Transcript Highlights:

• So the aquifer zone can, and the bill's intent is to allow for high-density residential building of up
• to do any sort of zoning when it comes to residential in that in that case I mean it's such a amount
• That's already existing for residential you would have a you would have the ability to take five acre
• Bill 15 relating to size and density requirements for residential lots in certain municipalities.
• Secretary will read the caption. density requirements for residential lots in certain municipalities.

Bills: SCR5, SCR13, SB3, SB6, SB10, SB12, SB13, SB15, SB17, SB18, SB19, SB24, SB35, SB57, SB65, SB112, SB284, SB290, SB388, SB400, SB402, SB412, SB495, SB499, SB502, SB509, SB621, SB706, SB740, SB815, SB842, SB854, SB875, SB893, SB917, SB974, SB1025, SB1061, SB1073, SB1106, SB1268, SB1281, SB1300, SB1362, SB1379, SB1447, SB1451, SB1555, SB1902, SJR36, SJR12, SCR13, SCR25, SCR5, SCR22, SCR12, SCR24, SB495, SB412, SB10, SB18, SB565, SB372, SB842, SB765, SB62, SB19, SB666, SB707, SB888, SB687, SB706, SB847, SB290, SB13, SB1248, SB740, SB14, SB1006, SB504, SB917, SB925, SB388, SB1902, SB1121, SB995, SB857, SB305, SB296, SB284, SB35, SB6, SB815, SB3, SB1281, SB1379, SB1300, SB1497, SB1499, SB1498, SB1451, SB1061, SB15, SB65, SB241, SB304, SB402, SB499, SB621, SB974, SB1023, SB1024, SB1025, SB1106, SB686, SB112, SB371, SB204, SB400, SB609, SB1447, SB670, SB502, SB427, SB850, SB854, SB413, SB1555, SB1362, SB1346, SB1033, SB1220, SB1073, SB810, SB987, SB1539, SB893, SB447, SB875, SB406, SB509, SB985, SB965, SB17, SB1119, SB1505, SB12, SB24, SB57, SB1194, SB1253, SB1215, SB1532, SB1268, SB1302, SB856, SB650, SB583, SB673, SB840, SJR57, SCR8, SB213, SB681, SB1172, SB1252, SB378, SB610, SB918, SB1343, SB608, SB487, SB955, SB957, SB988, SB990, SB1019, SB1021, SB1120, SB251, SB958, SB535, SB761, SB1, SB541, SB315, SB379, SB1018, SB1737, SB266, SB1415, SB3, SB6, SB15, SB35, SB290, SB706, SB842, SB917, SB1281, SB1451, SB1902, SB12, SB13, SB17, SB19, SB388, SR261, SR265, SR276, SR277, SR281, SR286, SR293, SCR5, SCR13, SB2425, SB2880, SB10, SB12, SB13, SB17, SB18, SB19, SB388, SB412, SB495, SB2425, SB2880

Keywords: SCR 5, Senate Concurrent Resolution 5, Texas School for the Deaf, TSD, Robert Rives, gymnasium naming, building naming, honorary resolution, commemorative resolution, deaf education, hard of hearing, Gallaudet University, alumni hall of fame, football coach, school facility naming, education K-16, State Affairs, Texas Legislature, public school tribute, water rights

Transcript Highlights:

• It's just from, again, the expansion in the pool.
• And so I can't support the bill. petition pool will only drive costs even higher.
• California residential code works well for single-family homes and ADUs, but once that third unit is
• I think, you know, the building code and residential code, you know, the way I've always looked at it
• Their job is very specific and defined by the building code or the residential code.

