A maintenance calendar turns the statutory duties and the Texas seasons into dated tasks. The duties come from Property Code Chapter 92: smoke alarms tested at each new tenancy and repaired on notice (§92.258), locks re-keyed within seven days of turnover (§92.156), hot water kept at 120 °F (§92.052(a)(3)(B)) and every health-or-safety condition repaired on the §92.056 clock. The seasons come from the state: hail and storms in spring, heat from May, hurricane season on the coast from June, freezes from December. The calendar below is generic; the city guides on this site add the local items — drought stages, playa lakes, sirens.
The calendar
| When | Task | Why |
|---|---|---|
| January | Check heating; insulate anything exposed that froze last year; test water heater at 120 °F | §92.052 hot water; freeze |
| March | Photograph roof and exterior with dates; clear gutters; trim trees | Hail season file; insurance |
| April | Service air-conditioning; replace filters; record output temperature | Heat; local cooling standards |
| May | Check irrigation and backflow assembly (test where the city requires it); yard rules to the tenant | Drought stages; city codes |
| June | Hurricane sheet to coastal tenants; confirm wind and flood cover; secure loose items | Storm season; §92.0135 disclosure accuracy |
| Quarterly | Walk the exterior; read the water meter against the bill; check for leaks | Leak arrears; §92.052 |
| Each turnover | Re-key within 7 days; test every smoke alarm; inventory with photographs; check security devices under §92.153 | §§92.156, 92.258, 92.153 |
| October | Insulate pipes and hose bibs; test heating; written freeze instructions to the tenant | Freeze; February 2021 lessons |
| December | Year-end review of open work orders; renew vendor insurance certificates | Records; IRS recordkeeping |
Running it
- Assign each task to a person and a date; a calendar without an owner is a wish list.
- Log completion with a photograph or invoice — the same evidence that answers a §92.056 claim or a deposit dispute.
- Review the log each December against the year’s repair requests: a task that keeps generating emergencies moves earlier or becomes more frequent.
- Share the tenant-facing items (filters, freeze instructions, yard rules) in the welcome packet, so the tenant’s calendar matches yours.
Frequently asked questions
Which maintenance tasks are required by Texas law?
Smoke alarms tested at the start of each tenancy and repaired on notice, locks re-keyed within seven days of turnover, hot water at 120 °F, and repair of any condition affecting health or safety after notice (Property Code Chapter 92).
When should Texas landlords winterise?
In October — insulate exposed pipes and hose bibs, test the heating and give the tenant written freeze instructions before the first forecast freeze.
How does the calendar help in a dispute?
Dated completion records show diligence under §92.056 and support deductions under §92.104; they also substantiate repair expenses for the tax return (IRS).
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 ↗
- IRS — Tips on rental real estate income, deductions and recordkeeping ↗
- 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.