Transcript Highlights:

• on the hands of the law enforcement officers to contract directly with the community and to have oversight
• This would separate that from the county's oversight.
• I manage my budget in a way that I am very fiscally responsible. ...be judicious about the resources
• Well, I think that it's important to note our charter and the role that I play as oversight and getting

Bills: HB26, HB73, SB 14, HB46

Keywords: HB26, law enforcement contracts, sheriff, constable, county commissioners court, commissioners court, private security, special law enforcement district, property owners association, POA, municipal utility district, school district, junior college district, local government, contract policing, supplemental police services, large counties, population over 3.3 million, Texas Local Government Code, Harris County

Transcript Highlights:

• As written, this bill fails to establish the accountability and oversight necessary to protect the public
• As written, this bill fails to establish the accountability and oversight necessary to protect the public
• into the broader field of gas pipeline systems, allowing for an aligned fee structure and safety oversight
• that propane gas distribution systems also fall under the Railroad Commission's pipeline safety oversight
• that propane gas distribution systems also fall under the Railroad Commission's pipeline safety oversight

Bills: SB3074, HB49, HB2440, HB3556, HB3619, HB3866, HB4042, HB4112, HB4271, HB4413, HB4426, HB5033

Keywords: SB 3074, TCEQ, Texas Commission on Environmental Quality, Water Code, permit applications, environmental permitting, administrative record, ex parte communications, legislative communications, governor, lieutenant governor, state legislators, district projects, public records, recusal, conflict of interest, substantial interest, agency transparency, environmental regulation, permit renewal

Summary: The committee heard and laid out several natural resources and environmental bills, with testimony focused on balancing development, public health, wildlife protection, and regulatory authority. SB 3074 would allow the governor, lieutenant governor, and legislators to communicate in writing with TCEQ about matters before the commission, with safeguards requiring the communication to be part of the record and allowing other parties to respond; a committee substitute narrowed it to written communications about permits only, limited legislator communications to facilities in their districts, and adjusted conflict-of-interest rules. HB 3556, as substituted, would require notice to Texas Parks and Wildlife for certain very tall structures in specified coastal counties and give TPWD a limited right to seek injunctive relief if mitigation is insufficient to prevent material harm to migratory birds; supporters said it would address ignored wildlife recommendations and protect key flyways, while opponents argued the bill was too broad, singled out wind energy, and gave one agency unusually strong enforcement power. HB 49 would expand liability protections for produced-water recycling and beneficial use; supporters said it would encourage reuse of a large wastewater stream and reduce disposal pressures, while opponents warned it could shield operators from responsibility before the science and standards are mature. HB 4413 would authorize mass-balance accounting for renewable biomass feedstocks, and HB 3866 would regulate intermediate bulk container recycling facilities near homes, with a committee substitute adding a grandfather clause and making implementation contingent on funding. The committee also heard bills affecting air and energy regulation. HB 5033 would create a trigger to end vehicle emissions inspections if federal law changes to allow it; the substitute removed a Supreme Court-related trigger, and the lone public witness opposed the bill, warning it would worsen air quality and harm nonattainment areas. HB 4112 would clarify that on-site storage of high-level radioactive waste is allowed at current and future nuclear reactors and university research reactors only for waste generated at that site; the substitute clarified the language and removed an inoperative permit condition, and witnesses from environmental and nuclear groups said the clarification was needed to prevent unintended restrictions while avoiding off-site storage. HB 2440 would prohibit state agencies from using air-quality rules to ban or restrict vehicles based on energy source, including internal combustion vehicles, and no public testimony was offered. HB 4271 would require TCEQ to hold public meetings on request for composting facility authorizations; the substitute limited the requirement to future applications and was presented as a transparency measure after a denied local request and extensive public comments. Additional bills addressed landowner protections and Railroad Commission oversight. HB 3619 would require the Railroad Commission to restore surface land after plugging or replugging operations and indemnify landowners from damages tied to authorized entry; a witness supported the bill but urged fixing a separate statutory loophole that he said allowed operators to enter unrelated tracts without notice. HB 4042 would extend Railroad Commission pipeline safety and fee provisions to propane distribution systems by removing the word “natural” from the relevant definitions. HB 4426 would set a 10-year permit term for commercial surface disposal facilities, allow renewal based on compliance history, and require renewal applications 120 days before expiration. The committee took no votes because a quorum was not initially present, and each bill was left pending after testimony and discussion.