Summary: The Assembly Committee on Housing and Community Development met first as a subcommittee because quorum was initially lacking, then later established quorum and heard five housing-related bills. AB 748 would require local governments to create preapproved housing plan programs for single-family and small multifamily projects under 10 units, expanding a model already used for ADUs; the author and Habitat for Humanity argued it would save time and money, and there was no opposition. The committee later passed AB 748 unanimously to the Assembly Committee on Local Government. AB 739 would require managing agents for common interest developments to provide HOAs a summary of fees charged and paid to management companies. Realtors and community managers supported the bill as a transparency measure, while the California Association of Community Managers initially opposed it but said it would remove opposition if committee amendments were adopted to avoid blanket mailings and cost increases. The committee adopted the amendments and passed AB 739 7-0 to Appropriations. AB 939 would remove the 180-day resale restriction for certain income-restricted for-sale units when a developer is under contract with a qualified nonprofit affordable housing organization, allowing units to be sold sooner to low-income buyers. Habitat for Humanity, the California Building Industry Association, and several housing groups supported the measure as a no-cost fix to reduce vacancy and carrying costs, while the California Association of Realtors opposed it, warning it could create a right of first refusal and set a precedent affecting property rights and competition. After discussion about the narrow scope and committee amendments, the bill passed 6-1 to Appropriations. AB 1070 would direct the state to study and potentially modernize building code treatment for small, middle-housing projects so that low-rise buildings with three to ten units could be regulated more like residential structures rather than commercial ones. Supporters said the current code makes small multifamily projects unnecessarily expensive and that other states have adopted similar approaches; there was no opposition. The committee passed AB 1070 unanimously to Appropriations. Finally, AB 1184, by the vice chair, would increase HOA transparency and resident access to records, including recordings of HOA meetings; it had no witnesses in opposition and passed 8-0 as amended to Appropriations. After the meeting, absent members later added votes, and the final recorded votes were 10-1 for AB 939, 11-0 for AB 1070 and AB 1184, and unanimous support for AB 739 and AB 748.

Transcript Highlights:

• We do have one appearance form: Dallas Season, from the Florida Swimming Pool Association, waiving in
• Watching a child go from fear of the water to confidence in joining the pool is incredibly powerful.
• Dallas Thesson, Florida Swimming Pool Association, waiving in support.
• non-residential.
• and commercial non-residential risks from Citizens into the surplus lines, as we've discussed.

Summary: The Committee on Fiscal Policy met and reported favorably a series of bills after hearing sponsor presentations, public testimony, and roll-call votes. Among the health and public safety measures, CS/SB 68 would require pediatric readiness standards in hospital emergency departments; CS/SB 340 would require nursing students to complete human trafficking identification training; CS/SB 32 and SB 210 would create a new injunction process and related public records provisions for victims of serious violence by a known person; and SB 418 would add autism-focused law enforcement training and a voluntary Blue Envelope Program for drivers with ASD. Each of these bills received supportive testimony and passed the committee. The committee also approved several child safety and community protection measures. CS/SB 606 would add drowning prevention and safe bathing education to postpartum materials, and SB 428 would expand the state swim lesson voucher program to older children, with strong support from advocates and families concerned about drowning risks, especially for children with autism. CS/SB 302 would streamline permitting and incentives for nature-based coastal resiliency projects, and SB 636 would create an alternative beach management pathway for coastal communities, though beach preservation advocates warned about perpetual easement language and funding concerns. SB 628, designating Warrior Sacrifice Way in Pensacola, also passed unanimously. In addition, the committee advanced CS/SB 1734 on juvenile justice, with a late-file amendment updating definitions for juvenile probation and detention officers and codifying detention cost-share language. It also reported favorably CS/SB 246, a specialty license plate bill that was amended to include the UFC plate and an additional first responders resiliency plate, and CS/SB 1028, which revises Citizens Property Insurance Corporation clearinghouse procedures and related insurance market rules. Several witnesses testified in support or with technical concerns on the insurance bill, and members discussed competitive safeguards, clearinghouse scope, and Citizens’ assessment risk. At the end of the meeting, members requested to be recorded on specific bills, and the committee adjourned.

Transcript Highlights:

• Gill's on his way. amendment that split, um, residential amendment that split, um, residential property
• </c> what residential property uh means. what residential property uh means.
• </c> take all of residential down to 8.3%. take all of residential down to 8.3%.
• </c> residential property. residential property.
• </c> into a pool to fund local governments. into a pool to fund local governments.

Keywords: 916, all

Transcript Highlights:

• with a bill Senator Burgess filed that focused on bodies of water and swimming pools at long-term residential
• It requires all long-term and short-term residential rental properties with either a swimming pool on
• safety features I just described, or they can use a pool cover, a pool fence, or a flotation alarm,
• It also aligns this bill with penalties for noncompliance under the current Residential Swimming Pool
• So I'll be your wingman on a pool bill any day of the week. Additional debate.

