Dallas, Texas residential lease guide: registration, Oncor, JP courts

The Dallas lease differs from a generic Texas lease in one way that costs money and two ways that cost attention. The money: since October 1, 2025 the City of Dallas requires every rented single-family home, duplex and condominium unit to be registered annually with Code Compliance for $74, with an owner’s self-inspection affidavit each year and a city inspection at least once every five years (Single-Family Rental Registration and Inspection Program). The attention: Dallas is an Oncor retail-choice area, so the tenant picks the electricity provider, and Dallas County assigns two justice courts to each precinct and lets the filer choose either. This guide takes each in turn, with the page it was read on in September 2026.

Registration first: the clause that follows from it

The city describes the program as requiring “annual registration and renewal of rental properties (single-family homes, duplexes, and condominium units in Dallas)” and inspections “at least once every five years but not more frequently than once a year,” with no limit on complaint-based inspections, all performed by a city code officer covering “the interior, exterior, and premise.” A multi-tenant property — apartments — is registered under a sister program at $13 per dwelling unit per year, counted on all units whether occupied or not, with an inspection at least every three years (Multi-Tenant Registration and Inspection Program). Both rest on Chapter 27 of the Dallas City Code, the minimum property standards (Chapter 27 reference manual%20(003).pdf)). For the lease, the practical addition is an access clause that lets the landlord admit a city inspector on reasonable notice: the tenant’s cooperation is needed for an interior inspection, and the lease should say so. Details, fees and exemptions are in the Dallas registration guide.

Electricity: Oncor delivers, the tenant chooses

Dallas is inside the ERCOT competitive area opened by Utilities Code §39.102 on January 1, 2002. Oncor Electric Delivery owns and maintains the lines and meters; its residential service menu sends new customers to “Start New Electric Service: PowertoChoose.org,” the state’s comparison site, because Oncor does not sell electricity. The lease should therefore state that the tenant opens a retail electric account in the tenant’s name from the start date, with any provider serving the address, and that outages are reported to Oncor regardless of provider. If the landlord keeps the account and bills back, the amount and method belong in writing.

Water and sewer: Dallas Water Utilities

Dallas Water Utilities provides “water, wastewater, stormwater and flood control services” inside the city, with customer service at (214) 651-1441 and requests through 311. Name it in the utilities clause and say whose name is on the account. For a master-metered building, Water Code §13.5031 requires the rental agreement to describe the allocation method and state the average unit bill; a house on its own meter is outside those sections but still needs a clear account-holder sentence.

Eviction venue: one precinct, two courts

Dallas County’s justice court page explains that “Justice of the Peace districts and the Constable precincts are the same. There are two Justice of the Peace courts assigned for each precinct, you may choose either court” (Dallas County — JP Courts). The filing is a sworn complaint at a court of the precinct where the property is located, as Property Code §24.0041 requires since January 1, 2026, and each court publishes its own filing procedure — JP 1-2, for instance, sets out its steps for non-payment cases (JP 1-2 procedures). The same chapter now requires a notice to pay rent or vacate for a tenant who was not late before the month of the notice, and counts weekends in the notice period. Because “the City of Dallas resides in four different counties” — Dallas, Collin, Denton and Rockwall, each with its own appraisal district (City of Dallas — Property taxes) — confirm the county on the appraisal record before assuming Dallas County.

Short-term rentals: a clause that waits for the courts

Dallas adopted ordinances in June 2023 restricting short-term rentals in single-family zoning and creating a registration scheme; a district court enjoined both in December 2023 and, as of September 2026, the city was still contesting the injunction on appeal. This page does not state the current rule because no official city page setting it out was available to check. A lease clause prohibiting subletting for stays under 30 days without the owner’s written consent keeps the owner in control whatever the courts decide; check the city’s current position before allowing a short stay.

WHAT TO WRITE IN A DALLAS LEASE
Clause	What changes for a Dallas address	Source
Registration and access	Property registered with Code Compliance; tenant admits city inspector on reasonable notice	Single-family program · Multi-tenant program
Electricity	Tenant opens a retail electric account with the provider of their choice; Oncor delivers and handles outages	Oncor · Utilities Code §39.102
Water and sewer	Dallas Water Utilities account holder named; allocation method if master-metered	Dallas Water Utilities · Water Code §13.5031
Notices and venue	JP precinct for the address (either of its two courts); pay-or-vacate notice for a first late payment	Dallas County JP · Property Code ch. 24
Subletting	No stays under 30 days without written consent, pending the city’s STR rules	Dallas City Code

What changes in Dallas

A house, condo or duplex must be registered with the city every year ($74) and is inspected at least every five years; apartments pay $13 per unit and are inspected every three years.
Electricity is retail-choice: the tenant picks the provider; Oncor delivers and takes outage calls.
Dallas County assigns two JP courts per precinct and lets the landlord choose either.
The city’s short-term rental ordinances were enjoined in December 2023 and remained in litigation in September 2026 — write a consent-based subletting clause.
Parts of Dallas lie in Collin, Denton or Rockwall County; the county changes the court and the appraisal district.

Frequently asked questions

Do I have to register a rental house in Dallas?

Yes. Since October 1, 2025, owners of single-family homes, duplexes and condo units rented in Dallas register annually online with Code Compliance, pay a non-refundable $74 fee and file an owner’s self-inspection checklist and affidavit (City of Dallas). The city inspects at least once every five years.

Can my tenant choose their electricity provider in Dallas?

Yes. Dallas is in the competitive area under Utilities Code §39.102; Oncor delivers the power and directs new customers to PowerToChoose.org to select a retail provider (Oncor).

Which court do I file a Dallas eviction in?

A justice court of the Dallas County precinct where the property is located; the county assigns two courts to each precinct and “you may choose either court” (Dallas County JP Courts). For a property in the Collin, Denton or Rockwall County part of Dallas, file in that county.

Are short-term rentals allowed in Dallas?

The city’s 2023 ordinances restricting them were enjoined by a court in December 2023 and were still under appeal in September 2026; no official page stating the rule in force was available to verify. Check with the City of Dallas before allowing a stay of under 30 days, and keep a subletting clause that requires the owner’s written consent.

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.

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.