Transcript Highlights:

• For a condominium or a planned community with 50 units or more, a COA or HOA must electronically transmit
• For a condominium or a planned community with 50 units or more, a COA or HAA must electronically transmit
• , any I don't know. lien or judgment lien on the unit or property due, and specifically for a condominium
• Payroll deduction is an automated zero-cost tool used for everything from insurance to charities.
• Insurers are starting to drop their cancer support because it's so costly for firemen, so we have to

Bills: HB2015 , HB2060 , HB2062 , HB2100 , HB2118 , HB2165 , HB2258 , HB2327 , HB2397 , HB2445 , HB2460 , HB2641 , HB2745 , HB2876 , HB2917 , HB4011 , HB4049 , HB4056 , HB4087 , HCR2013 , HCR2016 , HCR2040 , HCR2044 , HCR2048 , HCR2056

Committee: Senate Government

Keywords: budget procedures, late filing penalty, accounting standards, financial reporting, state appropriations, abortion, educational institutions, health education, state aid, public schools, Buffalo Soldiers, monument, commemoration, Arizona, public funding, Wesley Bolin Plaza, military history, historical memorial, small land subdivision, land use

Bills: SB3038 , SB3045 , SB3065 , SB3069 , SB3071 , HB2025 , HB2149 , HB3370 , HB4205 , HB4506 , HB5424 , HB5652 , HB24 , HB3687 , HB24

Committee: Senate Local Government

Keywords: Fort Bend County, Municipal Utility District, MUD, special district, Rosenberg, Texas Commission on Environmental Quality, TCEQ, ad valorem tax, bond issuance, assessments, fees, taxes, eminent domain, road district, storm drainage, infrastructure financing, development agreement, municipal consent, temporary directors, public utility district

Bills: HB24 , SB3038 , SB3045 , SB3065 , SB3069 , SB3071 , HB2025 , HB2149 , HB3370 , HB4205 , HB4506 , HB5424 , HB5652 , HB24 , HB3687

Committee: Senate Local Government

Keywords: groundwater, conservation, water permits, sustainability, resource management, Fort Bend County, Municipal Utility District, MUD, special district, Rosenberg, Texas Commission on Environmental Quality, TCEQ, ad valorem tax, bond issuance, assessments, fees, taxes, eminent domain, road district, storm drainage

Transcript Highlights:

• education, local government, banking and finance, economic development, utilities, real estate, insurance
• Energyitte will meet in Room 230, 20 minutes after business and insurance gets a cor.
• Business and insurance will meet in room 535 immediately following this session.

Bills: SB2102 , SB1940 , SB1625 , SB1442 , SB1623 , SB1242 , SB1949 , SB1592 , SB1913 , SB592 , SB992 , SB1241 , SB259 , SB1928 , SB1426 , SB1531 , SB1561 , SB1122

Keywords: credit card fees, merchant discounts, payment card network, interchange fees, transparency in fees, Oklahoma law, payment card, rebate, merchant, tax compliance, health insurance, mandate, impact analysis, insurance department, public health, access to healthcare, SB1442, alcoholic beverage control, ABLE Commission, liquor license fees

Transcript Highlights:

• education, local government, banking and finance, economic development, utilities, real estate, insurance
• , restoration services, development, utilities, real estate, insurance, restoration services, manufacturing
• Energy Committee will meet in Room 2.30, 20 minutes after Business and Insurance gets a quorum.
• Business and Insurance will meet in Room 535 immediately following this session.

Bills: SB2102 , SB1940 , SB1625 , SB1442 , SB1623 , SB1242 , SB1949 , SB1592 , SB1913 , SB592 , SB992 , SB1241 , SB259 , SB1928 , SB1426 , SB1531 , SB1561 , SB1122

Keywords: credit card fees, merchant discounts, payment card network, interchange fees, transparency in fees, Oklahoma law, payment card, rebate, merchant, tax compliance, health insurance, mandate, impact analysis, insurance department, public health, access to healthcare, SB1442, alcoholic beverage control, ABLE Commission, liquor license fees

