Texas landlord repair laws

What your landlord is required to fix, how long they have once you put it in writing, and what Texas law lets you do if they don't.

What your landlord must maintain

Under Tex. Prop. Code § 92.052, a landlord must make a diligent effort to repair or remedy a condition that materially affects the physical health or safety of an ordinary tenant, once the tenant gives notice and is not delinquent in rent.

Conditions the statute covers

• ✓Raw sewage backup or flooding inside the unitimmediate
• ✓No drinkable running water at all3-day clock
• ✓No working heat3-day clock
• ✓No working air conditioning3-day clock
• ✓No hot water (below 120°F)
• ✓Dangerous electrical problem — exposed wiring, sparking, no power
• ✓Gas leak or carbon monoxide hazard
• ✓Roof or plumbing leak causing water damage
• ✓Mold growth
• ✓Rodent or insect infestation
• ✓Broken stairs, railings, floors, or ceiling
• ✓Broken exterior door, window, or lock

The highlighted conditions are on a shorter statutory clock than the general deadline — Texas treats them as urgent.

What you can do about it

Once written notice has been given and the statutory period has passed, you may terminate the lease, have the condition repaired and deduct the cost from rent under § 92.0561, or seek judicial relief under § 92.0563 — which provides for a court order to repair, a rent reduction dating from this notice, a civil penalty of one month's rent plus $500, actual damages, court costs and attorney's fees — though under § 92.056(f)(3) a tenant who elects to terminate gives up the § 92.0561 repair-and-deduct remedy and the repair-order and rent-reduction remedies of § 92.0563(a)(1)–(2).

Repair-and-deduct limit: under § 92.0561(b) the deduction may not exceed one month's rent or $500, whichever is greater. (Shown for a $1,500 monthly rent where the limit depends on rent.)

Retaliation is illegal

Section 92.331 prohibits retaliation — including eviction, rent increases, or reduced services — within six months after a tenant gives a notice to repair, and § 92.333 provides for a civil penalty of one month's rent plus $500, actual damages, court costs and attorney's fees.

Limits and exceptions

The duty may be shifted to the tenant only in narrow circumstances under § 92.006, and the tenant must not be delinquent in rent when notice is given.

Common questions

How long does a landlord have to make repairs in Texas?

Section 92.056(d) creates a rebuttable presumption that seven days is a reasonable time to repair. That clock starts when your landlord receives written notice — which is why how you send it matters.

Can I withhold rent or repair it myself in Texas?

Texas allows repair-and-deduct within limits: under § 92.0561(b) the deduction may not exceed one month's rent or $500, whichever is greater. You must give written notice first, and the statutory waiting period must pass before you act.

Can my landlord retaliate if I ask for repairs in Texas?

Section 92.331 prohibits retaliation — including eviction, rent increases, or reduced services — within six months after a tenant gives a notice to repair, and § 92.333 provides for a civil penalty of one month's rent plus $500, actual damages, court costs and attorney's fees.

Do I have to put a repair request in writing in Texas?

Yes — and it is the single most important step. Under Tex. Prop. Code § 92.056, the landlord's obligations and your remedies run from written notice. A text message or a phone call generally leaves you arguing about whether and when your landlord was told.