bill was reported favorable. HCR 54 urged a federal study of flooded corn and migratory waterfowl behavior and was reported favorable after support from the Flyway Federation and Louisiana Wildlife Federation. HCR 94 would require annual Wildlife and Fisheries reports on boating safety data, and HCR 87 expressed support for a U.S. senator’s correspondence on migratory flyways; both were reported favorable. SB 505, dealing with the Motor Fuels Underground Storage Tank Trust Dedicated Fund, was reported favorable after testimony that it would expand grant capacity, create a two-cycle application process, and address LLC-related issues. The committee also advanced several measures on public policy and cleanup issues. HCR 85 created a task force on illegal dumping; after amendments added Keep Louisiana Beautiful and the Louisiana Police Jury Association, members discussed statewide tire dumping problems, DEQ staffing, and cleanup funding, and the resolution was reported favorable as amended. HR 216, as substituted, was changed from a repudiation of the Louisiana Climate Action Plan to a resolution authorizing the committee to hold a hearing and receive input from agencies and stakeholders on the plan; after reconsideration and adoption of the substitute amendment, it was reported favorable. One item, SB 243, was voluntarily deferred.

Transcript Highlights:

• development.
• You know, we're not trying to, like, develop commercial property.
• You know, so it's, um, Really do commercial development within that time period.
• It would not allow for any new commercial development or cluster residential development along it as
• development along a designated scenic river during the time period.

Summary: The House Natural Resources Committee met with a quorum and took up a series of hunting, wildlife, environmental, and property measures. It reported favorably HCR 79, which urges Congress and the U.S. Forest Service to allow deer hunting with dogs in Kisatchie National Forest, after testimony emphasizing the cultural importance of dog hunting and opposition from the Louisiana Wildlife Federation, which supported only the wounded-deer recovery component. The committee also reported favorably SB 419 on using pre-charged pneumatic devices during primitive firearms season, SCR 29 creating a study committee on Atchafalaya Basin water quality, and SB 111 setting black bass and crappie bag and size limits in the basin, with the Department of Wildlife and Fisheries saying it would continue sampling and monitor impacts. Members then approved SB 174 transferring state property in Caddo Parish from Louisiana Tech University to the Caddo Parish School Board, SB 189 prohibiting intentional release of fuels or chemicals for temperature-affecting purposes, and SB 99 modernizing DEQ communications to allow optional electronic notices. They also reported favorably HCR 54 requesting a federal study of flooded corn and migratory waterfowl behavior, and HCR 94 requiring annual boating safety reports from Wildlife and Fisheries; witnesses supported the reporting idea and suggested adding a 10-year average for context. The committee next approved HCR 104, which asks the Department of Conservation and Energy and the Louisiana Geological Survey to study collection and access to subsurface data, with LSU’s Greg Upton describing ongoing modernization of core samples, well logs, and 3D subsurface mapping. It also passed SB 331, which temporarily removes a section of the Louisiana Scenic Rivers Act for five years to allow work on the lower Pearl River; conservation groups opposed the bill, warning about precedent, flooding, erosion, and habitat impacts, while the author said the measure was narrowly tailored to address severe silting and channel problems. Finally, the committee created a task force on illegal dumping in HCR 85 after amending its membership, adopted a substitute for HR 216 to authorize a committee hearing on the 2022 Louisiana Climate Action Plan, and reported favorably HCR 87 supporting a U.S. senator’s migratory flyway correspondence and SB 505 revising the Motor Fuels Underground Storage Tank Trust Fund grant process and related tank requirements.

Transcript Highlights:

• We do have a resource witness from the office of the governor's Office of Economic Development.
• There is a resource witness from the office of the Governor, Economic Development, Tourism office if
• There is a, a representative from the office, uh, of the Governor, Economic Development, tourism office
• I'm here today, uh, representing Visit Lubbock, Market Lubbock, and the Lubbock Economic Development.
• From a tourism and economic development perspective, this bill's positive impact cannot be overstated

Transcript Highlights:

• Project efficiency helps prevent delays in transportation infrastructure development.
• It directs DBPR to engage with the Florida Building Commission to develop a standardized SIRS.
• It directs DBPR to engage with the Florida Building Commission to develop a standardized SERS.
• It also directs the University of Florida to develop associations over whom DBPR is oversight.
• disclosure to 15 days. and extends the rescission period for non-developer disclosure to 15 days.