Keywords: 999, senate, all

Transcript Highlights:

• But relatively straightforward, they would like to widen the range of and the pool of potential applicants
• Representative Hawkins. but relatively straightforward they would like to widen the range of and the pool
• A use variance would be if someone was seeking to put a hair salon in a residential district.
• And the most current roadway standards for residential developments were the same for each residential
• And the most current roadway standards for residential developments were the same for each residential

Keywords: 995, all

Summary: The Joint Committee on Municipalities and Regional Government held a hybrid hearing on bills related to land use, zoning, permitting, municipal governance, and homelessness. Early testimony focused on a home rule petition for Ipswich to remove a residency requirement for a town manager, with supporters saying it would broaden the applicant pool and help fill a vacant permanent manager position. Another panel backed legislation to change the Springfield Water and Sewer Commission’s governance so ratepayers in surrounding communities would have representation, arguing the current board structure leaves many users without a voice in rate-setting and capital decisions. Several housing and zoning bills drew testimony. Senator Keenan and the Home Builders and Remodelers Association supported a bill to toll the one-year period for acting on a variance while an appeal is pending, saying appeals should not consume the time needed to implement approved projects. Representative Murray and the Real Estate Bar Association also testified on broader zoning reforms, including changes to undersized lots, merger rules, hearing deadlines, appeals, and variance standards; they argued the proposals would reduce delay and uncertainty and help housing production. Committee members questioned whether shifting zoning appeals from de novo to closed-record review would limit new evidence, and the witnesses said the change would speed cases while preserving limited opportunities to supplement the record. The committee also heard testimony on bills to end the criminalization of homelessness. Representatives, advocates, and shelter organizations said local camping bans and fines are counterproductive, especially after the U.S. Supreme Court’s Grants Pass decision, and urged a statewide response centered on housing and public health rather than punishment. Other municipal bills included remote participation in open town meetings for Wayland and a statewide local option, Fairhaven and Mattapoisett charter changes, and Cambridge’s request to use automated parking enforcement and mail parking tickets. The hearing also included testimony supporting fairground zoning flexibility, a Shrewsbury solar siting bill, and an Inspector General bill clarifying county land disposition procedures by requiring written notice to DCAM and a defined response period. No votes were taken during the hearing.

Transcript Highlights:

• , and residential, and residential. from the unique combination of rehabilitation, educational, clinical
• , and residential services that PAPS provides.
• PRC is more than a residential hospital.
• Student C went to a residential school.
• Residential schools could not meet her medical needs.

Summary: The hearing focused on the future of the Pappas Rehabilitation Hospital for Children and the work of the special legislative commission studying whether and how the facility should continue. Senators and representatives said the Legislature has continued funding Pappas, that the hospital cannot be closed before the commission reports, and that they are seeking to extend the commission’s deadline. Multiple commissioners and witnesses described Pappas as a unique setting combining inpatient medical care, residential programming, special education, therapy, and campus-based activities for children with complex medical needs. Union leaders, staff, parents, and local officials argued that Pappas is being quietly depopulated through blocked admissions and continued discharges despite the formal pause on closure. They said the hospital’s integrated model cannot be replicated elsewhere, that families and staff are being left in limbo, and that the state should invest in repairs, modernization, and possibly temporary modular space to reopen admissions. Several witnesses emphasized the impact on children who have benefited from Pappas and on workers who fear losing a specialized workforce built over decades. Department of Public Health Commissioner Robert Goldstein said the state is committed to keeping Pappas open and stable while the commission works, but that admissions must meet hospital-level-of-care standards and the current infrastructure limits who can safely be served. He said the administration has been expanding outreach, hiring staff, and exploring ways to broaden services, including outpatient and therapy programs over time. Commissioners pressed him on why admissions remain so limited and whether the facility is being effectively depopulated, while Goldstein maintained that the restrictions reflect legal and safety requirements rather than an effort to close the hospital.

