Austin’s flood rules changed because the rain did. The National Weather Service’s Atlas 14 study, completed in 2018, “shows that Central Texas is experiencing heavier rainfall and that severe flooding is more likely than previously thought,” and in November 2019 the city “updated its floodplain regulations in response” (Austin Watershed Protection — Floodplain management). The most significant change, in the city’s words, was “to base development regulations on the current FEMA 500-year floodplain, instead of the 100-year floodplain.” The state disclosure in Property Code §92.0135 still asks about the 100-year floodplain and about flooding in the past five years. A property can therefore be outside the disclosed zone and inside the regulated one. This plan starts there and adds heat and freeze.
Flood: the regulatory floodplain versus the disclosed floodplain
The city explains that “pending completion of the City’s ongoing floodplain study updates, the regulatory floodplain is based on the current FEMA 500-year floodplain,” which it calls the “fully developed floodplain,” and that current maps “show where flooding is likely to occur with 10.2 inches of rainfall in 24 hours,” while updated maps “will reflect flooding from almost 13 inches of rain in some areas.” For a landlord the consequences are two. First, the §92.0135 answer is about the FEMA 100-year map, so check the FEMA Flood Map Service Center and keep a dated screenshot. Second, a repair or improvement to a property inside the regulatory floodplain is subject to the city’s floodplain rules — the city notes that “if you are simply living in your home or running your business, you do not need to make any changes,” but building, redeveloping or remodeling is different. Check before authorising major work.
ATX FloodPro: the address check
The city’s instructions: go to ATXFloodPro.com, click “I want to,” then “Find Floodplain Information,” enter the address and search; “areas shown in light blue are in the fully developed floodplain and subject to floodplain regulations,” darker blue areas are subject to stricter regulations, and a map of the property can be printed. Keep that print with the FEMA screenshot in the property file.
Heat
A cooling failure in an Austin summer is the most likely health-and-safety condition to start the tenant’s remedies under §92.056. Service the system before summer, keep a contractor who can respond within days, and answer a written cooling complaint the same day in writing. Outages go to Austin Energy, the city-owned utility; give the tenant that number rather than yours.
Freeze
Before the first forecast freeze: insulate exposed lines and hose bibs, confirm the heating works, and show the tenant the water shutoff and breaker panel. A burst on the tenant’s side of the meter runs through the Austin Water account named in the lease (City of Austin), so the utilities clause should say whose name is on it. During a prolonged outage the landlord may not cut utilities but also cannot restore them; §92.008 on interruption of utilities and §92.054 on casualty loss are the two sections to read before making promises.
The one-page sheet and the after-event file
- Austin Energy outage number; Austin Water emergency number; 311.
- The landlord’s emergency line and the repair route named in the lease.
- Water shutoff and breaker panel locations.
- The city’s emergency alert channels and the instruction to follow official guidance.
- After an event: dated photographs before repair, the tenant’s written report, the insurer’s claim number, and — for work inside the regulatory floodplain — a check with Watershed Protection first.
| Risk | Where to check | What the lease or file contains |
|---|---|---|
| 100-year floodplain (disclosure) | FEMA map | Signed §92.0135 disclosure; dated map screenshot |
| 500-year regulatory floodplain | ATX FloodPro · Watershed Protection | Printed FloodPro map; note that remodeling may trigger floodplain rules |
| Heat and cooling failure | Property Code §92.056 | Repair contact and emergency number; same-day acknowledgement |
| Power interruption | Austin Energy | Outage number on the sheet; §92.008 respected |
| Freeze damage | Austin Water | Account holder named; shutoff location on the sheet |
What changes in Austin
- Since November 2019 the city regulates development against the FEMA 500-year floodplain, wider than the 100-year zone in the state disclosure.
- Atlas 14 showed Central Texas rainfall is heavier than earlier maps assumed — the city’s own maps are being updated.
- ATX FloodPro gives a printable floodplain map by address, in addition to FEMA.
- Every outage or water call goes to a city-owned utility: Austin Energy or Austin Water.
Frequently asked questions
Does Austin use the 100-year or the 500-year floodplain?
For development regulations, the FEMA 500-year floodplain since November 2019 (Watershed Protection). The Texas lease disclosure under §92.0135 asks about the 100-year floodplain; check both.
How do I check whether an Austin property is in the floodplain?
Use ATX FloodPro: “I want to” → “Find Floodplain Information” → enter the address. Light blue areas are in the fully developed floodplain; darker blue areas face stricter rules. Then check the FEMA map for the disclosure.
Do I need a flood disclosure for an Austin lease?
Yes, for most residential leases of 30 days or more in Texas: Property Code §92.0135 requires a signed written notice about 100-year floodplain awareness and flooding in the past five years.
Who does an Austin tenant call in a power outage?
Austin Energy, the city-owned electric utility (Austin Energy).
Sources
Rules change and the right answer can depend on the home, the city, the lease and the timing. These are the official pages this guide relies on; check them before signing, charging a fee, sending a notice or making a legal decision.
- Austin Watershed Protection — Floodplain management ↗
- ATX FloodPro — floodplain map by address ↗
- FEMA Flood Map Service Center ↗
- TREC — Landlord’s Floodplain and Flood Notice (official form) ↗
- Texas Property Code, Chapter 92 (residential tenancies) ↗
- Austin Energy — About ↗
- City of Austin — Austin Water ↗
General information for U.S. landlords, with a Texas focus. This guide is not legal, tax or accounting advice. Consult a qualified professional for your situation. Written by the rentalfreelease.com Editorial Team; last reviewed September 19, 2026.