The bill amends the Local Government Code to establish an option for third-party review of development documents and inspections, allowing applicants and landowners to seek independent evaluations when regulatory authorities do not meet specified deadlines. Specifically, it introduces provisions that enable applicants to obtain reviews from qualified individuals, such as licensed engineers or inspectors, if the regulatory authority fails to approve or inspect a development document within 15 days. The bill also clarifies that the third-party reviewers must conduct their evaluations as if they were the regulatory authority and must notify the regulatory authority of their findings within 15 days of completion.

Additionally, the bill prohibits regulatory authorities from requiring applicants to waive their right to third-party reviews or to seek additional approvals for documents already approved by third-party reviewers. This ensures that applicants retain their rights and that the review process remains transparent and efficient. The amendments apply only to development documents or inspection requests that are not finalized by the effective date of the Act, maintaining the applicability of previous laws for finalized documents. The Act is set to take effect immediately upon receiving a two-thirds vote from both houses or on September 1, 2025, if such a vote is not achieved.