An emergency plan names the number a tenant calls at 2 a.m., what the tenant does before anyone arrives, and who the landlord calls next. Texas requires the first item: under Property Code §92.020 a landlord with an on-site office must provide and post a number “that will be answered 24 hours a day” for emergencies affecting health or safety, and every other landlord “must provide to a tenant a telephone number for the purpose of reporting emergencies.” The rest of the plan is a contact list, a shutoff sheet and a rule for who may authorise entry — because §92.0081 lets the landlord enter for a bona fide emergency, and the tenant should know that in advance.
What counts as an emergency
- Water: burst pipe, sewer backup, water heater failure flooding a unit.
- Electrical: sparks, burning smell, no power to the unit when the utility shows service (a landlord-side fault).
- Gas: smell of gas — the tenant leaves and calls the gas utility before the landlord.
- Fire: 911 first; the landlord second.
- Security: a door or window that cannot be locked — §92.153 devices must be repaired; §92.158 puts a landlord’s repair of a security device on a reasonable-time clock after notice.
- Heat and cold: no heating in a freeze; no cooling in extreme heat where a local code sets a standard or the occupant is vulnerable.
The sheet by the door
| Situation | Tenant does first | Then calls |
|---|---|---|
| Water leak or burst pipe | Closes the main valve (location: ___) | Landlord emergency number; water utility if the leak is at the meter |
| No power | Checks the breaker panel (location: ___) | The delivery utility’s outage line; the landlord if the utility shows service |
| Gas smell | Leaves; does not switch anything on or off | Gas utility emergency line; then the landlord |
| Fire or medical | Leaves | 911; then the landlord |
| Cannot lock the door | Stays with someone if possible | Landlord emergency number — repair of security devices is a statutory duty |
| Sewer backup | Stops using water | Landlord emergency number |
The landlord’s side
- A vendor register with a plumber, an electrician, a locksmith and a water-extraction company who answer after hours — see the vendor register guide.
- A written authority: who may approve emergency work up to a stated amount without calling the owner.
- Entry: the lease states that the landlord may enter without prior notice for a bona fide emergency and will leave written notice of the entry.
- Documentation: photographs on arrival, the work order, the invoice, and a next-day note to the tenant — the emergency file is also the insurance file.
- Follow-up: an emergency repair that leaves a health-or-safety condition (a dried-out wall, a temporary patch) starts the ordinary §92.052 clock.
Frequently asked questions
Must a Texas landlord give tenants an emergency number?
Yes. A landlord with an on-site office must post a number answered 24 hours a day; every other landlord must provide a number for reporting emergencies affecting health or safety (Property Code §92.020).
Can a landlord enter without notice in an emergency?
Texas has no statewide entry-notice statute; the lease sets notice rules, and §92.0081 recognises entry for a bona fide emergency. Say so in the lease and leave written notice afterwards (Chapter 92).
Is a broken lock an emergency?
Treat it as one. Security devices required by §92.153 must be kept working, and §92.158 places their repair on a reasonable-time clock after the tenant’s request (Property Code Subchapter D).
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.
- Texas Property Code, Chapter 92 — Residential Tenancies ↗
- Texas State Law Library — Landlord/Tenant Law research guide ↗
- Texas State Law Library — Repairs ↗
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.