Bills: SB1265, SB2154, SB1775, SB2139, SB1552, SB483, SB1198, SB2135, SB2118

Keywords: municipal ordinances, local government, ordinance publication, posting requirement, public notice, municipal law, city ordinances, town ordinances, county government, newspaper publication, effective date, Oklahoma statutes, 11 O.S. 14-106, ordinance notice, government oversight, municipalities, city government, town government, property maintenance, nuisance abatement

Summary: The County and Municipal Government Committee considered and advanced several bills related to county purchasing, municipal notice requirements, property liens, county home rule, jail funding, and local fines. Senate Bill 2135 would let county purchasing agents obtain and administer county purchase cards through county depositories, with transaction rules modeled on the state P-card program and still subject to existing purchasing procedures. Senate Bill 483 would authorize county commissioners to create a relocation assistance program. Senate Bill 1198 would require OHCA to release liens on property at the request of a county treasurer. Senate Bill 1265 would extend the deadline for municipalities to publish ordinances from 15 to 30 days, and Senate Bill 2154 would require cities to notify lienholders as well as property owners about outstanding property maintenance balances. The committee also heard Senate Bill 2139, described as clarifying language to a 2024 law after stakeholder discussion, and Senate Bill 1552, which changes population requirements in a 1992 county home rule statute. SB 1552 drew the most discussion, with members asking about its effect on rural counties, the Kenny v. Tulsa County case, and whether any county is currently affected; the sponsor said the bill raises the threshold, affects no counties now, and would still require voter approval and additional charter approval if a county later qualified. The bill passed on a 3-2 vote. Two additional bills were approved with little or no debate: Senate Bill 2118 would allow surplus funds from a county sheriff’s commissary fund to be used for jail operations, inmate care, and related expenses, and Senate Bill 1775 would cap fines in small towns. All other measures mentioned passed unanimously or near-unanimously, and the committee adjourned after completing the posted agenda.

Bills: HB3041, HB4428, HB4429, HB1064, HB3265, HB3721, HB3028, HB3313, HB3588, HB3020

Keywords: credit card transactions, payment methods, service charge, consumer rights, financial regulation, public finance, pension, pension fund, retirement system, board of trustees, proxy voting, proxy proposal, shareholder vote, shareholder activism, fiduciary duty, pecuniary factors, nonpecuniary factors, ESG, environmental social governance, social goals

Bills: HB3041, HB4428, HB4429, HB1064, HB3265, HB3721, HB3028, HB3313, HB3588, HB3020

Keywords: credit card transactions, payment methods, service charge, consumer rights, financial regulation, public finance, pension, pension fund, retirement system, board of trustees, proxy voting, proxy proposal, shareholder vote, shareholder activism, fiduciary duty, pecuniary factors, nonpecuniary factors, ESG, environmental social governance, social goals

Summary: The Banking, Financial Services and Pensions Committee met and announced that several bills would be laid over, including HB 4225 and HB 4263, while also noting that actuarial follow-up reports on prior referrals were still being revised. The committee then worked through a long agenda, with members frequently noting schedule conflicts and the chair alternating between bills and committee business. The meeting adjourned after the agenda was completed, with the chair saying the committee would return the following week with a longer agenda, likely including additional pension bills. Several bills related to payment processing and pension governance were heard and passed. HB 3041 would allow merchants to pass along credit card surcharges up to the amount charged by the card company, with the author noting some businesses face fees of 4% to 5%; it passed 9-0. HB 4428 and HB 4429, both dealing with shareholder proxy advisors for pension funds, passed 8-1 and 9-0 respectively; supporters said the bills would require fiduciary standards and transparency, while the speaker referenced opposition from GreenAmerica.org as evidence of the bill’s value. HB 3028, which lets technology center districts and public schools pass on credit card service fees, also passed 7-0. The committee also advanced several pension-related measures. HB 3265, requested by the Police Pension Board, defines who qualifies as a mental health specialist for disability evaluations; testimony explained the change would let the board use psychologists because psychiatrists are harder to contract with, and the bill passed 7-0. HB 3721 would adjust the DROP benefit for public safety officers so surviving spouses can claim it if the officer dies before electing the option; the author said it has no actuarial cost, and it passed 7-0. HB 3313, a defined contribution retirement bill, would raise contribution levels, eliminate vesting delays, and add retirement planning and lifetime income options; members questioned whether it would affect retention or other retirement plans, and it passed 8-0. Other bills addressed creditors, housing, and financial exploitation. HB 3588, a Uniform Law Commission request bill on assignment for the benefit of creditors, was described as codifying existing case law and passed 8-0. HB 1064, which would restrict large institutional investors from buying single-family homes in Oklahoma, was amended in concept during discussion to narrow the hedge fund definition and remove a resale requirement; supporters framed it as protecting homeownership, while opponents raised concerns about restricting sales and the evidence for housing impacts, and it passed 5-2. Finally, HB 3020, the Protections for Financial Exploitation of Protected Adults Act, would let financial institutions place temporary holds and act in good faith when they suspect fraud against vulnerable adults; members asked about training and safeguards, and it passed 9-0.