Summary: The Senate convened with prayer, roll call, and several floor and gallery introductions recognizing the Doctor of the Day, Nurse of the Day, Mid-America Christian University, the Oklahoma Truckers Association, Leadership Wagoner County, the Broken Arrow Chamber, and an intern. The chamber then took up several bills in general order. Senate Bill 1426, requested by the Department of Human Services, would limit referrals to district attorneys to substantiated findings of abuse of vulnerable adults; it passed unanimously, 44-0. Senate Bill 1531 was presented as a placeholder vehicle for possible future FAA action on drones and unmanned aircraft, with questions focused on why the bill was being kept open and what language might later be added. It passed 33-12. Senate Bill 1561 would allow EMTs to be subject to progressive discipline for drug or other violations instead of automatic license revocation; it passed 46-0. The most extensive debate centered on Senate Bill 1122, which lowers the ad valorem assessment rate for broadband providers from 22.85% to 15% and was described by supporters as a way to create parity, encourage broadband expansion, and keep providers investing in rural Oklahoma. Opponents argued it would give a tax break to large legacy broadband companies, reduce county revenue by an estimated $20 million, and do little for homeowners, farmers, or other taxpayers facing property tax pressure. After extended questioning and debate, the bill passed 28-19. The Senate also laid over SB 1555, heard announcements, and adjourned until Monday, March 9 at 1:30 p.m.

Transcript Highlights:

• is, defines a business doing insurance.
• I don't think it truly defines who should qualify as an insurer or an insurance business.
• , and property and casualty insurance.
• So if you're paying insurance premium, you don't pay B&O.
• The person who paid insurance premium tax can claim this exemption.

Bills: HB2720 , HB2073 , HB2487 , SB5816 , SB5919 , SB5831 , SB6137 , SB6244 , SB6044 , SB6132 , SB5109 , SB5877 , SB6258

Keywords: behavioral health, emergency services, health insurance, provider access, mental health funding, premium assistance, funding, healthcare, subsidies, insurance tax, state regulation, insurers, taxation, budget impact, juice grapes, agriculture, commerce, market access, fire safety, insurance incentives

Summary: The House took up and passed Second Substitute Senate Bill 5292, which modifies the paid family and medical leave program. Supporters said the bill uses an actuarial model to set rates and maintains a four-month reserve to improve program stability. It passed final passage 95-1. The House then considered Substitute Senate Bill 5841, dealing with completion of course and financial aid-related requirements. An amendment was adopted to add a financial aid calculator and require outreach to students who indicate they have completed a financial aid form, with supporters saying it would help students understand aid eligibility and access college opportunities. The bill then passed as amended, 92-4. The most extensive debate was on Engrossed Second Substitute Senate Bill 5981, concerning the 340B drug pricing program and contract pharmacy relationships. Members offered many amendments seeking to limit the bill’s scope, add transparency, or direct 340B savings toward patient care, low-income patients, rural areas, or charity care; most were rejected. Supporters argued the bill would help safety-net providers, hospitals, and FQHCs, while opponents warned it would mainly benefit large hospital systems, create administrative burdens, and likely face litigation. After the House adopted the committee amendment and rejected the floor amendments, the bill passed 67-30. The transcript then moved on to other business, including Senate messages and the start of debate on House Bill 2487 on taxes, with one technical amendment to clarify taxpayer definitions.

Bills: HB3043 , HB3044 , HB3078 , HB3940 , HB4117 , HB3428 , HB4275 , HB3257 , HB3901 , HB4298

Committee: House Health and Human Services Oversight

Keywords: HB3043, Oklahoma Department of Veterans Affairs, ODVA, seasonal employees, project labor, pro rata jobs, unclassified service, state personnel law, state employee benefits, paid leave, paid holidays, retirement benefits, health insurance, dental insurance, life insurance, temporary workers, veterans affairs, Title 72, Oklahoma Personnel Act, budget reporting

Bills: HB3043 , HB3044 , HB3078 , HB3940 , HB4117 , HB3428 , HB4275 , HB3257 , HB3901 , HB4298

Committee: House Health and Human Services Oversight

Keywords: HB3043, Oklahoma Department of Veterans Affairs, ODVA, seasonal employees, project labor, pro rata jobs, unclassified service, state personnel law, state employee benefits, paid leave, paid holidays, retirement benefits, health insurance, dental insurance, life insurance, temporary workers, veterans affairs, Title 72, Oklahoma Personnel Act, budget reporting

