2023 Texas Statutes › Insurance Code › Title 11 - Title Insurance › Subtitle D - Title Insurance Professionals › Chapter 2651 - Title Insurance Agents and Direct Operations › Subchapter A. Title Insurance Agent's License › Section 2651.012. Unencumbered Assets

Sec. 2651.012.  UNENCUMBERED ASSETS.  (a)  In this section:
(1)  "Principal office" means a principal office of the business organization, unincorporated association, sole proprietorship, or partnership in this state in which the decision makers for the organization conduct the daily affairs of the organization.  The presence of an agency or representative does not establish a principal office.
(2)  "Unencumbered assets" means:
(A)  cash or cash equivalents;
(B)  liquid assets that have a readily determinable market value and that do not have any lien against them;
(C)  real estate, in excess of any encumbrances;
(D)  investments, such as mutual funds, certificates of deposit, and stocks and bonds;
(E)  a surety bond, the form and content of which shall be prescribed by the commissioner in accordance with this code;
(F)  a deposit made in accordance with Section 2651.102;
(G)  a letter of credit that meets the requirements of Section 493.104(b)(2)(C); and
(H)  a solvency account that meets the requirements of Section 2651.0121.
(b)  The unencumbered assets required under this section are reserves for contingencies.  The reserves must be deducted from premiums for purposes of proceedings conducted under Subchapter D, Chapter 2703.  The reserves may only be spent or released:
(1)  as permitted by the commissioner if the agent is declared impaired;
(2)  if the agent merges or consolidates with another agent who maintains the amount of unencumbered assets that would be required for the survivor of the merger or consolidation;
(3)  if the agent surrenders the agent's license under Section 2651.201;
(4)  if the agent is liquidated; or
(5)  if the agent's license is revoked.
(c)  Except as provided by Subsection (d), an agent must maintain unencumbered assets with a market value in excess of liabilities, exclusive of the value of abstract plants, in the following amounts unless the commissioner establishes lesser amounts by rule:
(1)  if the agent maintains its principal office in a county with a population of 10,000 or more but less than 50,000: $25,000;
(2)  if the agent maintains its principal office in a county with a population of 50,000 or more but less than 200,000: $50,000;
(3)  if the agent maintains its principal office in a county with a population of 200,000 or more but less than one million: $100,000; and
(4)  if the agent maintains its principal office in a county with a population of one million or more: $150,000.
(d)  Except as provided by the commissioner by rule, an agent that maintains its principal office in a county with a population of less than 10,000 is exempt from this section.
(e)  An agent that maintains a principal office in more than one county must meet the asset standards for the largest county for which the agent will hold a license.
(f)  An agent may elect to:
(1)  maintain unencumbered assets as required by this section; or
(2)  place a deposit with the department as authorized by Section 2652.102.
(g)  An agent that holds a license on September 1, 2009, and that has held the license for at least three years as of that date is not required to comply with Subsection (c) on September 1, 2009, but shall increase the unencumbered assets held by the agent, or make and increase the required deposit, until the agent is in compliance with the required capitalization amounts in accordance with the schedule established under this subsection. The agent must hold unencumbered assets, or make a deposit in an amount, such that:
(1)  if the agent has been licensed at least three years but less than four years:
(A)  the agent has at least 33 percent of the required capitalization amount on September 1, 2010;
(B)  the agent has at least 66 percent of the required capitalization amount on September 1, 2011; and
(C)  the agent has at least 100 percent of the required capitalization amount on September 1, 2012;
(2)  if the agent has been licensed at least four years but less than five years:
(A)  the agent has at least 25 percent of the required capitalization amount on September 1, 2010;
(B)  the agent has at least 50 percent of the required capitalization amount on September 1, 2011;
(C)  the agent has at least 75 percent of the required capitalization amount on September 1, 2012; and
(D)  the agent has at least 100 percent of the required capitalization amount on September 1, 2013;
(3)  if the agent has been licensed at least five years but less than six years:
(A)  the agent has at least 20 percent of the required capitalization amount on September 1, 2010;