Bills: SB1191, SB1314, SB1319, SB1333, SB1346, SB1439, SB1509, SB1510, SB1613

Keywords: SB1191, Oklahoma Energy Initiative Act, Oklahoma Low Carbon Energy Initiative Board, low carbon energy, clean energy, energy policy, renewable energy, board repeal, statutory repeal, administrative board, energy committee, natural resources, Oklahoma statutes, 17 O.S. 802.3, groundwater, indemnity fund, well drilling, pollution prevention, regulatory compliance, SB1319

Bills: SB1333, SB1191, SB1439, SB1314, SB1509, SB1319, SB1346, SB1613

Keywords: water infrastructure, Oklahoma Water Resources Board, revolving fund, grants, environmental compliance, SB1191, Oklahoma Energy Initiative Act, Oklahoma Low Carbon Energy Initiative Board, low carbon energy, clean energy, energy policy, renewable energy, board repeal, statutory repeal, administrative board, energy committee, natural resources, Oklahoma statutes, 17 O.S. 802.3, fossil fuels

Bills: SB1191, SB1314, SB1319, SB1333, SB1346, SB1439, SB1509, SB1510, SB1613

Keywords: SB1191, Oklahoma Energy Initiative Act, Oklahoma Low Carbon Energy Initiative Board, low carbon energy, clean energy, energy policy, renewable energy, board repeal, statutory repeal, administrative board, energy committee, natural resources, Oklahoma statutes, 17 O.S. 802.3, groundwater, indemnity fund, well drilling, pollution prevention, regulatory compliance, SB1319

Summary: The Senate Energy Committee met and first laid over a couple of items before taking up a series of energy and water-related bills. Senate Bill 1333, presented by Sen. Hall, was framed as a symbolic reflection of the Oklahoma Water Resources Board’s budget request and the state’s estimated $24 billion water infrastructure need through 2030. Members asked about project prioritization, emergency needs, long-term funding, federal matching dollars, and whether some proposed spending would go to outreach or new programs rather than direct infrastructure. Supporters emphasized the statewide water crisis, rural and municipal needs, and the goal of building a comprehensive water package; the bill passed 11-0. Senate Bill 1191, presented by Sen. Daniels, would eliminate an unused board tied to the Low Carbon Energy Initiative; the deputy secretary testified the board was never actually founded and collected no research, and the bill passed 11-0. The committee then considered Senate Bill 1439, the Energy Security and Independence Act, also by Sen. Daniels, which would shield fossil fuel companies operating lawfully and within permits from certain climate-change and emissions-based lawsuits. Questions focused on why the bill applied only to fossil fuels, whether it could affect landowners’ rights or environmental standards, and whether it would create a lower regulatory bar in Oklahoma. The author said it was aimed at a specific category of litigation seen in other states and would not protect unlawful conduct; the bill passed 10-1. Senate Bill 1314, by Sen. Yek, would raise the cap on the well drillers and pump installers indemnity fund from $50,000 to $100,000 and increase the per-well cap from $10,000 to $25,000; members discussed how the fund works and its limited size, and it passed 10-0. Senate Bill 1509, also by Sen. Yek, would update groundwater well spacing rules so the Water Resources Board could apply spacing requirements across all groundwater basins, not just those with maximum annual yield studies. The board said the bill is meant to protect existing commercial wells from encroachment, with exceptions if water cannot be found elsewhere on the property; it passed 10-0. Senate Bill 1319, presented by Sen. Hall, would allow the Corporation Commission to use plugging funds in rare cases where homes are affected by historic oil and gas activity or orphan wells; members raised concerns about caps, proof of contamination, remediation versus plugging, and whether landowners could present expert evidence. The author said the language was still being refined with the Commission, and the bill passed 10-0. Senate Bill 1346, by Vice Chair Woods, would direct the Water Resources Board to establish a water and wastewater infrastructure program with competitive loans for eligible entities; it was described as part of a broader effort to consolidate water measures into a comprehensive package and passed 9-0. The committee also passed Senate Bill 1613, which would let the LP Gas Administration buy, lease, and own its own vehicles instead of using the OMES fleet and would rename a miscellaneous permit as a food truck permit; it passed without debate. The meeting ended with adjournment and notice that there would be no committee meeting the following week.