Summary: The Health and Human Services Oversight Committee opened with prayer and then heard a series of bills, most of them request bills from state agencies or related to veterans and military matters. House Bill 3043 would let the Oklahoma Dental Board Association hire temporary or PRN workers during peak periods; it passed 11-1. House Bill 3044 would continue an existing tax-return checkoff for donations and passed 12-0. House Bill 3078 would create an online donation option for the Oklahoma Department of Veterans Affairs during license and tax transactions and passed 12-0. House Bill 3940 made a number of cleanup and policy changes to a prior Oklahoma National Guard measure, including retention, benefits, discipline, museum operations, and state active duty pay issues; it passed 11-0. House Bill 4117 would define family resource centers in statute and emphasize faith-based partnerships, workforce development, and braided funding; it passed 12-0. The committee also advanced House Bill 3428, which would require certain businesses to post information about veterans’ benefits in a conspicuous place to help more eligible veterans enroll in benefits; members discussed raising the employee threshold from 50 to 100, but no amendment was adopted during the meeting, and the bill passed 10-2. House Bill 4275 would allow counties and cities to employ case managers and peer support specialists while maintaining certification, to support sheriffs and first responders, and it passed 12-0. House Bill 3257 would treat 100% disabilities caused by VA medical malpractice as service-connected for state benefit purposes, aligning state law with federal treatment, and it passed 12-0. Two public health bills also advanced. House Bill 3901 would authorize psychological autopsies in suicide and overdose cases to better understand causes and improve prevention; members discussed whether the process should include notifying prescribing physicians when patients die from opioid overdoses, and the bill passed 12-0. House Bill 4298 would allow DHS child care rule changes to be distributed by mail and electronically, reflecting current practice, and it passed 12-0. The committee adjourned after reporting all measures do pass.

Bills: HB 1106 , HB 3284 , HB 541 , HB 713 , HB 1403 , HB 1586 , HB 1942 , HB 2070 , HB 2844 , HB 2851 , HB 3151 , HB 3749 , HB 3940 , HB 3963 , HB 4454 , HB 4466 , HB 4795 , HB 5154 , HB 5394 , SB 1357 , HB 1052 , HB 4099 , HB 4638 , HB 5147

Committee: Senate Health & Human Services

Keywords: child abuse, neglect, gender identity, sexual orientation, child welfare, marriage, family, Texas Commission, family welfare, marriage support, stability, premarital education, child development, strong families, direct patient care, healthcare, physicians, medical services, insurance regulation, maternal health

Bills: HB 1106 , HB 3284 , HB 541 , HB 713 , HB 1403 , HB 1586 , HB 1942 , HB 2070 , HB 2844 , HB 2851 , HB 3151 , HB 3749 , HB 3940 , HB 3963 , HB 4454 , HB 4466 , HB 4795 , HB 5154 , HB 5394 , SB 1357 , HB 1052 , HB 4099 , HB 4638 , HB 5147

Committee: Senate Health & Human Services

Keywords: child abuse, neglect, gender identity, sexual orientation, child welfare, marriage, family, Texas Commission, family welfare, marriage support, stability, premarital education, child development, strong families, direct patient care, healthcare, physicians, medical services, insurance regulation, maternal health

Bills: SB227 , SB1942 , SB1627 , SB625 , SJR39 , SJR47

Committee: House Rules

Keywords: gross production tax, ad valorem tax, property exemption, Oklahoma Tax Commission, oil and gas production, regulatory impact, economic implications, dental insurance, health care, medical necessity, insurance claims, dentist rights, criminal code cleanup, duplicate statutes, statutory consolidation, repealer bill, emergency clause, Title 21 crimes, Title 47 DUI, child abuse reporting

Summary: The committee heard several measures, led by SJR 39, a proposed constitutional amendment to send to voters that would cap annual homestead property tax valuation growth at 1% and all other property at 3%. The speaker argued it would not cut taxes but slow growth for taxpayers facing rising assessments, while opponents questioned the effect on county revenues, sheriff funding, and whether growth below inflation would strain local governments. After debate, the committee voted 10-2 to report the resolution due pass. The committee also heard HJR 47, which would place proof-of-identity requirements for voting in the Constitution. Supporters said it would strengthen election integrity and noted existing law already requires proof of identity, while opponents raised concerns about impacts on voters with disabilities and the difficulty of changing constitutional language if problems arise. The measure was reported due pass on an 11-1 vote. Senate Bill 227, described as supporting fair taxation and investment without duplicative tax, and SB 1942, clarifying the distinction between reimbursable and reimbursed dental services to protect providers and patients, both passed the committee on near-unanimous votes. The committee then advanced SB 1627, a 116-page sentence-modernization and consolidation bill that was described as a cleanup measure with no substantive change to existing law, and it was reported due pass unanimously. Finally, SB 625 was presented as temporary cleanup language related to domestic violence legislation and judicial requests, with the sponsor noting the bill would be replaced by a floor substitute later; the committee approved it due pass 10-0. The meeting ended with the chair noting the committee was dismissed and likely to meet again under the rules committee schedule.