Summary: The Committee on Regulated Industries met with a quorum and took up several bills, beginning with CS for SB 592, the My Safe Florida Condominium Pilot Program. The bill was explained as revising condominium eligibility and grant rules, lowering the approval threshold to 75%, changing roof project rules, capping reimbursement at $175,000 per association, and excluding detached units. Two amendments were adopted, including one clarifying the three-story threshold and another adding wind-driven rain mitigation devices for sliding glass doors as an eligible improvement. A late-filed amendment to appropriate $500 million for the program was adopted on a roll call vote, but the bill itself was then reported favorably. Testimony generally supported the program, with members noting strong demand and the need for more funding, though one amendment drew concern from a window manufacturer and some members about product approval and fairness. The committee then approved CS for SB 622 on pari-mutuel permit holders, which would allow certain facilities to be leased to Hialeah permit holders and other same-class permit holders, with an amendment making the lessee eligible to apply for, rather than automatically receive, a license for inter-track wagering or Hialeah games. CS for SB 1404 on illegal gambling was also reported favorably after amendments added a declaratory judgment process for veterans organizations, strengthened ethics/revolving-door restrictions for Gaming Commission personnel, and then withdrew a late amendment concerning a Miami casino property. Prosecutors and the Gaming Control Commission supported the bill as a tool to target criminal gambling operations, while amusement machine operators and veterans groups raised concerns about overbreadth and uncertainty for lawful operators. SB 604 on residential swimming pool requirements was temporarily postponed after questions about how the new sale/transfer disclosure and safety-feature requirement would work in practice, especially for cash transactions and whether home inspectors would be involved. SB 1682, adding 911 dispatchers to the definition of first responder, was reported favorably with support from dispatchers and members who emphasized the trauma and public safety role of telecommunicators. SB 818 on utility relocation and SB 1228 on spring restoration were both reported favorably, with counties opposing the utility bill as a cost shift to taxpayers and the spring bill drawing support from JEA. The committee also approved CS for SB 948 on flood disclosures for tenants and condo buyers, and CS for SB 1742, a major condominium and cooperative association reform bill that would adjust reserve funding rules, allow temporary reserve pauses after milestone inspections, require substitute budgets over a certain threshold, permit lines of credit in lieu of reserves through 2028, expand disclosure and data reporting, and add conflict-of-interest and governance changes. The condo bill drew extensive discussion and testimony, with supporters praising the flexibility and transparency provisions and some owners urging additional relief for inland, lower-rise buildings; it was ultimately reported favorably.

Transcript Highlights:

• Currently I serve as the CEO of the Development Group, which is an organization focused on community
• I believe that my diverse experience in healthcare business, public policy and economic development will
• Palm Beach in its Palm Beach Gardens campus is developed a partnership with tomorrow.
• And so our students get a great opportunity to develop skills and construction in the trades immediately
• Prior to this, I was the economic development director for the wonderful city of Kissimmee for 13 years

Keywords: 999, senate, all

Transcript Highlights:

• , making California more attractive to military. while supporting economic growth and workforce development
• So I think when we were developing the budget, it really, it really is a complicated issue to try to
• California, which the administration views as encouraging economic development in the state.
• The requested resource will partner with CDSS to analyze, design, and develop the interface.
• It's something that happens as an adult, as opposed to like development disability like mine.

Keywords: 988, house, all

Transcript Highlights:

• with the hope that we can really then pivot to becoming leaders in the responsible and ethical development
• Right now, we know that this is being developed in secret in most cases and for profit.
• in secret in this is being developed in secret in most<00:12:26.959> cases<00:12:28.160> um
• <00:12:45.839> So,<00:12:46.079> thank economic development piece.
• So, thank economic development piece. So, thank you. you. you.

Keywords: 919, house, all

Summary: The committee held an informational discussion on three proposed bills authored by Representative Gottfried addressing artificial intelligence in the workplace. Gottfried said the bills are intended to create labor protections around AI use, focusing on mitigating harms to workers while preserving innovation. House File 4369 would require notice before implementing technology that could displace jobs and provide a transition period for retraining, reskilling, or upskilling. The other two bills would regulate electronic monitoring systems and automated decision systems by requiring pre- and post-use notice when used for substantive employment decisions, giving workers access to data and a right to appeal decisions based on inaccurate or erroneous data, and setting prohibited and permitted uses. Melissa Heising of the Minnesota AFL-CIO supported the overall approach and said the bills are an important step toward common-sense workplace AI regulation. She praised the notice, appeal, and anti-discrimination protections, but urged stronger provisions, including mandatory impact assessments, independent third-party review, regular updates, a cease-use requirement if discriminatory outcomes are found, and anti-retaliation protections for workers who raise concerns or refuse to follow harmful automated outputs. Committee members from both parties generally agreed that AI policy should balance worker protections, business competitiveness, and innovation, and several said the issue is urgent because the technology is advancing quickly. No vote was taken. Chair and members emphasized that the hearing was informational and that the bills were not formally before the committee for action. Several members expressed interest in continued discussion, and Representative Schultz said he had an interest in working with Representative Gottfried on the issue.

Transcript Highlights:

• The Committee on Trade, Workforce, and Economic Development will now come to order.
• Enacting this bill will help attract blockchain developers, nonprofit innovators, and online communities
• You can get more developers involved. It's the group voting on that store of value...
• Hello, honorable members of the Workforce and Economic Development Committee.
• The Committee on Economic Development is now adjourned.

Bills: HB2226, HB2269, HB2343, HB2760, HB3621, HB4079, HB4204, HB4518, HB4531, HB4555, HB4850, HB4876, HB4903, HB4996, HB5122

Keywords: construction trust funds, Property Code, Chapter 162, construction payments, mechanics lien, contractors, subcontractors, laborers, material suppliers, materialmen, real property improvement, assignment of payment rights, unpaid trust funds, trust fund beneficiaries, construction industry, payment protection, Texas construction law, property owners association, landscaping, grass maintenance