Texas Landlord Laws in 2026: A Renter and Owner’s Playbook

If you’re renting in Texas or own rental property here, you need to know this stuff. Seriously. Texas landlord laws changed big-time starting January 1, 2026, and the rules are stricter than ever. Whether you’re the one collecting rent or the one paying it, understanding these laws keeps everyone from getting blindsided.

Let’s break down exactly what you need to know—no legal jargon, no confusion.

What Are Landlord-Tenant Laws, Anyway?

These are the rules that both landlords and tenants have to follow in Texas. Think of them as the referee in the game between property owners and renters.

Under Texas Property Code Chapter 92, landlords and tenants have specific rights and responsibilities. If there’s a written lease, an oral agreement, or the landlord accepts rent payments, Texas law steps in. Basically, it covers everything from security deposits to evictions to repairs. These laws protect both sides from getting taken advantage of.

Right? Here’s the thing: lots of people ignore these laws. That’s usually when problems happen.

Security Deposits: What Landlords Can Collect

In Texas, landlords can pretty much charge whatever they want for a security deposit. There’s no legal cap. Yep, that’s all you need to know.

Most landlords charge one month’s rent as a deposit. That’s reasonable and stays competitive. Some charge more if they think a tenant is riskier. You could charge $3,000 for a $2,000 apartment if you wanted to—Texas won’t stop you.

But wait, it gets more specific. Texas law distinguishes between different types of advance payments. A security deposit is different from an application fee (non-refundable) and different from last month’s rent. They’re three separate things with three separate rules.

Landlords can also require an additional pet deposit. Service animals and emotional support animals? Those are exempt. You cannot charge for those.

Honestly, this is the part most landlords mess up: Don’t mix security deposit money with your own money in your personal account. Technically Texas doesn’t require a separate account, but doing it anyway protects you legally and makes records clearer.

Security Deposit Refunds: The 30-Day Rule

Let’s say a tenant moves out. You’ve got 30 days—30 days exactly—to return their security deposit.

Here’s the catch: the clock doesn’t start until the tenant gives you their forwarding address in writing. So if they move out on March 1st but never give you an address, you technically don’t owe them anything yet. Once you have that address, the 30-day timer starts.

Sound complicated? It’s actually not. Just make sure you get their new address before they leave. In writing. You can include it in your move-out checklist.

If you’re keeping part of the deposit for damages or unpaid rent, you must provide an itemized list of what you deducted and why. No surprises. No vague charges. Specific, detailed, honest.

Wondering what counts as damages you can deduct? You can only charge for things beyond normal wear and tear. A worn carpet, faded paint, dusty light fixtures—those are normal wear and tear. Holes in walls, broken windows, stains that won’t come out, or water damage from neglect—those count as damages.

If you wrongfully hold a tenant’s deposit, they can sue you for three times the amount you withheld plus $100 and their attorney’s fees. That adds up fast.

The Repair Rule: 7 Days

Here’s one landlords need to remember: if a tenant asks for repairs in writing, you’ve got 7 days to fix it. Non-negotiable.

Some issues are more urgent. If sewage is backing up into their unit or the heat doesn’t work in winter, that’s essential to their health and safety. Those need fixing in 3 days, not 7.

If you ignore a repair request for an essential service, tenants can legally repair it themselves and deduct the cost from rent. Or they can break the lease and leave. Or they can sue you. None of those are situations you want.

Okay, pause. Read this carefully. The repair request has to be in writing. A text message counts. An email counts. Verbal complaints? Technically, those don’t trigger the 7-day clock, but good luck arguing that in court. Just make your tenants put requests in writing to protect everyone.

Rent and Late Fees: What You Can Actually Charge

Texas law doesn’t say how a tenant must pay rent. Your lease sets that. Don’t suddenly require online-only payments mid-lease unless the tenant agrees. That’s basically changing the contract.