Bills: HB2720 , HB2073 , SB5816 , SB5919 , SB5831 , SB6244 , SB6044 , SB5109 , SB5877 , SB6258

Keywords: behavioral health, emergency services, health insurance, provider access, mental health funding, premium assistance, funding, healthcare, subsidies, juice grapes, agriculture, commerce, state regulation, market access, fire safety, insurance incentives, best practices, community protection, voluntary measures, mortgage modification

Bills: HB2720 , HB2073 , SB5816 , SB5919 , SB5831 , SB6244 , SB6044 , SB5109 , SB5877 , SB6258

Keywords: behavioral health, emergency services, health insurance, provider access, mental health funding, premium assistance, funding, healthcare, subsidies, juice grapes, agriculture, commerce, state regulation, market access, fire safety, insurance incentives, best practices, community protection, voluntary measures, mortgage modification

Bills: HB2720 , HB2073 , SB5816 , SB5919 , SB5831 , SB6244 , SB6044 , SB5109 , SB5877 , SB6258

Keywords: behavioral health, emergency services, health insurance, provider access, mental health funding, premium assistance, funding, healthcare, subsidies, juice grapes, agriculture, commerce, state regulation, market access, fire safety, insurance incentives, best practices, community protection, voluntary measures, mortgage modification

Transcript Highlights:

• Right now, all of this money is being used for salaries, for MSOC, and for insurance.
• The insurance premiums are going through the roof.
• The insurance costs that our schools must deal with right now are absolutely explosive.
• , which is something that everybody in our state needs or should have, and having that insurance in every
• purchase health care or not have health care, but when they go for health care and get a health insurance

Bills: HB2720 , HB2073 , SB5816 , SB5919 , SB5831 , SB6244 , SB6044 , SB5109 , SB5877 , SB6258

Keywords: behavioral health, emergency services, health insurance, provider access, mental health funding, premium assistance, funding, healthcare, subsidies, juice grapes, agriculture, commerce, state regulation, market access, fire safety, insurance incentives, best practices, community protection, voluntary measures, mortgage modification

Summary: The House first took up Substitute Senate Bill 6225, a transportation bond measure. Supporters said it was needed to fund preservation and maintenance of Washington’s transportation system, including road upkeep and emergency repairs, while opponents argued the state had already addressed current needs through a recent unanimous budget and existing bond authority. The bill passed final passage 59-38, meeting the required three-fifths vote. The House then considered Gross Substitute Senate Bill 6260, an education budget-related bill with many floor amendments focused on transition to kindergarten, alternative learning experience (ALE) funding, local effort assistance (LEA), educational service district reserves, superintendent pay, MSOC funding, and collective bargaining limits. Most proposed amendments were rejected, though Amendment 2654 on TK priorities was adopted. After the committee amendment as amended was adopted, the bill advanced to third reading and then passed 50-47. Supporters described it as a necessary budget reduction and risk-management measure; opponents argued it cut K-12 funding too deeply, especially in rural and property-poor districts, and would worsen inequities and invite litigation. The House also concurred in Senate amendments and passed several other bills. House Bill 1796, about school construction financing and capital levy use, passed 95-2. Second Substitute House Bill 2105, dealing with immigrant worker protections, passed 58-38. Engrossed House Bill 2211, on food sourcing for a health-related program, passed unanimously. Engrossed Substitute House Bill 2225, regulating companion chatbots and child safety, passed 74-21. Engrossed Substitute House Bill 2247, related to animal care, passed unanimously. Engrossed Second Substitute House Bill 2418, streamlining permitting timelines to support housing affordability, also passed unanimously. The House then moved on to additional Senate-concurred bills, beginning with Second Substitute House Bill 1906.

