SB 844 Texas Senate · 89th Legislature (2025)

Relating to procedures for changes to a zoning regulation or district boundary.

SB 844 establishes new procedures for Texas municipalities making zoning changes that do not qualify as major overhauls (e.g., not city-wide code updates or new zoning maps). It requires written protests signed by owners of at least 20% of the affected land or 60% of adjacent land within 200 feet to trigger stricter approval rules. If protested, such zoning changes must receive approval from at least three-fourths of the city council. This applies only to smaller, targeted adjustments - not comprehensive zoning changes - as defined in the bill.

Issues: ✗ Housing

Bill status passed 3 of 5 stages cleared

Introduction

Jan 2025

Committee Review

May 2025

Senate Passage

Apr 2025

House Passage

Governor

Introduced Jan 17, 2025 Last action May 6, 2025

Maddy AI version diff · 1 comparison

What changed between versions

Introduced → Engrossed · 6 edits · Apr 23, 2025

MODERATE

This bill significantly restructures zoning protest procedures in Texas by removing protections for municipalities that make residential development more restrictive and adding new protections for municipalities that allow more residential development or adopt gambling-related zoning changes. The changes shift the burden of proof and voting thresholds depending on whether a zoning change increases or decreases residential development opportunities.

Scope change

The bill's scope expanded from only protecting restrictive zoning changes to also protecting less restrictive changes and new categories like gambling-related zoning, while removing the ability to force municipalities to adopt restrictive zoning changes.

ELIGIBILITY

Removed the provision allowing citizens to sue municipalities to force adoption of zoning changes that make residential development more restrictive.

DEFINITION

Added a new definition for 'proposed comprehensive zoning change' covering changes that allow more residential development, apply uniformly to all parcels, or create new zoning codes.

Added specific protection for zoning changes that allow gambling or sports wagering operations.

REQUIREMENT

Changed protest signature requirements from 60% of affected area owners to 20% for less restrictive changes and 60% for more restrictive changes.

Modified voting thresholds required to override protests, distinguishing between changes that increase versus decrease residential development.

TIMELINE

Added new effective date of September 1, 2025 for the changes to apply to future zoning proposals.

Floor votes

How they voted

This bill passed the Senate by voice vote (no roll call recorded).

Full legislative history

Actions timeline

Total actions

Key actions

Committee

Amendments

May 6, 2025

Lower · Passed

Committee report sent to Calendars

lower

May 6, 2025

Lower · Passed

Committee report distributed

lower

May 2, 2025

Lower · Passed

Reported favorably w/o amendment(s)

lower

Apr 28, 2025

Committee

Referred to Land & Resource Management

lower

Apr 28, 2025

Introduced

Read first time

lower

Apr 24, 2025

Introduced

Received from the Senate

lower

Apr 23, 2025

Upper · Passed

Passed

upper

Apr 23, 2025

Upper · Passed

Passed to engrossment as amended

upper

Apr 23, 2025

Upper · Passed

Amended

upper

Apr 23, 2025

Introduced

Amendment(s) offered

upper

Apr 14, 2025

Upper · Passed

Committee report printed and distributed

upper

Apr 14, 2025

Upper · Passed

Reported favorably as substituted

upper

Apr 10, 2025

Upper · Passed

Vote taken in committee

upper

Apr 7, 2025

Upper · Passed

Left pending in committee

upper

Apr 7, 2025

Upper · Passed

Testimony taken in committee

upper

Feb 13, 2025

Committee

Referred to Local Government

upper

Feb 13, 2025

Introduced

Read first time

upper

6 primary · 18 co-sponsors