Late fees? You can charge them, but there are specific rules now. The fee must be “reasonable.” In 2019, Texas passed Senate Bill 1414 to define exactly what “reasonable” means. The late fee cannot exceed 10% of the monthly rent or $10, whichever is greater. If rent is $1,000, your maximum late fee is $100.

You can also charge an additional 5% if the tenant is 15+ days late. But you must include this policy in the written lease, or tenants can challenge it.

Here’s where it gets important: Landlords cannot raise rent to punish a tenant for exercising their legal rights. If someone reports maintenance issues to a city inspector, you can’t suddenly raise their rent. That’s retaliation, and it’s illegal.

Also, there’s no rent control in Texas. You can raise rent by any amount when the lease renews. But you cannot raise it during an active lease unless the lease allows it. And you cannot raise it as retaliation or discrimination.

The Big 2026 Change: Senate Bill 38

This law took effect on January 1, 2026, and it’s shaking things up. Honestly, this part matters if you’re involved in evictions.

Hold on, this one’s important. Senate Bill 38 streamlines the eviction process in several ways. First, it allows landlords to seek summary judgment without a trial in certain eviction cases. Translation: faster evictions in some situations.

Second, it modernizes notice delivery. Eviction notices can now be placed in a “conspicuous place” within the unit instead of requiring hand delivery or affixing to the door. Electronic notices are allowed if both parties agreed to that in writing.

Third, and this is the tenant protection part: if this is a tenant’s first time being late on rent, they now get 72 hours to pay before it can be grounds for eviction. Previously, a landlord could evict after a tenant was one day late. This change protects tenants who’ve never been late before. After 72 hours, the eviction clock starts ticking.

If tenants file an appeal, they must swear under penalty of perjury that it’s a good-faith appeal, not a delay tactic. Lie about that, and there are serious consequences.

What does this mean for you? Faster evictions, yes, but also more documentation is required. Every step has to be by the book. A small procedural mistake could tank your entire case.

Eviction: The Basic Timeline

Here’s what the eviction process looks like (as of January 1, 2026):

If a tenant doesn’t pay rent, you issue a 3-Day Notice to Quit. That’s it—three days to pay or leave. If they don’t comply, you file a formal eviction petition in Justice Court.

From there, the court must hold a trial between 10 and 21 days after the petition is filed. The tenant can appeal within 5 days. With Senate Bill 38, tenants who appeal must swear their appeal is legitimate, not just stalling.

Landlords can request a summary judgment (ruling without a trial) if there are no legitimate factual disputes. But courts still have to follow procedures, or the whole thing can get thrown out.

Here’s where things get serious: You cannot, under any circumstances, evict tenants in retaliation or for discriminatory reasons. If a tenant reported housing code violations and suddenly gets an eviction notice, that’s retaliation. If you’re evicting based on race, national origin, religion, gender, disability, or familial status, that’s discrimination. Both are illegal.

Landlord Entry and Privacy Rights

Landlords cannot just walk into a rental unit whenever they feel like it. Tenants have privacy rights.

Except in emergencies, you must provide reasonable notice—usually 24 hours—before entering an occupied unit. Emergencies (fire, flooding, gas leak) are different. Those you can enter immediately.

Not sure what counts as a violation? Entering without notice is one. Entering for non-repair reasons repeatedly is another. Tenants can sue for improper entry.

Keep it simple: give notice, keep records of that notice, and respect the tenant’s privacy. It’s not hard, and it keeps everyone out of court.

Discrimination: The Laws Are Strict

Landlords cannot refuse to rent, charge different rent, or treat tenants differently based on:

Race or color. National origin or ancestry. Religion or religious practice. Sex or gender. Familial status (having children). Disability (mental or physical). Sexual orientation. Gender identity. Military or veteran status.

These are federally protected classes under the Fair Housing Act plus Texas law additions. Violating these laws? That’s serious. Fines, lawsuits, reputation damage. It’s not worth it.

Want to know something most people don’t realize? You also cannot discriminate based on source of income. If a tenant uses Section 8 vouchers, you cannot refuse them just because they’re subsidized tenants.