Bills: SB2031, SB2386, SB2476, SB2801, SB2843, SB2844, SB2846, SB2885

Keywords: deer breeding, chronic wasting disease, wildlife management, release site, landowner rights, TCEQ, environmental quality, administrative actions, public notice, legislative oversight, water supply, Angelina and Neches River Authority, ownership transfer, public utilities, Certificate of Convenience and Necessity, SB 2801, Texas Parks and Wildlife, Parks and Wildlife Code, field trial permit, hunting dog field trial

Transcript Highlights:

• So let's uh let's be uh judicious, Representative Jones.”
• So let's uh let's be uh judicious, Representative Jones.”

Bills: HF550, HF412, HF796, HF140

Keywords: redistricting, Bipartisan Commission, Minnesota Constitution, census, legislative districts, HF412, Minnesota legislature, education committee, K-12 education, school observation, teacher observation, administrator observation, legislative transparency, legislator accountability, House rules, Senate rules, Legislative Reference Library, public reporting, education finance, education policy

Bills: SB143, SB144, SB145, SB152, SB153, SB154, SB162, SB226, SB146, SB143, SB144, SB145, SB152, SB153, SB154, SB162, SB226, SB146

Keywords: SB143, solid waste, garbage collection, trash fees, refuse collection, municipal fees, county fees, fee exemption, veterans benefits, veteran household, disabled veteran, VA benefits, Social Security exemption, low-income households, poverty level, county commission, municipal governing body, Alabama solid waste law, certificate of exception, public health

Transcript Highlights:

• That will pertain, that will initiate a judicial challenge.
• That will pertain, that will initiate a judicial challenge.
• That will pertain, that will initiate a judicial challenge.
• That will pertain, that will initiate a judicial challenge.
• If not, members' questions. will continue into a judicial challenge. will continue into a judicial challenge

Bills: HB1924, HB2121, HB1928, HB1979, HB1650, HB1543, HB1981, HB1982

Keywords: mattress recycling, waste management, producer responsibility, environmental health, steafardship program, electronic cigarettes, disposable devices, environmental protection, plastic pollution, lithium batteries, pollution control, public health, deposit beverage container, bottle bill, container deposit law, container redemption, recycling refund, extended producer responsibility, EPR, deposit return system

Summary: The committee heard testimony on several measures related to waste, recycling, and environmental review. On HB 1924, which would establish a mattress stewardship program, the Department of Health said it stood on written testimony and offered comments, while Hawaii Reef and Ocean Coalition and one individual supported the bill and the International Sleep Products Association opposed it. No questions were raised and the committee moved on. A large portion of the hearing focused on HB 2121, which would prohibit the sale of disposable vapes in Hawaii. The Department of Health supported the measure but suggested the bill may be better placed in a different part of state law because the cited waste-management section regulates products after consumption, while still praising the effort to remove disposable vapes from the market and environment. Testimony in strong support came from the Coalition for Tobacco Free Hawaii Youth Council, Hawaii Public Health Institute, Hawaii COPD Coalition, Hawaii Health and Harm Reduction Center, the City and County of Honolulu, and many individuals; supporters emphasized youth vaping, toxic waste, lithium battery fire risks, and environmental harm. There was at least one opposing individual and the International Sleep Products Association was listed in opposition. The committee noted there were many written testimonies and no immediate vote was taken. The committee also heard HB 1928 on the deposit beverage container recycling program. The Department of Health stood on written testimony. The Solid Waste Task Force of Hawaii Environmental Change Agents and Upstream supported the bill but urged amendments to better integrate reuse and reusables, strengthen enforcement, clarify definitions, and protect existing redemption centers. The Hawaii Food Industry Association supported the concept of a backdrop program but preferred strengthening the existing program and raised concerns about undefined fees, existing infrastructure, and future audit costs. The Chamber of Commerce Hawaii supported the bill, and the chair said the measure needs work and that decision-making would occur in a few days. Finally, the committee took up HB 979 on environmental review and HB 1650 on environmental assessments. For HB 979, OPSD offered amendments, HCDA supported the bill but suggested clarifying the affordable-housing definition, Kauai Island Utility Cooperative supported it, and Earthjustice was asked about the court process for environmental challenges; the chair asked about shortening the challenge period and the relationship between environmental court, the intermediate court of appeals, and the Supreme Court. For HB 1650, OPSD and the State Historic Preservation Division stood on written testimony, OHA asked to retain historic sites, and several groups and individuals testified in support or opposition. Opponents argued that removing Wiki special district and historic sites from Chapter 343 trigger language would weaken environmental review and risk impacts to iwi kūpuna and historic resources.

