The Texas repair process has four steps fixed by statute: the tenant’s notice to the place rent is paid, the landlord’s diligent effort within a reasonable time, a second notice (or a first notice sent by trackable mail) if nothing happens, and then the tenant’s remedies. Property Code §92.052 imposes the duty for a condition that “materially affects the physical health or safety of an ordinary tenant” — or a failure to keep hot water at 120 °F — provided the tenant is current on rent; §92.056 makes the landlord liable once the notices and a reasonable time have run, and presumes seven days reasonable; §§92.0561 and 92.0563 give the tenant repair-and-deduct and court remedies. A landlord’s process should be built so that step two always happens before step three.
The statute’s sequence
| Step | Tenant | Landlord | Section |
|---|---|---|---|
| 1 | Gives notice of the condition to the person or place where rent is paid; in writing if the written lease requires it; is current on rent | Receives it — notice by mail counts when the postal service delivers it | §92.052(a), §92.056(c) |
| 2 | — | Makes a diligent effort to repair within a reasonable time; seven days is presumed reasonable, rebuttable by severity and availability of materials and labour | §92.056(b)(4)–(5), (d) |
| 3 | Gives a subsequent written notice after a reasonable time — unless the first notice went by certified, registered or other trackable mail | — | §92.056(b)(3) |
| 4 | May terminate the lease, repair and deduct (up to the greater of one month’s rent or $500), or sue for a repair order, rent reduction, one month’s rent + $500, damages and fees | May file a §92.0562 affidavit explaining a delay outside the landlord’s control | §§92.056(e), 92.0561, 92.0562, 92.0563 |
A process that satisfies step two
- Acknowledge every request in writing the day it arrives, restating the condition and the date received.
- Classify it: health-or-safety (statutory clock) or other (lease clock); emergencies go to the emergency plan.
- Open a work order with the contractor and a target date inside seven days; record each call.
- Tell the tenant the date and, if a part is delayed, why — a §92.0562 affidavit is the formal version of that message.
- Confirm completion in writing and file the invoice; the same file answers a later deduction dispute.
What the landlord need not repair
Conditions caused by the tenant, household members or guests, unless due to normal wear (§92.052(b)); conditions insured as a casualty until the proceeds arrive (§92.054); and a tenant who was delinquent when the notice was given has no §92.056 remedy for that notice. None of that excuses a dangerous condition from being fixed — it changes who pays.
Frequently asked questions
How long does a Texas landlord have to make repairs?
A reasonable time after notice; seven days is presumed reasonable for a condition affecting health or safety, adjustable for severity and the availability of materials and labour (Property Code §92.056(d)).
Does the tenant have to send two notices?
Two notices are required unless the first is sent by certified or registered mail or another trackable delivery service (Property Code §92.056(b)(3)).
How much can a tenant deduct for a repair?
Up to the greater of one month’s rent or $500 per month, after the notice requirements are met (Property Code §92.0561).
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.