Late Fees Explained

Let’s talk about late fees again because people get confused.

In Texas, rent is due on the date specified in the lease. If it’s not fully paid by the due date, rent is considered late. The tenant has until the end of that day to pay without a late fee kicking in… actually, no. Texas law says if rent remains unpaid more than two full days after the due date, a landlord can charge the late fee.

Pretty straightforward. Due date is the 1st, and it’s not paid by 11:59 PM on the 2nd, the fee applies on the 3rd.

Keep records. Document when rent arrives. If you take partial payments or accept late rent regularly without charging fees, you’re setting a precedent that’s hard to break.

Lease Violations and Non-Payment

If a tenant violates the lease (besides non-payment of rent), you issue a 3-Day Notice to Quit. They have three days to fix the violation or move out.

What counts as a lease violation? Unauthorized occupants. Breaking lease terms. Intentional damage. Disturbing other tenants. Violating no-smoking policies. It depends on your lease.

If they don’t cure the violation, you file for eviction. The same timeline applies: 10-21 day trial window, potential appeals, and all the procedural requirements.

New Laws on Squatting

This is brand new. Senate Bill 1333 takes effect January 1, 2026, and changes how squatters are handled.

A squatter is someone who moves into a property with no legal right to be there. Not a tenant. Not someone with a lease. No legal status at all.

Previously, evicting squatters required the same civil eviction process as evicting regular tenants. Slow. Expensive. Frustrating.

Now, property owners can involve law enforcement directly in clear-cut squatting cases. You must have proof of ownership (deed, title) and certify under oath that the occupant has no legal right to be there. Law enforcement can remove them without a court order, assuming you meet those requirements.

This is faster, but here’s the catch: documentation is everything. You need proof. You need paperwork. You need to follow procedure precisely.

Stay with me here. This doesn’t apply to current or former tenants or family members with legal rights. This is specifically for people who have zero legal claim to the property. If there’s any ambiguity, they still go through normal eviction.

Landlord Responsibilities: The Warranty of Habitability

Texas landlords must provide “habitable” housing. That’s a legal term that means the unit meets basic health and safety standards.

Your rental property must have:

Working plumbing and hot water. Electricity that works. Functioning heating and air conditioning (though no specific temperature is mandated). Weathertight roof and walls. No toxic substances like lead paint. Working smoke detectors. Security devices like deadbolts and window latches.

You’re responsible for providing and maintaining these things. Tenants can’t waive these rights. Even if a lease says a tenant accepts a broken air conditioner, they actually can’t. The law overrides it.

If something isn’t habitable and you don’t fix it after a tenant’s written request, they have options. They can repair it and deduct the cost from rent. They can break the lease and leave. They can call city inspectors. They can sue you.

Honestly, this is the part that makes sense. People shouldn’t have to live in unsafe conditions. Landlords profit from renting, so landlords cover basic upkeep.

The Bottom Line on Obligations

Let me break down what landlords and tenants each have to do:

Landlord responsibilities:

Maintain the property in habitable condition
Make repairs within 7 days of written notice
Return security deposits within 30 days
Provide proper eviction notices
Charge reasonable late fees only
Not retaliate or discriminate
Respect tenant privacy

Tenant responsibilities:

Pay rent on time
Don’t damage the property beyond normal wear and tear
Don’t disturb other tenants
Maintain the property’s cleanliness
Follow lease terms
Provide forwarding address for deposit returns
Give notice before moving out (if the lease requires it)

What Happens If Laws Are Broken

Violations have real consequences.

If a landlord wrongfully withholds a security deposit, the tenant can sue for three times the amount plus $100 and attorney’s fees. That’s not a small penalty.

If a landlord retaliates, tenants can sue and potentially break their lease without penalty.

If a landlord discriminates, it’s a federal violation. Fines can be substantial, plus civil lawsuits, plus damage to your rental business reputation.

If a tenant doesn’t pay rent after receiving proper eviction notice, they lose the eviction case and can be physically removed. They’ll likely owe court costs too.