Bills: SB2, SB3, SB5, SB9, SB10, SB14, SB16, SB34, SB18

Keywords: flooding, public safety, outdoor warning sirens, disaster preparedness, emergency response, flood warning, outdoor sirens, local government, safety measures, flood management, emergency preparedness, municipal safety, disaster response, disaster relief, emergency funding, Meteorological forecasting, local government assistance, training facilities, hemp regulation, consumable products

Summary: The Senate Committee on Finance met in the second special session and considered a series of bills, mostly related to flood response, water infrastructure, taxation, school accountability, property fraud, and legislative procedure. Senator Zaffirini presented SB 18 on TCEQ permit exemptions for certain erosion, floodwater, and sediment control dams or reservoirs; Senator Perry presented SB 2 on flood relief preparedness, SB 14 on credit impact fees and water supply/conservation incentives, and SB 5 on Hill Country relief funding; Senator Bettencourt presented SB 3 on early warning flood sirens, SB 9 on replacing STAAR with three annual tests and strengthening A-F accountability, and SB 10 on lowering the rollback tax rate from 3.5% to 2.5%; Senator West presented SB 16 on property transaction ID requirements and new real property theft/fraud offenses; and Chair Huffman laid out SB 34, which changes legislative witness immunity rules from transactional immunity to testimonial immunity consistent with federal law. The committee also heard brief explanations that several bills were the same as versions previously passed by the Senate or committee, and there was limited public testimony, with no witnesses on most bills and only position cards on SB 16. Senator West raised a concern on SB 10 about a possible carve-out for police pay raises, but Senator Bettencourt said no change would be made at that time. For SB 34, Chair Huffman explained the bill would still allow compelled testimony before the legislature but would no longer provide blanket immunity, while preserving the right to counsel. The committee voted favorably on all bills considered. SB 18, SB 2, SB 14, SB 3, SB 16, SB 5, and SB 34 were reported out unanimously or near-unanimously, while SB 9 passed 10-1 and SB 10 passed 8-3. At the end of the meeting, Senator West requested to be shown voting nay on SB 9, and the chair granted unanimous consent. The committee then recessed subject to the call of the chair.

Transcript Highlights:

• an LLC and is not subject to the same regulations as government entities. not subject to the same oversight

Bills: HB304, HB401, HB556, HB1475, HB1489, HB2259, HB2424, HB2773, HB2811, HB3323, HB304

Keywords: voter ID, citizenship proof, provisional ballot, election security, Texas, voting rights, deep fakes, misleading videos, election integrity, criminal offense, digital misinformation, deep fake, political manipulation, misinformation, artificial media, political influence, artificially generated media, election influence, Texas Election Code, healthcare reform

Transcript Highlights:

• Senate Bill 405 by Senator Talbot provides for nursing facilities and a statewide quality oversight initiative
• This has LDH creating a statewide oversight and quality improvement plan.
• by Representative Vanessa Caston Lafleur establishes the complex litigation section in the 19th Judicial
• House Bill 616 by Representative Knox, relative to homelessness and oversight of publicly funded homeless
• Chairman, I wanted to know whether the funding is coming from the judicial reserve money.

