Early Engagement

The Texas REALTORS® Political Involvement Committee (PIC) plays a significant role in state-level legislative elections.

Among its other duties, the PIC is charged with:

• Rating incumbent lawmakers using a combination of quantitative evaluation and qualitative analysis (detailed below)
• Working with local boards to accelerate local timeline for TREPAC recommendations and Opportunity Race requests in certain legislative districts (a.k.a. “early engagement”)

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What does this mean for local boards?

Early Engagement Criteria/timeline for 2020 primaries (pre-filing)

Candidate ratings

How Texas REALTORS® and TREPAC Can Engage

What does this mean for local boards?

If your PIC member comes to you with an opportunity for early engagement, you have four options:

• Pass a local recommendation for early engagement in a candidate’s election. TREPAC will consider this race at its next opportunity using your local recommendation and PIC guidance.
• Oppose a recommendation for early engagement in a candidate’s election. The PAC may still consider this race at its next opportunity, but will require a 2/3 vote to override your local position. If that vote is not taken or the 2/3 threshold is not met, you can submit a candidate recommendation on your own timeline.
• Request additional time to process the recommendation on early engagement in a candidate’s election. (contact staff)
• Take no action or remain neutral on early engagement in a candidate’s election: TREPAC may still consider this race at its next opportunity.

Early Engagement Criteria/Timeline (pre-filing)

• Early engagement– legislative races in which TREPAC may vote to support an announced candidate ahead of the official filing period (November – December in odd years)
  • Recommendations for early engagement can come from the PIC or a local board
  • Perpetual campaigns – Identify the need to get involved early due to the perpetual nature of the modern political environment
  • Candidate Interviews – still part of the process, use your discretion to determine if an “interview” is necessary
• Timeline for 2020 primaries
  • Tuesday, Aug. 6
    • PIC begins evaluation of candidates for 2020 primaries
    • PIC evaluates races for early engagement opportunities
  • Friday, Sept. 6
    • Opportunity Race Requests due for Sept. 12 PIC meeting
    • Local recommendations due for Sept. 13 TREPAC meeting
  • Thursday, Sept. 12
    • PIC meets at conference
  • Friday, Sept. 13
    • TREPAC Trustees meet at conference
      • 86th Legislature post-session contributions
      • 2020 primary contributions
  • Thursday, Oct. 3
    • Opportunity Race requests due for 10/8 PIC meeting
    • Local PAC recommendations due for 10/8 TREPAC meeting
  • Tuesday Oct. 8
    • PIC meets at Orientation
    • TREPAC Trustees meet at Orientation (2020 contributions)
  • Saturday, Nov. 9
    • Filing opens for place on a primary ballot
  • Monday, Dec. 9 (6 p.m.)
    • Filing deadline
  • Tuesday, Dec. 24
    • Opportunity Race requests due for 1/9 PIC meeting
    • Local recommendations due for 1/10 TREPAC meeting
  • Thursday, Jan. 9
    • PIC meeting
  • Friday, Jan. 10
    • TREPAC – 2020 contributions
  • Saturday, Feb. 8 
    • PIC and TREPAC Trustees 
  • Tuesday, Feb. 18
    • First day of early voting 
  • Friday, Feb. 28
    • Last day of early voting
  • Tuesday, March 3
    • Primary Election Day

Candidate ratings

The PIC is charged with “rating” legislators and candidates to provide guidance to local boards and the TREPAC Trustees.

• Candidate Categories
  • Office Holders
    • REALTOR® Champion – a candidate with a demonstrated track record of significant support for REALTOR® Party positions; who has demonstrated REALTOR® support through other (non-voting) activity, such as carrying legislation; who may have notable leadership roles within the legislature or political parties; who has been receptive and responsive to Texas REALTORS® and REALTOR® constituents.
    • REALTOR® Friend – a candidate with a demonstrated track record of support for REALTOR® Party positions; who has been receptive and responsive to Texas REALTORS®, REALTOR® constituents, and the local association.
    • Incumbent – a candidate who currently holds the office for which he/she is seeking re-election.
  • Open seats
    • Friendly candidate – a candidate with known support for REALTOR® Party positions; who has been receptive and responsive to Texas REALTORS® and REALTOR® constituents.
    • Unfriendly candidate – a candidate with known opposition to REALTOR® Party positions; who has been unreceptive and unresponsive to Texas REALTORS® and REALTOR® constituents; running against an incumbent.
  • Contested seats
    • Friendly challenger – a candidate with known support for REALTOR® Party positions; who has been receptive and responsive to Texas REALTORS® and REALTOR® constituents; running against an incumbent.
    • Unfriendly challenger – a candidate with known opposition to REALTOR® Party positions; who has been unreceptive and unresponsive to Texas REALTORS® and REALTOR® constituents; running against an incumbent
• Candidate evaluation
  • Incumbents
    • Quantitative Evaluation 
      • Numerical grade based on Texas REALTORS® legislative priorities
      • Considers all votes on all priority bills (including committee votes) and amendments
    • Qualitative (staff/PIC/local)
      • Level of competitiveness
      • Local intel
      • Lobby team input
        1. Behind the scenes
        2. Legislator background
        3. Committee assignments
        4. Receptive/responsive
  • Challengers/Open seats
    • Candidate questionnaire/interview
    • Political experience
      • Elected/appointed positions
      • Employed by elected?
      • Community involvement
    • Professional real estate experience
    • Relationship with local board/state, if any
    • Philosophical agreement with issues
    • Viability of campaign
      • Community support
      • Fundraising
      • Campaign activity

How Texas REALTORS® and TREPAC can engage

• TREPAC direct contribution – contributions of hard (non-corporate) dollars directly to a candidate or candidate’s campaign; Local boards may submit TREPAC request forms for state-level legislative races.
• Coordinated Political Activity – in-kind contributions using TREPAC non-corporate dollars done with or at the request of the candidate or the candidate’s campaign; examples may be a sending a direct mailer, buying yard signs, providing contract labor, sharing a poll, or hosting a meet-and-greet event.
• Opportunity Race – a REALTOR®-facing campaign in support of a TREPAC-supported candidate using Texas REALTORS® corporate dollars. These races are requested by local boards and conducted in candidates’ districts and from state association headquarters. The PIC, local REALTORS®, and Texas REALTORS® Field Reps concentrate on mobilizing district REALTORS® to vote for the supported candidate. Examples of mobilization include placing REALTORS® at the polls, member-to-member phone banking, direct mail, REALTORS®-For webpages, and email. Local boards may learn more and request opportunity races here.
• Independent Expenditure – Political communication funded by corporate dollars (Texas REALTORS® or Texas REALTORS® PAC) or non-corporate TREPAC dollars that expressly advocates for or against a candidate. The term “independent” is critical, as it signifies that the advocacy is not made in cooperation, consultation, in concert with, or at the request or suggestion of, a candidate, candidate’s PAC, a political party, or any other entity.