Gulf South Texas Gateway Project: What East Texas Landowners Need to Know

Attorney Philip Hundl shares a pipeline alert for East Texas landowners who may be impacted by the Gulf South Texas Gateway Project, a proposed high-pressure natural gas pipeline involving approximately 155 miles of new 36-inch to 42-inch pipe. Landowners receiving initial offers should carefully review the proposed route, easement terms, temporary workspace, access roads, and overall impact on their property before signing any documents.

East Texas landowners may be receiving initial offers related to a Gulf South pipeline project known as the Texas Gateway Project. This project may affect landowners in several East Texas counties.

The project involves Gulf South Pipeline Company, LLC, which is connected to Boardwalk and its affiliated entities. As with many pipeline projects, landowners may hear different names associated with the same overall project, so it is important to pay close attention to the company name, project name, and documents being presented.

The Texas Gateway Project is a proposed high-pressure natural gas pipeline project.

Based on what we understand, the project includes approximately 155 miles of new pipeline with 36-inch to 42-inch diameter pipe.

Where Is the Texas Gateway Project Located?

The Gulf South Texas Gateway Project is projected to begin in Panola County and run south through parts of East Texas, including the following counties:

• Panola County
• Shelby County
• San Augustine County
• Sabine County
• Jasper County

From there, the project continues into Louisiana.

This project appears to parallel an existing pipeline much of the way. However, there are times when it deviates. That matters because the route shown in the preliminary stages may not be the exact route you see later when initial offers or final offers are made.

Gulf South has many projects that are federal projects, also referred to as FERC (Federal Energy Regulatory Commission) projects.

Because this project goes from one state to another, crossing state lines, this would be a FERC project.

That is important because these projects can take longer and often move on a longer timeframe.

Why East Texas Landowners Should Pay Attention Now

This part of East Texas is beginning to get more populated with small ranchettes.

There is also a poultry industry in this area, including landowners who are contract growers with chicken houses. In some situations, the pipeline may have to deviate around those improvements.

If you are in this area of East Texas, this project has come to our attention because it appears to be at the stage where landowners are beginning to receive initial offers.

Some landowners may have been approached a while back about survey access and then thought the project was not going to happen.

With FERC projects, the timeline can be longer. Even if it seemed quiet for a while, the project may still move forward.

At this point, landowners may now be receiving initial offers.

Based on what we understand, the project timeline appears to include construction in the first quarter of 2028.

However, these projects often expand or shift their timelines. Construction could potentially occur from the end of 2027 to 2028, or even into 2029.

Before construction starts, Gulf South will likely want to have all easements acquired. That means landowners should move that timeline up by approximately six to eight months, because the easements will likely need to be in place before construction begins.

Evaluate the Offer, Easement Terms, and Route

If you are a landowner affected by the Gulf South Texas Gateway Project, it is extremely important to evaluate:

• The offer
• The easement terms being proposed
• The route being proposed
• How the project will affect your property

We often see preliminary routes shown one way, and then once initial offers and final offers begin, the route may have changed.

It may still be on your property, but it may have changed significantly.

One of the most important things to understand is the full scope of the project on your property.

You need to know whether the project will include only a permanent easement area or whether it will also include additional areas and rights.

If the project includes a permanent easement area, you need to understand how wide that easement will be and where it will be located on your property.

The permanent easement can affect how the land is used, so it is important to review it carefully before signing anything.

Temporary Workspace and Additional Temporary Workspace

Most likely, the project will also include temporary workspace or additional temporary workspace.

We refer to those areas as TWS or ATWS.

Even though these areas may be temporary, they can still have a significant impact during construction and should be reviewed as part of the overall project scope.

Temporary or Permanent Access Roads

You also need to pay attention to whether the project includes temporary access roads or permanent access roads.

Access roads can have a significant impact on your property, so they should not be overlooked when reviewing the proposed easement documents.

Understanding the scope of the project is extremely important when negotiating:

• Easement terms
• A possible reroute, if possible
• Compensation

You need to understand how the project appears to affect your property before you can fully evaluate the offer being made.

Consult an Eminent Domain and Condemnation Attorney

If you are affected by the Gulf South Texas Gateway Project, I recommend consulting an attorney who handles eminent domain and condemnation cases.

An attorney can walk through the proposed scope of the project as it affects your property and help you better understand the route, easement terms, and potential impact.

• Step 2 in Texas Land Condemnation Process
• Right of Way Agents Negotiating Easements
• Boardwalk – Gulf South Texas Gateway Project website