Bills: HR310, HR314, HR316, HR317, HR321, HR275, HR276, HR279, HR282, HR286, HR289, HR292, HR295, HR302, HR319, HCR112, HR307, SCR59, SCR61, SCR62, SCR68, SCR69, SCR70, SCR54, SCR55, SCR64, SCR75, HCR3, HCR49, HCR66, HCR67, HB1, HB2, HB42, HB45, HB66, HB71, HB79, HB126, HB133, HB145, HB159, HB167, HB213, HB218, HB222, HB289, HB291, HB312, HB313, HB316, HB324, HB352, HB383, HB398, HB403, HB429, HB457, HB459, HB511, HB549, HB571, HB579, HB591, HB608, HB616, HB624, HB766, HB769, HB783, HB799, HB804, HB864, HB874, HB909, HB951, HB971, HB983, HB1005, HB1017, HB1051, HB1056, HB1095, HB1126, HB1129, HB1186, HB1193, HB1223, HB1224, HB1230, HB1235, HB1249, HB723, HB36, HB140, HB181, HB198, HB205, HB211, HB226, HB259, HB271, HB302, HB335, HB342, HB487, HB513, HB623, HB682, HB730, HB740, HB761, HB775, HB797, HB812, HB816, HB940, HB968, HB979, HB1028, HB1029, HB1038, HB1049, HB1084, HB1161, HB1194, HB1199, HB1201, HB1203, HB1247, HB1256, SB25, SB132, SB155, SB157, SB202, SB228, SB237, SB250, SB405, SB406, SB414, SB433, SB480, SB513, SB149, HB359, SB29, SB43, SB78, HB210, HB258, HB468, HB784, HB134, HB1117, SB42, SB274, SB382, SB449, SB300, HR74, HB463, HB715, HB998, SB80, SB268, SB444, SB479, HB901, HR20, HCR65, HCR71, HCR98, HB284, HB306, HB341, HB366, HB393, HB458, HB577, HB603, HB605, HB614, HB625, HB646, HB733, HB752, HB773, HB798, HB911, HB955, HB996, HB1035, HB1069, HB1113, HB1140, HB1180, HB1191, HB1240, HB1255, SB82, SB89, SB97, SB123, HB74, HB119, HB368, HB414, HB552, HB732, HB776, HB848, HB870, HB953, HB956, HB1236, SB208, SB217, SB283, SB387, SB389, SB401, SB408, SB469

Keywords: oil and gas, orphan wells, inactive wells, shut-in wells, marginal wells, plugging and abandonment, well decommissioning, site remediation, site restoration, Oilfield Site Restoration, OSR program, financial security, bonding, taxpayer liability, public liability, offshore wells, onshore wells, coastal erosion, Department of Conservation and Energy, natural resources

Transcript Highlights:

• Senate Bill 405 by Senator Talbot provides for nursing facilities, a statewide quality oversight initiative
• This has LDH creating a statewide oversight and quality improvement plan.
• House Bill 616 by Representative Alonzo Knox, relative to homelessness, oversight of publicly funded
• House Bill 616 by Representative Knox, relative to homelessness, oversight of publicly funded homeless
• I wanted to know whether the funding is coming from the judicial reserve money.

Bills: HR310, HR314, HR316, HR317, HR321, HR275, HR276, HR279, HR282, HR286, HR289, HR292, HR295, HR302, HR319, HCR112, HR307, SCR59, SCR61, SCR62, SCR68, SCR69, SCR70, SCR54, SCR55, SCR64, SCR75, HCR3, HCR49, HCR66, HCR67, HB1, HB2, HB42, HB45, HB66, HB71, HB79, HB126, HB133, HB145, HB159, HB167, HB213, HB218, HB222, HB289, HB291, HB312, HB313, HB316, HB324, HB352, HB383, HB398, HB403, HB429, HB457, HB459, HB511, HB549, HB571, HB579, HB591, HB608, HB616, HB624, HB766, HB769, HB783, HB799, HB804, HB864, HB874, HB909, HB951, HB971, HB983, HB1005, HB1017, HB1051, HB1056, HB1095, HB1126, HB1129, HB1186, HB1193, HB1223, HB1224, HB1230, HB1235, HB1249, HB723, HB36, HB140, HB181, HB198, HB205, HB211, HB226, HB259, HB271, HB302, HB335, HB342, HB487, HB513, HB623, HB682, HB730, HB740, HB761, HB775, HB797, HB812, HB816, HB940, HB968, HB979, HB1028, HB1029, HB1038, HB1049, HB1084, HB1161, HB1194, HB1199, HB1201, HB1203, HB1247, HB1256, SB25, SB132, SB155, SB157, SB202, SB228, SB237, SB250, SB405, SB406, SB414, SB433, SB480, SB513, SB149, HB359, SB29, SB43, SB78, HB210, HB258, HB468, HB784, HB134, HB1117, SB42, SB274, SB382, SB449, SB300, HR74, HB463, HB715, HB998, SB80, SB268, SB444, SB479, HB901, HR20, HCR65, HCR71, HCR98, HB284, HB306, HB341, HB366, HB393, HB458, HB577, HB603, HB605, HB614, HB625, HB646, HB733, HB752, HB773, HB798, HB911, HB955, HB996, HB1035, HB1069, HB1113, HB1140, HB1180, HB1191, HB1240, HB1255, SB82, SB89, SB97, SB123, HB74, HB119, HB368, HB414, HB552, HB732, HB776, HB848, HB870, HB953, HB956, HB1236, SB208, SB217, SB283, SB387, SB389, SB401, SB408, SB469

