Texas heat is a maintenance schedule and a repair-clock question. The National Weather Service describes heat as a leading weather-related cause of death; in a rental, a failed cooling system in summer is a condition that “materially affects the physical health or safety of an ordinary tenant” under Property Code §92.052, so a tenant’s written report starts the §92.056 clock with seven days presumed reasonable — and less where the facts demand it. Some cities set a number: Dallas’s minimum housing standards and Pasadena’s housing code (a 20 °F differential or 78 °F) both fix a cooling standard. Preparation is what keeps the report from arriving.
Before May
| Item | Action | Why |
|---|---|---|
| Cooling system | Service in April; record refrigerant and output temperature; replace filters | Prevents the July failure |
| Attic and insulation | Check ventilation and insulation levels | Load on the system |
| Windows | Screens intact (some codes require them where cooling is absent); blinds or solar film where the lease allows | Comfort; code |
| Water heater and plumbing | Check for leaks; condensate drains clear | Summer humidity |
| Contractor | Confirm the HVAC vendor’s summer response time; a fan or portable unit available | §92.056 diligence |
| Tenant sheet | Filter schedule; thermostat guidance; how to report a failure in writing; the emergency number | §92.020 |
| Local standard | Note the city’s cooling standard if one exists | City codes |
When it fails
- Acknowledge the written report the same day; ask about airflow, thermostat and breakers.
- Dispatch; if the visit is next day, offer a fan or portable unit — especially for elderly, very young or ill occupants.
- If a part is delayed, tell the tenant the date in writing; consider a §92.0562 affidavit.
- Confirm completion in writing with the temperature reached; file the invoice.
Utilities and drought
Grid conservation appeals in extreme heat are the utility’s; a landlord may not interrupt service (§92.008). Drought stages restrict outdoor watering in most Texas cities — the lease’s yard clause should follow the city’s current stage rather than fixed days, and the city guides on this site record the stage in force in September 2026 where the utility publishes it.
Frequently asked questions
Is a landlord required to provide air-conditioning in Texas?
No statute requires it, but where cooling is provided its failure in heat is a health-or-safety condition to be repaired after notice under §92.052, and some city codes set a temperature standard (Property Code §92.052).
How fast must cooling be repaired in summer?
Within a reasonable time after notice; seven days is presumed reasonable but the presumption bends to severity — a heat emergency argues for faster (Property Code §92.056).
Can a lease fix watering days during a drought?
It can, but a city stage change overrides it; write that the tenant waters as the city’s current stage permits.
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.
- National Weather Service — Heat safety ↗
- Texas Property Code, Chapter 92 — Residential Tenancies ↗
- 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.