Bills: HB2720 , HB2073 , SB5816 , SB5919 , SB5831 , SB6244 , SB6044 , SB5109 , SB5877 , SB6258

Keywords: behavioral health, emergency services, health insurance, provider access, mental health funding, premium assistance, funding, healthcare, subsidies, juice grapes, agriculture, commerce, state regulation, market access, fire safety, insurance incentives, best practices, community protection, voluntary measures, mortgage modification

Summary: The House began by signing several bills and receiving messages from the Senate that multiple House bills had passed there or that Senate bills had been signed. It then took up third reading and concurrence on a series of bills, often with sponsors explaining that Senate amendments were technical, clarifying, or improved the bills, while opponents argued some amendments broadened exemptions, weakened election protections, or created tax increases and other unintended consequences. Among the most debated measures were bills related to election administration and voting rights, utility and energy programs, local government finance, tourism promotion, and public safety. House Bill 2215 failed to concur in Senate amendments after concerns that an exemption was too broad. House Bill 1710, dealing with voting rights/election procedures, passed 57-39 after a roll call vote despite objections that it could complicate elections and reduce local control. House Bill 1750 and House Bill 1916 also passed after roll calls, with supporters describing them as technical or protective of election integrity and opponents warning about voter dilution, local authority, and access issues. Other bills passed with varying levels of support: House Bill 1903 on utility assistance passed 70-26 after supporters said it would help small counties and make the program voluntary and state-funded; House Bill 2532 on nitrous oxide sales passed unanimously as a public health and youth safety measure; House Bill 1974 on housing/conservation-related policy passed 59-37 amid debate over nonprofit advantages and county revenue impacts; House Bill 2296 passed 95-1 after supporters said it would help renters and utilities with energy efficiency; House Bill 2325 passed 91-5 with added transparency for tourism oversight; House Bill 2442 passed 51-45 despite sharp disagreement over property tax and levy implications; and House Bill 2594 passed 95-1 as the state version of McKinney-Vento protections for unhoused students. The House also transmitted or received several bills and ended the session briefly at ease.

Bills: HB2720 , HB2073 , SB5816 , SB5919 , SB5831 , SB6244 , SB6044 , SB5109 , SB5877 , SB6258

Keywords: behavioral health, emergency services, health insurance, provider access, mental health funding, premium assistance, funding, healthcare, subsidies, juice grapes, agriculture, commerce, state regulation, market access, fire safety, insurance incentives, best practices, community protection, voluntary measures, mortgage modification

Summary: The House convened with a quorum, offered the Pledge of Allegiance and prayer, approved the prior day’s minutes, and then recessed briefly for caucus. The chamber received several Senate messages, including concurrence on amendments and the signing of Engrossed Senate Bill 5068, before moving into third reading and final passage of multiple bills. Most of the floor debate centered on concurrence with Senate amendments and the policy effects of those changes. Engrossed Second Substitute House Bill 1170 passed 55-38 and was described as reorganizing and clarifying how Climate Commitment Act auction revenues are distributed among state accounts; supporters said it would create a clearer budget process, while opponents objected to shifting funds away from transportation and capital uses and reducing tax relief. Engrossed Second Substitute House Bill 2251 passed 54-40 after debate over Climate Commitment Act account structure and operating-account allocations. Engrossed House Bill 2445 passed 66-29 on probate-related changes, with supporters citing clarifications and opponents saying it did not go far enough to limit outside involvement in probate matters. The House also passed Substitute House Bill 2334 80-15, with little debate after Senate “perfecting” changes. Engrossed Third Substitute House Bill 1960 passed 86-9; supporters said it would replace an inconsistent property tax on wind, solar, and battery storage facilities with a stable excise tax to benefit rural communities, counties, and labor, while opponents focused on tax impacts and local burdens. Additional bills passed included Engrossed Substitute House Bill 1500 on HOA resale certificates (61-34), Second Substitute House Bill 1909 creating a Court Unification Task Force (57-38), Engrossed House Bill 2156 expanding Attorney General investigative authority over economic and financial crimes (54-41 on reconsideration), Substitute House Bill 2539 on inmate funds and related deductions (57-38), Engrossed Substitute House Bill 2548 on health care facility mergers and market oversight (55-41), Engrossed House Bill 2588 on local control for the Lummi ferry system (56-40), and Engrossed Substitute House Bill 2320 on gun violence prevention and 3D-printed firearms (58-38). The House also agreed not to concur in Senate amendments to Engrossed Substitute House Bill 1408 and retransmitted it to the Senate.