Keywords: oil and gas, orphan wells, inactive wells, shut-in wells, marginal wells, plugging and abandonment, well decommissioning, site remediation, site restoration, Oilfield Site Restoration, OSR program, financial security, bonding, taxpayer liability, public liability, offshore wells, onshore wells, coastal erosion, Department of Conservation and Energy, natural resources

Summary: The House met with a quorum, opened with prayer and the Pledge of Allegiance, and then received Senate messages, committee enrollment reports, and a series of House resolutions. Members adopted or advanced numerous resolutions recognizing individuals and institutions, expressing condolences, and creating or continuing study task forces on topics including homeownership assistance, speech-language pathology assistant licensure, clean water, Medicaid reporting, voter accessibility, air monitoring, fire chief operations, maternal health, and other issues. Several Senate resolutions were also concurred in, and personal privileges were used to recognize the family of Susan Ann Taylor Bidding and to commend Anita Whitaker LaFontaine and her father, Green Whitaker, Sr. The House then moved through Senate bills on final passage. Bills approved included measures on registrar of voters compensation, dental coverage related to cancer treatment, paid parental leave planning for educators, election supervisor compensation days, weight management services, nursing facility quality oversight, a Slidell hotel occupancy tax subject to voter approval, medical debt interest-rate limits, Medicaid coverage for weight-loss medications, a shrimping-related butterfly net exception, public works design-build contracting, and a municipal lead-service-line replacement measure. Some bills were temporarily returned to the calendar, including measures on water utility service lines and registrar compensation, while others passed with strong bipartisan margins. The chamber also considered Senate amendments to many House bills and concurrent resolutions. Members concurred in amendments on topics such as hospital stabilization, student loan access for certain professional degrees, rural economic development, behavioral health and school policies, retirement and compensation provisions, food labeling, climate-change litigation, school emergency plans, anti-cancer medication coverage, domestic abuse procedures, and several infrastructure and workforce measures. A few bills were rejected for further conference, including some retirement, alternative power, and AI-related provisions. The session ended with the House taking a one-hour recess for lunch, with instructions to return by 12:45.

Bills: HB145, SB37, HB279, HB292, SB35, SB48, SB20, SJR1, SB38, SB41, SB73, SB100, SB111, SB132, SB152, SJR7, HJM1, HM7, HM17, HM4, HM22, HM23, HM24, HM26, HM2, HM16, HM32, HM13, HM47, HM20, HM51, HM1, HM31, HM35, HM36, HM46, HM53, HM54, HM39, HM29, HM43, HM59, HM30, HM52, HM11, HM14, HM21, HM34, HM50, HB2, HB70, HB180, SB151, SB240, SB273, HB95, HB247, HB332, HB8, HB253, HB4, HB96

Keywords: high-wage jobs, tax credit, job creation, New Mexico, economic development, high-quality literacy instruction, science of reading, structured literacy, reading instruction, literacy assessment, dyslexia screening, phonics, phonemic awareness, fluency, vocabulary, comprehension, biliteracy, English language learner, ELL, bilingual education

Bills: HR9, HR15, HB202, HB206, HB338, HB379, HB547, HB691, HB843, HB861, HB908

Keywords: human rights, individual liberties, Magna Carta, constitutionalism, free speech, voter identification, election integrity, federal elections, public confidence, election security, SAVE America Act, Louisiana, election fraud, job advertisement, salary transparency, civil service, employment notification, applicant rights, legislative attendance, task force

Transcript Highlights:

• They are funded to do the work appropriately and with the appropriate oversight.
• ><01:04:58.080> So,<01:04:58.240> you're ...enhancing transparency and legislative oversight
• you're putting that into law so that you're providing<01:12:26.400> that<01:12:26.560> oversight
• And<01:12:27.400> if<01:12:27.960> we<01:12:28.160> you providing that oversight
• And if we you providing that oversight.

