Turnover is a sequence with three statutory deadlines inside it: re-keying every keyed security device within seven days of the turnover date (Property Code §92.156), testing every smoke alarm before the new tenant takes possession (§92.258(b)), and refunding or itemising the outgoing tenant’s deposit within 30 days of surrender once a forwarding address is given (§§92.103, 92.107). The list below runs from the key receipt to the next key handover; the city guides on this site add local steps — a change-of-tenancy inspection in Garland, a licence check in Pasadena, a two-utility handover in McKinney.
The list
| Day | Task | Rule or purpose |
|---|---|---|
| 0 | Key receipt signed; meter readings; move-out photographs before anything is touched | Surrender date; §92.103 clock |
| 0–1 | Secure the unit; change keypad codes; landlord’s utility accounts reopened effective day 1 | §92.008 — no gaps for the next tenant |
| 1–7 | Re-key every keyed lock; record the date per door | §92.156(a) |
| 1–7 | Price deductions from paired photographs; obtain invoices | §92.104 |
| 2–14 | Repairs, cleaning, paint where damage (not wear) requires it; pest treatment if needed | Condition; local licence conditions |
| Before listing | Photographs for the ad; fair-housing check of the ad text | Chapter 301 |
| Before possession | Test every smoke alarm; check §92.153 devices; new filter; hot water at 120 °F | §§92.258, 92.153, 92.052 |
| ≤ 30 after surrender + address | Deposit accounting postmarked; e-mail copy | §§92.103, 92.104, 92.1041 |
| Possession | Move-in record with the new tenant; lease copy within 3 business days; welcome packet | §92.024 |
Running two clocks at once
The outgoing tenant’s 30-day deposit clock and the incoming tenant’s possession date overlap. Do the photographs and pricing in the first week, before repairs erase the evidence; then repair. A landlord who repairs first and photographs afterwards has lost the deduction.
Local additions
- Cities with rental registration or inspection programs put an inspection between “repairs” and “possession” — Garland, Grand Prairie (apartments), Brownsville (4+ units), Pasadena (2+ units), Arlington (apartments) among the twenty on this site.
- Cities where the water utility requires the lease before opening a tenant account add a step before possession.
- HOA move-in procedures (gate codes, elevator bookings) go on the list where they apply.
Frequently asked questions
What must a Texas landlord do between tenants?
Re-key every keyed lock within seven days, test every smoke alarm before the new tenant’s possession, and account for the old tenant’s deposit within 30 days of surrender (Property Code §§92.156, 92.258, 92.103).
Should repairs wait for the move-out photographs?
Yes — photograph and price deductions first; repairs done before the record is made cannot be charged with confidence.
Do some Texas cities inspect at turnover?
Yes — for example Garland’s single-family rental program inspects at each change of tenancy, and several cities license or inspect multifamily units annually; see the city guides.
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 — Moving out ↗
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.