[
  {
    "id":"hoa-records",
    "label":"My HOA won't provide records",
    "keywords":["hoa","association","records","financial records","documents"],
    "summary":"Texas does not have a general state agency that regulates property owners' associations. Start with the association's governing documents and Texas Property Code Chapter 209. TREC maintains the statewide HOA management-certificate database but does not regulate HOAs.",
    "primary":"Texas Property Code / HOA management-certificate registry",
    "agency":"No general state HOA regulator",
    "links":[
      {"label":"Texas HOA management certificates","url":"https://www.hoa.texas.gov/management-certificates-search"},
      {"label":"Texas Property Code","url":"https://statutes.capitol.texas.gov/Docs/PR/htm/PR.209.htm"}
    ],
    "caution":"The right remedy depends on the type of association, governing documents, notice history, and the specific records requested."
  },
  {
    "id":"insurance-claim",
    "label":"My insurance claim was denied or delayed",
    "keywords":["insurance","claim","denied","adjuster","premium","carrier"],
    "summary":"The Texas Department of Insurance regulates insurers, agents, adjusters, and other TDI-licensed entities. TDI can help with complaints and explain insurance rules, but private coverage disputes can still require contractual or legal remedies.",
    "primary":"Texas Department of Insurance",
    "agency":"TDI",
    "links":[
      {"label":"TDI consumer help","url":"https://www.tdi.texas.gov/tips/ways-we-can-help.html"},
      {"label":"Texas insurance complaint data","url":"https://data.texas.gov/d/jjc8-mxkg"}
    ],
    "caution":"A complaint process does not replace policy deadlines, appraisal provisions, suit limitations, or legal advice."
  },
  {
    "id":"electrician-hvac",
    "label":"I have a problem with an electrician or HVAC contractor",
    "keywords":["electrician","electrical","hvac","air conditioning","ac contractor","license"],
    "summary":"Electricians and air-conditioning/refrigeration contractors are among the occupations licensed by the Texas Department of Licensing and Regulation. Check license status and TDLR enforcement resources before deciding what to do next.",
    "primary":"Texas Department of Licensing and Regulation",
    "agency":"TDLR",
    "links":[
      {"label":"TDLR license data","url":"https://data.texas.gov/d/7358-krk7"},
      {"label":"TDLR enforcement","url":"https://www.tdlr.texas.gov/enforcement.htm"}
    ],
    "caution":"Licensing and discipline are separate from recovering money for defective work or a contract dispute."
  },
  {
    "id":"plumber",
    "label":"I have a problem with a plumber",
    "keywords":["plumber","plumbing","plumbing contractor"],
    "summary":"Plumbing licenses are handled by the Texas State Board of Plumbing Examiners. License and complaint procedures are separate from any private claim for damages.",
    "primary":"Texas State Board of Plumbing Examiners",
    "agency":"TSBPE",
    "links":[
      {"label":"TSBPE","url":"https://tsbpe.texas.gov/"}
    ],
    "caution":"Local permitting and inspection departments can also matter for work performed on a specific property."
  },
  {
    "id":"real-estate-agent",
    "label":"I have a complaint about a real estate agent or broker",
    "keywords":["realtor","real estate agent","broker","trec","agent"],
    "summary":"The Texas Real Estate Commission regulates Texas real estate brokers, sales agents, inspectors, and several related license types. TREC has complaint and license-search procedures.",
    "primary":"Texas Real Estate Commission",
    "agency":"TREC",
    "links":[
      {"label":"TREC complaints","url":"https://www.trec.texas.gov/public/how-file-complaint"},
      {"label":"TREC license holder search","url":"https://www.trec.texas.gov/"}
    ],
    "caution":"TREC does not generally regulate builders or homeowners associations."
  },
  {
    "id":"title-company",
    "label":"I have a complaint about a title company",
    "keywords":["title company","title insurance","escrow"],
    "summary":"Title insurance companies and agents are regulated through the Texas Department of Insurance. TREC directs title-company complaints to TDI rather than treating them as real-estate-license complaints.",
    "primary":"Texas Department of Insurance",
    "agency":"TDI",
    "links":[
      {"label":"TDI title insurance","url":"https://www.tdi.texas.gov/title/"}
    ],
    "caution":"Escrow, closing, title coverage, and ownership disputes can involve different rules and remedies."
  },
  {
    "id":"property-tax",
    "label":"My property appraisal is too high",
    "keywords":["property tax","appraisal","appraisal district","arb","protest","tax value"],
    "summary":"Property appraisal protests begin with your county appraisal district and appraisal review board. The Texas Comptroller publishes statewide guidance, forms, deadlines, and explanations of the protest process.",
    "primary":"County appraisal district / Appraisal Review Board",
    "agency":"Local appraisal district + Texas Comptroller guidance",
    "links":[
      {"label":"Texas Comptroller protest guidance","url":"https://comptroller.texas.gov/taxes/property-tax/protests/"}
    ],
    "caution":"Deadlines are strict and can vary based on when notice was delivered and the type of protest."
  },
  {
    "id":"mechanics-lien",
    "label":"A contractor says they will put a lien on my home",
    "keywords":["mechanic lien","mechanics lien","lien","contractor lien","subcontractor lien"],
    "summary":"Texas mechanic's-lien rights are governed primarily by Property Code Chapter 53. Filing, notice, homestead, retainage, and deadline rules can differ based on who contracted with whom and the type of project.",
    "primary":"Texas Property Code Chapter 53 / county clerk records",
    "agency":"No single regulator",
    "links":[
      {"label":"Texas Property Code Chapter 53","url":"https://statutes.capitol.texas.gov/Docs/PR/htm/PR.53.htm"}
    ],
    "caution":"Lien validity is fact-specific. The site summarizes public law and cannot determine whether a particular lien is valid."
  },
  {
    "id":"roofer",
    "label":"My roofer took a deposit and disappeared",
    "keywords":["roofer","roofing","roof contractor","deposit","abandoned project"],
    "summary":"Texas does not use TDLR as a general statewide roofing-contractor licensing authority. Contract, fraud, local permitting, insurance, and court remedies can be more relevant depending on what happened.",
    "primary":"Local permitting authority / Texas Attorney General consumer resources / private remedies",
    "agency":"No general statewide roofer license through TDLR",
    "links":[
      {"label":"Texas Attorney General consumer protection","url":"https://www.texasattorneygeneral.gov/consumer-protection"}
    ],
    "caution":"Check local permit requirements, written contract terms, payment records, and whether any lien notices have been received."
  },
  {
    "id":"builder",
    "label":"My homebuilder won't fix a defect",
    "keywords":["builder","homebuilder","new construction","warranty","defect"],
    "summary":"TREC states that it does not regulate builders. Builder disputes may involve warranty terms, local building-code enforcement, contracts, statutory consumer protections, arbitration clauses, and private legal remedies.",
    "primary":"Contract/warranty + local code authority + applicable Texas law",
    "agency":"No TREC builder regulator",
    "links":[
      {"label":"TREC complaint jurisdiction information","url":"https://www.trec.texas.gov/node/33"},
      {"label":"Texas Attorney General consumer protection","url":"https://www.texasattorneygeneral.gov/consumer-protection"}
    ],
    "caution":"Construction-defect claims are highly fact-specific and can have notice, inspection, arbitration, and limitations requirements."
  }
]