Relating to electronic delivery of notice for certain municipal zoning changes.
ModeratePlan for compliance
Low Cost
Effective:2025-06-20
Enforcing Agencies
Municipal Governing Bodies • Municipal Zoning Commissions
01
Compliance Analysis
Key implementation requirements and action items for compliance with this legislation
Implementation Timeline
Effective Date: June 20, 2025
Compliance Deadline:Immediate upon municipal portal launch. While the law is active, you cannot elect electronic delivery until your specific municipality launches its online portal.
Agency Rulemaking: Municipalities must individually design and deploy online portals to manage these elections. Expect a "regulatory gray zone" over the next 3-6 months where some cities offer the option while others remain exclusively on US Mail.
Immediate Action Plan
Establish the Alias: Create a dedicated, monitored email address immediately for all regulatory correspondence.
Audit Lease Language: Insert clauses in upcoming renewals preventing tenants from altering the landlord’s statutory notice preferences.
Inventory Nonconforming Assets: Identify properties with "grandfathered" uses; these are the primary targets of the legislation's new warning requirements.
Monitor Municipal Portals: Assign a compliance officer to check the websites of your top 10 jurisdictions monthly for the launch of the opt-in portal.
Default to "No": Until you have a centralized digital workflow, instruct all staff NOT to opt-in. Rely on US Mail until your digital intake is audit-proof.
Operational Changes Required
Contracts
Commercial Leases (NNN): You must amend lease templates to explicitly prohibit tenants from "opting in" to electronic zoning notices on behalf of the property owner. The owner of record must retain control over the notice channel.
Vendor Agreements: Review Master Service Agreements (MSAs) with property tax consultants and third-party asset managers. Define strictly who has the authority to bind the company to electronic service of process.
Hiring/Training
Inbox Management: Staff responsible for the designated intake email must be trained that "acknowledging receipt" (clicking a link or replying) is a legally binding action that stops the clock on the municipality's obligation to send physical mail.
Portal Administration: Designate a single "Portal Administrator" per region. Do not allow local site managers to create accounts with personal work emails, as turnover will sever the notice chain.
Reporting & Record-Keeping
Centralized Intake: Establish a dedicated, permanent email alias (e.g., `regulatory.notices@company.com`) rather than using individual employee addresses.
Audit Trails: You must archive the digital "acknowledgment of receipt" indefinitely. In litigation regarding a zoning change, this timestamp will determine whether you were given the statutory 10-day notice required for a public hearing.
Fees & Costs
Direct Costs: None.
Indirect Risks: High. Failure to act on a digital notice regarding "Nonconforming Use" changes can result in significant asset devaluation without the safety net of certified mail delivery.
Strategic Ambiguities & Considerations
The "Reversion" Time Lag: The statute requires municipalities to revert to US Mail if an electronic notice is not acknowledged. However, the law does not define the waiting period. If a city waits 5 days for an email read receipt before mailing a physical letter, you may receive the hard copy *after* the hearing date.
Authentication Standards: The law requires a portal but sets no identity verification standards. There is a risk of fraud where unauthorized parties (e.g., disgruntled tenants or activists) could opt a property into electronic notices using a dummy email address to divert critical information.
"Occupant" Data: The law requires notice to "each occupant." It is unclear how municipalities will gather digital contact data for multi-tenant commercial occupants who do not appear on tax rolls.
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Information presented is for general knowledge only and is provided without warranty, express or implied. Consult qualified government affairs professionals and legal counsel before making compliance decisions.
The bill author has informed the committee that physical mail can often be delayed or misplaced as it is sent out to be delivered, and that as we transition to a digital age, it has become more common to receive documents via text or email to ensure important information is received in a timely manner. H.B. 4506 seeks to authorize notice of public hearings regarding municipal zoning changes to be delivered electronically.
CRIMINAL JUSTICE IMPACT
It is the committee's opinion that this bill does not expressly create a criminal offense, increase the punishment for an existing criminal offense or category of offenses, or change the eligibility of a person for community supervision, parole, or mandatory supervision.
RULEMAKING AUTHORITY
It is the committee's opinion that this bill does not expressly grant any additional rulemaking authority to a state officer, department, agency, or institution.
ANALYSIS
H.B. 4506 amends the Local Government Code to authorize a municipality to deliver notice of public hearings regarding municipal zoning changes electronically by email or text message, but only if the recipient elects to receive such notice electronically. The bill requires a municipality that intends to deliver notice electronically to establish an online portal on the municipality's website through which a notice recipient may elect to receive notice electronically and manage preferences for the electronic receipt.
EFFECTIVE DATE
On passage, or, if the bill does not receive the necessary vote, September 1, 2025.
Effective June 20, 2025, HB4506 authorizes Texas municipalities to substitute certified mail with electronic notifications (email/text) for zoning changes, contingent upon a property owner's affirmative "opt-in" via a secure portal. This legislation fundamentally shifts the burden of notice monitoring from physical mailrooms to digital inboxes; failure to properly manage this election can result in missed hearings regarding the down-zoning or removal of nonconforming use status for your assets. Implementation Timeline Effective Date: June 20, 2025 Compliance Deadline: Immediate upon municipal portal launch.
Q
Who authored HB4506?
HB4506 was authored by Texas Representative Greg Bonnen during the Regular Session.
Q
When was HB4506 signed into law?
HB4506 was signed into law by Governor Greg Abbott on June 20, 2025.
Q
Which agencies enforce HB4506?
HB4506 is enforced by Municipal Governing Bodies and Municipal Zoning Commissions.
Q
How urgent is compliance with HB4506?
The compliance urgency for HB4506 is rated as "moderate". Businesses and organizations should review the requirements and timeline to ensure timely compliance.
Q
What is the cost impact of HB4506?
The cost impact of HB4506 is estimated as "low". This may vary based on industry and implementation requirements.
Q
What topics does HB4506 address?
HB4506 addresses topics including city government, city government--land use & zoning, county government, county government--land use & zoning and electronic information systems.
Legislative data provided by LegiScanLast updated: November 25, 2025
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