If a landlord tries to remove a tenant without going through proper eviction procedures (like locking them out), that’s illegal. Tenants can sue and recover damages.

What Tenants Can Do About Habitability Issues

Let’s say the apartment has a serious problem—broken heat in December or a mold situation.

First step: write it down. Send written notice. Text, email, or a letter works. Specify what’s wrong and when you need it fixed.

If the landlord doesn’t respond within 7 days (or 3 for essential services), tenants can:

Repair it themselves and deduct the cost from rent (in some situations). Call a city inspector or housing authority. Break the lease and move (in certain cases). Sue the landlord for breach of warranty of habitability.

These are real protections. They’re why writing things down matters.

How to Protect Yourself: Practical Tips

For landlords:

Document everything. Photographs, emails, repair receipts, tenant communications. Keep detailed records of when rent arrives, late fees charged, and deposits collected.

Use written leases. Always. Every time. No exceptions. Verbal agreements are hard to prove.

Send notices in writing. Eviction notices, repair requests, lease violation notices. Don’t rely on memory or word of mouth.

Inspect before and after tenancy. Take photos at move-in and move-out. Note the condition. This protects you if deposit disputes arise.

Return deposits on time. Set a calendar reminder for day 30. Missing this deadline is costly.

For tenants:

Keep everything in writing. Repair requests, tenant communications, move-out notifications. Texts count. Emails count.

Document the property’s condition. Take photos at move-in. Get a walk-through with the landlord in writing. Save everything.

Pay rent on time. Keep receipts or bank records showing payment. This is your proof.

Give proper notice before moving. If the lease requires 30 days’ notice, give it in writing. Keep a copy.

Know your rights. Know what habitability means. Know what’s normal wear and tear. Know when landlords can’t retaliate.

Frequently Asked Questions

Can a landlord raise rent whenever they want?

In Texas, yes, landlords can raise rent by any amount at lease renewal. There’s no state rent control. However, they cannot raise rent during an active lease unless the lease allows it, and they cannot raise rent as retaliation or discrimination. If you’re month-to-month, your landlord can often raise rent with proper notice.

Do I have to give 24 hours’ notice before entering?

Landlords must provide reasonable notice before entering in most situations. 24 hours is considered reasonable. In emergencies (fire, flooding, gas leak), landlords can enter immediately without notice. Don’t enter just to check on things or show the unit without notice—that violates tenant privacy.

What’s the difference between a security deposit and an application fee?

A security deposit is refundable money held to cover damages or unpaid rent. An application fee is non-refundable money paid to screen applicants. Once you pay an application fee, it’s gone. A security deposit should come back (minus legitimate deductions) when you move out.

Can a landlord charge an additional fee if I have a pet?

Yes, landlords can require a separate pet deposit or monthly pet rent. This is legal in Texas. However, service animals and emotional support animals cannot have deposits charged. Assist animals are protected under the ADA and Fair Housing Act.

What if my landlord won’t return my deposit within 30 days?

Document the move-out date. If you gave a forwarding address in writing and 30 days pass without the deposit, send a demand letter (certified mail helps). If they still won’t return it, you can sue in Justice Court (small claims). You could recover up to three times the amount wrongfully withheld plus $100.

Is my first late payment automatically grounds for eviction?

Not anymore. As of January 1, 2026, if you’ve never been late on rent before, you get 72 hours to pay after missing the due date. This is a new tenant protection. After 72 hours (or if you’ve been late before), eviction proceedings can start.

Final Thoughts

Texas landlord laws protect both sides. Landlords get the right to collect rent and enforce lease terms. Tenants get habitability protections and privacy rights. Senate Bill 38 made the eviction process faster and stricter, so documentation is now everything. New anti-squatting laws give property owners more tools to protect their properties.

The key? Know the rules. Follow them. Document everything. Whether you’re renting or owning, staying informed keeps you from getting blindsided.

Now you know the basics. Stay informed, stay compliant, and when in doubt, ask a lawyer. Your wallet will thank you.