Bills: HB2720 , HB2073 , SB5816 , SB5919 , SB5831 , SB6244 , SB6044 , SB5109 , SB5877 , SB6258

Keywords: behavioral health, emergency services, health insurance, provider access, mental health funding, premium assistance, funding, healthcare, subsidies, juice grapes, agriculture, commerce, state regulation, market access, fire safety, insurance incentives, best practices, community protection, voluntary measures, mortgage modification

Summary: The House convened, established a quorum, approved the previous day’s minutes, heard Senate messages on several bills, and then took up a series of third-reading and concurrence votes. The chamber also received notice that the Senate had concurred in House amendments to several other bills and that the Senate President had signed Engrossed Senate Bill 5068. Members then considered a slate of bills dealing with climate commitment account revenue, court administration, attorney general investigative authority, inmate funds, health care facility transactions, ferry governance, gun violence prevention and 3D-printed firearms, and renewable energy tax treatment. Engrossed Second Substitute House Bill 1170, Engrossed Second Substitute House Bill 2251, Engrossed House Bill 2445, Substitute House Bill 2334, Engrossed Third Substitute House Bill 1960, Engrossed Substitute House Bill 1500, Second Substitute House Bill 1909, Engrossed House Bill 2156, Substitute House Bill 2539, Engrossed Substitute House Bill 2548, Engrossed House Bill 2588, and Engrossed Substitute House Bill 2320 all received final passage after Senate amendments, with several members speaking in support or opposition. Supporters generally described the measures as clarifying revenue accounts, improving court access, protecting consumers, updating inmate account limits, addressing hospital consolidation, enabling local ferry management, and strengthening gun-violence prevention or renewable-energy tax policy. Opponents raised concerns about reduced transparency, expanded bureaucracy, shifting costs, attorney general overreach, limits on local control, and First Amendment or property-rights issues. Recorded votes showed passage on each of those bills, with margins ranging from narrow to broad: 55-38 on HB 1170, 54-40 on HB 2251, 66-29 on HB 2445, 80-15 on SHB 2334, 86-9 on ESHB 1960, 61-34 on ESHB 1500, 57-38 on SSB 1909, 54-41 on EHB 2156 after reconsideration, 57-38 on SHB 2539, 55-41 on ESHB 2548, 56-40 on EHB 2588, and 58-38 on ESHB 2320. The House also agreed to retransmit Engrossed Substitute House Bill 1408 to the Senate after deciding not to concur in the Senate’s fourth amendment. The meeting ended with both caucuses called and the House at ease.

Transcript Highlights:

• You know, insurance agents who have the hardest time recovering some of their costs because they get
• locked in by the insurance commissioner to certain rates.
• hundreds of thousands of Washingtonians lose eligibility for Medicaid and need help accessing health insurance
• My car insurance was half as much. It's like, I'm home. I've done my duty. It's time to live life.

Bills: HB2720 , HB2073 , SB5816 , SB5919 , SB5831 , SB6244 , SB6044 , SB5109 , SB5877 , SB6258

Keywords: behavioral health, emergency services, health insurance, provider access, mental health funding, premium assistance, funding, healthcare, subsidies, juice grapes, agriculture, commerce, state regulation, market access, fire safety, insurance incentives, best practices, community protection, voluntary measures, mortgage modification

Transcript Highlights:

• Right now, everywhere they turn, it costs more: gas, groceries, utilities, insurance.
• Gas, groceries, utilities, insurance. We need to provide some relief so they're, insurance.
• cost of health care, we really need to look at all of our taxing across all the health care pieces, insurance
• , the health insurance, the actual providers, all of that.

Bills: HB2720 , HB2073 , SB5816 , SB5919 , SB5831 , SB6244 , SB6044 , SB5109 , SB5877 , SB6258

Keywords: behavioral health, emergency services, health insurance, provider access, mental health funding, premium assistance, funding, healthcare, subsidies, juice grapes, agriculture, commerce, state regulation, market access, fire safety, insurance incentives, best practices, community protection, voluntary measures, mortgage modification