How to Request Repairs from Your Texas Landlord

If you’re a renter in Texas having trouble with leaky plumbing, broken air conditioning, or unsafe conditions in your home, you have legal rights that protect your health and safety. In this guide, you’ll learn the essential steps for filing an effective repair request with your landlord, understand your rights under Texas law, and find official forms and resources for fast action.

Understanding Your Rights to Repairs in Texas

Texas law requires landlords to repair conditions that affect a tenant’s physical health or safety. These protections are outlined in the Texas Property Code, Chapter 92: Residential Tenancies^[1]. Common repairs that qualify include broken heating or air conditioning, serious plumbing leaks, pest infestations, and issues with doors or locks.

Key Repair Rights

• Landlords must fix conditions that threaten your health or safety, even if your lease says otherwise.
• The issue must not be caused by your misuse or neglect.
• You must be current on rent when making the request.

How to File a Repair Request That Gets Results

The Texas Property Code requires renters to follow specific steps for repair requests. Here’s how you can get started and increase your chances of a prompt resolution.

1. Notify Your Landlord in Writing

• Write a detailed repair request describing the issue.
• Use clear, simple language and list each problem separately.
• Keep a copy and use a method with proof of delivery—such as certified mail, return receipt requested.

2. Wait for a Reasonable Response

• Texas law gives your landlord a “reasonable time” to fix the problem, typically within 7 days unless the issue is urgent.
• If repairs aren’t made and you’ve properly notified the landlord, you gain additional rights under Section 92.056 of the Texas Property Code^[2].

3. Using the Texas Tenant Repair Request Form

• While there is no “official” statewide form, many cities and legal aid agencies offer sample Tenant Maintenance Request Forms.
• TexasLawHelp.org provides sample repair request letters with step-by-step instructions.

Example: Maria sends her landlord a certified letter describing a broken heater, attaches a copy for her records, and gives her landlord 7 days to respond.

4. What If the Landlord Doesn’t Fix the Problem?

• If your landlord does not act and you followed all steps, you may have options such as terminating the lease, repairing and deducting costs (with legal restrictions), or going to court.
• You must follow strict Texas laws before taking further action. Review Section 92.0561 for repair-and-deduct rules.

Texas Tribunal for Rental Disputes

In Texas, repair disputes are generally handled in your local Justice of the Peace Court. You do not need a lawyer to apply, but having all communication and documentation ready is important.

Step-by-Step: Filing an Effective Repair Request in Texas

• Check that your rent is fully paid and you did not cause the problem.
• Gather evidence (photos, neighbor statements, previous requests).
• Write a clear, dated repair request letter. Save a copy.
• Send the letter using certified mail or another verifiable delivery method.
• Wait 7 days or reasonable time for the landlord to respond.
• If there’s no action, review your rights and consider next steps, including contacting the Justice Court or legal aid.

Relevant Texas Forms and Where to Find Them

• Sample Tenant’s Request for Repairs Letter: TexasLawHelp Repair Request Sample Letter
  • When/How Used: Use this sample letter to formally request repairs and protect your legal rights. It includes address, issue details, and your requested timeframe. Mail it by certified mail and save tracking receipts.

For disputes, use your local county’s Justice of the Peace Court” eviction and repair forms for the appropriate process if you need to escalate the matter.

Frequently Asked Questions

1. What repairs are landlords required to make in Texas?
   Landlords must repair conditions that affect your health or safety, including broken heating, plumbing issues, or pest infestations, as outlined in the Texas Property Code.
2. How should I send a repair request to my landlord?
   Always send repair requests in writing through certified mail or with another proof of delivery and keep a copy for your records.
3. How long does a landlord have to fix things in Texas?
   Usually, landlords have 7 days to make repairs after receiving your request, unless the issue is urgent and requires immediate attention.
4. Can I make repairs myself and deduct rent?
   Only under strict Texas rules (after correct written notice and deadlines) are you allowed to repair and deduct costs. Be sure to follow the law exactly.
5. Who handles repair disputes if my landlord won’t fix something?
   You can file a case in your local Justice of the Peace Court if the landlord fails to act after proper notice.

Key Takeaways for Texas Renters

• Provide all repair requests in writing and keep proof.
• Texas Property Code protects your right to safe, habitable housing.
• If repairs aren’t made, you may have the right to escalate or terminate your lease.

Following these steps gives you the strongest case and helps resolve repair issues quickly.

Need Help? Resources for Renters

• TexasLawHelp.org: Repairs in Rental Properties — Guidance and sample letters
• Texas Department of Housing and Community Affairs — State housing programs and support
• Texas Justice of the Peace Courts — For legal complaints and disputes
• Local Legal Aid: Contact your local legal aid office for free resources and tenant help

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1. Texas Property Code, Chapter 92: Residential Tenancies
2. Texas Property Code, Section 92.056: Landlord's Duty to Repair or Remedy

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