(B)  the agent has at least 40 percent of the required capitalization amount on September 1, 2011;
(C)  the agent has at least 60 percent of the required capitalization amount on September 1, 2012;
(D)  the agent has at least 80 percent of the required capitalization amount on September 1, 2013; and
(E)  the agent has at least 100 percent of the required capitalization amount on September 1, 2014;
(4)  if the agent has been licensed at least six years but less than seven years:
(A)  the agent has at least 16.66 percent of the required capitalization amount on September 1, 2010;
(B)  the agent has at least 33.32 percent of the required capitalization amount on September 1, 2011;
(C)  the agent has at least 49.98 percent of the required capitalization amount on September 1, 2012;
(D)  the agent has at least 66.64 percent of the required capitalization amount on September 1, 2013;
(E)  the agent has at least 83.3 percent of the required capitalization amount on September 1, 2014; and
(F)  the agent has at least 100 percent of the required capitalization amount on September 1, 2015;
(5)  if the agent has been licensed at least seven years but less than eight years:
(A)  the agent has at least 14.29 percent of the required capitalization amount on September 1, 2010;
(B)  the agent has at least 28.58 percent of the required capitalization amount on September 1, 2011;
(C)  the agent has at least 42.87 percent of the required capitalization amount on September 1, 2012;
(D)  the agent has at least 57.16 percent of the required capitalization amount on September 1, 2013;
(E)  the agent has at least 71.45 percent of the required capitalization amount on September 1, 2014;
(F)  the agent has at least 85.74 percent of the required capitalization amount on September 1, 2015; and
(G)  the agent has at least 100 percent of the required capitalization amount on September 1, 2016;
(6)  if the agent has been licensed at least eight years but less than nine years:
(A)  the agent has at least 12.5 percent of the required capitalization amount on September 1, 2010;
(B)  the agent has at least 25 percent of the required capitalization amount on September 1, 2011;
(C)  the agent has at least 37.5 percent of the required capitalization amount on September 1, 2012;
(D)  the agent has at least 50 percent of the required capitalization amount on September 1, 2013;
(E)  the agent has at least 62.5 percent of the required capitalization amount on September 1, 2014;
(F)  the agent has at least 75 percent of the required capitalization amount on September 1, 2015;
(G)  the agent has at least 87.5 percent of the required capitalization amount on September 1, 2016; and
(H)  the agent has at least 100 percent of the required capitalization amount on September 1, 2017; and
(7)  if the agent has been licensed at least nine years:
(A)  the agent has at least 11.11 percent of the required capitalization amount on September 1, 2010;
(B)  the agent has at least 22.22 percent of the required capitalization amount on September 1, 2011;
(C)  the agent has at least 33.33 percent of the required capitalization amount on September 1, 2012;
(D)  the agent has at least 44.44 percent of the required capitalization amount on September 1, 2013;
(E)  the agent has at least 55.55 percent of the required capitalization amount on September 1, 2014;
(F)  the agent has at least 66.66 percent of the required capitalization amount on September 1, 2015;
(G)  the agent has at least 77.77 percent of the required capitalization amount on September 1, 2016;
(H)  the agent has at least 88.88 percent of the required capitalization amount on September 1, 2017; and
(I)  the agent has at least 100 percent of the required capitalization amount on September 1, 2018.
(h)  If the agent has been licensed less than three years as of September 1, 2009, the agent must have:
(1)  at least 50 percent of the required capitalization amount required under Subsection (c) on September 1, 2010; and
(2)  100 percent of that required capitalization amount on September 1, 2011.
(i)  This subsection and Subsection (g) expire September 2, 2018.
(j)  Notwithstanding any other provision of this section, this section takes effect only after the commissioner adopts the form, content, and procedures for use of the surety bond authorized under Subsection (a).  The commissioner by rule shall establish the procedures for making, filing, using, and paying for the surety bond.  Notwithstanding Subsections (g) and (h), the commissioner by rule may extend the dates established under those subsections as necessary to comply with this subsection.
Added by Acts 2009, 81st Leg., R.S., Ch. 1025 (H.B. 4338), Sec. 14, eff. September 1, 2009.
Amended by:
Acts 2011, 82nd Leg., R.S., Ch. 536 (H.B. 2604), Sec. 1, eff. June 17, 2011.
Acts 2011, 82nd Leg., R.S., Ch. 536 (H.B. 2604), Sec. 2, eff. June 17, 2011.