Bills: SF856, HF4482, HF3672, HF1234, HF4591, HF3554, HF936

Keywords: Inspector General, fraud prevention, state audit, public funds, misuse, transparency, government accountability, HF4482, Minnesota Historical Society, state historic sites, historic site management, historic preservation, county historical society, local historical society, municipality, county government, admission fees, grants-in-aid, site operations, site maintenance

Bills: HB1559, HB2012, HB2297, HB2122, HB2345, HB2398, HB2534, HB2621

Keywords: telecommunication devices, student use, public schools, student engagement, educational outcomes, confiscation policy, mental health, statewide policy, community literacy, education, Title I funding, reading proficiency, underserved communities, family engagement, tutoring, literacy support, adult education, community education, literacy programs, workforce development

Bills: SB1192, SB1264, SB1284, SB1810, SB1921

Keywords: substance abuse, counseling, assessment fees, mental health, alcohol and drug programs, domestic violence, domestic abuse, assault and battery, assault, battery, strangulation, dangerous weapon, family or household member, intimate partner, pregnant woman, great bodily injury, batterers intervention program, batterers' intervention, anger management, victim safety

Bills: SB125, SB123, SB124, HB38, SB125, SB123, SB124, HB38

Keywords: oyster shell, tax credit, recycling, restaurant, state revenue, environmental benefit, sales tax exemption, seafood, fishing industry, local government, municipal exemption, seagrass restoration, environmental policy, water quality, marine ecosystems, conservation efforts, marine conservation, environmental remediation, coastal ecosystems, state waters

Transcript Highlights:

• pointed out, Section 41 then allows the Secretary of State to place that county under administrative oversight
• Members, the statute currently allows the Secretary of State to conduct administrative oversight for
• Administrative oversight brings us right back to step one.
• So, through authoritative statewide advisories, placing a county's elections under administrative oversight
• The resources expended on such oversight would be far better used on statewide voter education efforts

Bills: HB3097, HB3691, SB108, SB827, SB1541, SB1862, SB2166, SB2216

Keywords: Texas elections, Election Code, uniform election date, November election, local elections, political subdivisions, general election date, election administration, municipal utility district, county elections, local government, ballot scheduling, candidate filing, voter turnout, election calendar, HB 3097, early voting, electronic application, mail-in ballot, voting accessibility

Bills: HB1821, HB1822, HB1943, HB3882, HB4263, HB4476, HB4628, HB4631, HB4885, HB4923, HB5461, HB5483, HB5525

Keywords: juvenile records, sealing, privacy, criminal justice, youth rehabilitation, legal procedures, juvenile court, record sealing, nondisclosure, age jurisdiction, criminal justice reform, juvenile board, compensation, Winkler County, juvenile justice, county funding, grants, career education, technical programs, workforce development

Transcript Highlights:

• Yeah, there's oversight with it, but I know they have the specifics on exactly what those mechanisms
• about today had been touched on how this bill with new compact kind of puts some teeth and some oversight
• And so right now there's our state, Texas has really, there's no teeth, there's no oversight.
• the bill clarifies that the Office of Inspector General may share information gathered during its oversight

Bills: HB 26, HB 140, HB 141, HB 142, HB 215

Keywords: Medicaid, nutrition support, maternal health, chronic conditions, pilot program, DFPS, Department of Family and Protective Services, child protective services, child abuse investigations, child neglect, child exploitation, advisory committee, Family and Protective Services Council, council abolition, foster care, due process, investigative procedures, child welfare, parental rights, family preservation services

Transcript Highlights:

• And then as far<01:26:15.520> as<01:26:15.680> the<01:26:15.800> judicial<01:26:
• 16.440> review<01:26:16.800> provisions, far as the judicial review provisions, far as
• We'd like to thank the author, the committee, and the judicial branch for their work on this.
• <01:49:20.240> branch the situations where the judicial branch the situations where the judicial
• judicial branch for their work on this. judicial branch for their work on this.

Bills: SF1750, HF2700, HF1606, HF3356, HF3946, HF3970, HF3658, HF3875, HF2627, SF856, HF1268, HF1338

Keywords: common interest community, CIC, homeowners association, HOA, condominium, planned community, cooperative, unit owner, association board, declarant, declarant control, special declarant rights, assessment lien, foreclosure, late fees, fines, attorney fees, resale disclosure, annual report, maintenance plan