Transcript Highlights:

• receive donations for resale to qualify for the lower solid waste tax rates that are applicable. to residential

Bills: HF2730, HF2257, HF2768, HF1932, HF2437

Keywords: local government debt, municipal bonds, county bonds, capital improvements, public financing, bond issuance, public hearing, notice period, bond guarantee, Minnesota Public Facilities Authority, volume cap, private activity bonds, housing finance, residential rental bonds, LIHTC, low-income housing tax credits, redevelopment, courthouse financing, jail financing, law enforcement center

Transcript Highlights:

• receive donations for resale to qualify for the lower solid waste tax rates that are applicable to residential

Bills: HF2730, HF2257, HF2768, HF1932, HF2437

Keywords: local government debt, municipal bonds, county bonds, capital improvements, public financing, bond issuance, public hearing, notice period, bond guarantee, Minnesota Public Facilities Authority, volume cap, private activity bonds, housing finance, residential rental bonds, LIHTC, low-income housing tax credits, redevelopment, courthouse financing, jail financing, law enforcement center

Transcript Highlights:

• had not gone to those groups, and I think they, I don't blame them, rightfully said, "Hey, here's a pool

Bills: SB670, SB1388, SB627, SB912, SB269, SB528, HB2711, HB4819, HB5248, HB4175

Keywords: SB 670, investigational sun protection products, sun protection, sunscreen, FDA approval, clinical trial, phase one trial, patient access, informed consent, physician prescription, Texas Health and Safety Code, Texas Medical Board, compassionate use, experimental treatment, medical freedom, patient autonomy, healthcare regulation, dietitian, dietitians, licensed dietitian

Transcript Highlights:

• with private providers to provide educational services in either a day placement program or in a residential
• Senator, what problems are arising in residential or day centers to require the increased supervision
• Either in a day program or residential because the school cannot provide the necessary services.

Bills: SB205, SB582, SB625, SB1884, SB1903, SB2600, SB2617, SB2751, SB111, SB3061, SB1908

Keywords: fetal development, health curriculum, public schools, middle school health education, grade 7, grade 8, State Board of Education, school health advisory council, Texas Education Code, pregnancy, reproductive health, infertility, birth defects, prenatal development, unborn child, trimester, medically accurate instruction, age-appropriate instruction, drug and alcohol effects, lead exposure

Transcript Highlights:

• So the the definition for a critical care residential customer, I think it would be difficult to identify

Bills: SB623, SB1266, SB1310, SB1373, SB1580, SB1952, SB2032, SB2269, SB2544, SB2653, SB2796

Keywords: pharmacist, vaccine administration, COVID-19, exclusive authority, healthcare, Medicaid, provider enrollment, credentialing, administrative burden, Texas Health and Human Services, senior retirement communities, emergency response, residential safety, contract provisions, health and safety regulations, medical staff privileges, hospital administration, healthcare regulation, Texas Health and Safety Code, consistency in privileges

Transcript Highlights:

• young man on his way to work at 5 a.m. was T-boned by two street racers, his car exploding on a residential

Bills: HB285, HB795, HB1795, HB1871, HB2407, HB2461, HB2695, HB3507, HB4911, HB200

Keywords: animal cruelty, nonlivestock, prosecution, veterinary defense, animal welfare, aggravated assault, penal code, public servant, deadly weapon, mass shooting, Penal Code, penalties, felony, Texas Penal Code, felony enhancement, first-degree felony, second-degree felony, violent crime, assault punishment, serious bodily injury

Transcript Highlights:

• Dues or they buy risk pool insurance, and these risk pools shed their profit.
• Another way is the investment pool. So there's an investment pool that TASB owns, and it manages.
• or TASB has a risk pool as well.
• We don't operate a risk pool, as many of you know.
• But we don't have a risk pool.

Bills: SB458, SB819, SB1238, SB1642, SB1643, SB1644, SB1791, SB1810, SB1824, SB1825, SB758, SB1455, SB1706

Keywords: insurance appraisal, property insurance, auto insurance, homeowners insurance, residential property, disputed loss, loss valuation, appraisal clause, appraiser, umpire, Texas Department of Insurance, TDI, insurance dispute resolution, claims adjustment, total loss, windstorm insurance, FAIR Plan, surplus lines insurance, policyholder, insurer