Texas Emergency Exit Lighting Rules For Renters

Knowing your rights as a renter in Texas is vital, especially when it comes to emergency protections like exit lighting. Emergency exit lighting helps renters stay safe by ensuring clear, illuminated pathways out of buildings during fires or power outages. This article breaks down the legal requirements for emergency exit lighting in Texas, what you can expect as a tenant, and what steps to take if these standards aren't met.

What Are Texas Emergency Exit Lighting Standards?

In Texas, emergency exit lighting in rental buildings falls under the state fire safety and building codes. These laws set clear standards to ensure residents can evacuate safely if an emergency happens.

Key Legal Standards for Exit Lighting

• Visibility: Lighting must make all exit routes, stairs, exit doors, and pathways clearly visible, even in a power outage.
• Backup Power: Exit lighting systems should have battery backup or generator power to function if the main electricity fails.
• Placement: Exit signs and lighting need to be installed above or beside exit doors and along escape routes.
• Maintenance: Landlords are required to maintain and test emergency lighting regularly to ensure it works properly.

These rules apply mainly to apartment complexes and multi-unit rental properties. Single-family homes or duplexes usually aren’t required to have dedicated emergency exit lights, but must still have a clear, safe exit path.

Where Can You Find the Law?

In Texas, standards for emergency exit lighting come from the Texas Occupations Code Chapter 6002: Fire Protection and Safety and referenced building codes. The fire marshal in your city or county also enforces these requirements through inspections.^[1]

Landlord Responsibilities for Exit Lighting Safety

Property owners and managers must comply with these emergency lighting laws. Their main duties include:

• Installing all required exit lights and illuminated exit signs according to code
• Testing and maintaining these safety features regularly, especially backup power
• Fixing any broken or non-working emergency lights promptly after being notified
• Complying with local fire inspections and responding to notices about violations

What Is the Renter's Role?

As a tenant, you are responsible for reporting any emergency exit lighting that doesn't work correctly. Promptly tell your landlord in writing if you notice:

• Exit signs or emergency lights that are burned out or not illuminating
• Blocked or hard-to-see exit lights or pathways
• Lights that fail to turn on during building fire drills or power outages

How to Report Unsafe Emergency Exit Lighting

If your landlord does not quickly address written complaints about faulty emergency exit lighting, you can take further action to protect yourself and others:

• Contact the local fire marshal or code enforcement office. Find your city or county fire marshal’s contact details on your local government website.
• File a complaint with the Texas Department of Housing and Community Affairs (TDHCA). The TDHCA investigates complaints about unsafe rental conditions in certain subsidized or assisted housing. For private apartments, your best point of contact is the city or county fire authority.

Relevant Official Forms

• Texas TDHCA Housing Complaint Form: Used to report unsafe living conditions, including non-working emergency exit lighting, for certain multifamily developments. Complete the online form or print and submit via mail.
  File a housing complaint with TDHCA.
  Example: If your repeated requests to fix exit lighting in a subsidized apartment are ignored, use this form to start a formal complaint.

Which Tribunal Handles Tenant Complaints?

Renters in Texas can take disputes — including issues around repairs and safety — to their local Justice Court (commonly called the Justice of the Peace Court). This is where tenants can pursue remedies under state tenancy law if emergency safety standards are not met.^[2]

What Does the Texas Tenancy Law Say?

The Texas Property Code Chapter 92: Residential Tenancies clearly states that landlords must repair or remedy any condition that materially affects your physical health or safety.^[3] Non-working emergency exit lighting can fall into this category if it creates a danger during an emergency.

FAQ: Texas Emergency Exit Lighting Standards

1. What should I do if emergency exit lights in my apartment are broken?
   If you see damaged or non-functioning emergency exit lights, notify your landlord in writing as soon as possible and request prompt repair. If unresolved, contact local code enforcement or your city fire marshal.
2. Are landlords legally required to provide emergency exit lighting in every Texas rental?
   Landlords of apartment complexes and multi-unit rentals must comply with exit lighting standards. Single-family rental houses are generally not required, but all rentals must have safe, clear exit routes.
3. Can I withhold rent if my landlord refuses to fix unsafe conditions like non-working emergency exit lights?
   You cannot automatically withhold rent in Texas for repairs, but you may seek court remedies under the Texas Property Code. Consult the Justice Court or a legal aid agency for your options.
4. How can I report a landlord for not maintaining emergency exit lighting?
   Start by filing a formal written repair request. If ignored, you can contact your local fire marshal, file a complaint with the TDHCA for certain housing, or seek help through the Justice Court.
5. Which official government agency enforces emergency lighting safety in rentals?
   The local fire marshal enforces emergency lighting standards, while rental disputes are handled by the Justice Court and safety complaints by the TDHCA for subsidized housing.

Key Takeaways for Texas Renters

• Emergency exit lighting must work properly and be maintained by landlords of apartments and multi-unit properties.
• Report non-functioning exit lights in writing. Keep a copy of your complaint.
• If repairs are ignored, seek help from your local fire marshal, the TDHCA (for certain developments), or your area’s Justice Court.

By understanding and using your rights, you help ensure a safe living environment for yourself and others.

Need Help? Resources for Renters

• Texas Department of Housing and Community Affairs (TDHCA) – File a Housing Complaint
• Find Your Local Justice Court (Texas Justice of the Peace Courts)
• Texas State Fire Marshal’s Office
• For city fire marshals or code enforcement, search “[Your City] Fire Marshal” on your city’s official website
• TexasLawHelp.org – Health and Safety Hazards in Rentals (Official Texas Legal Aid)

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1. See: Texas Fire Codes and Safety Regulations (Texas Department of Insurance).
2. See: Texas Justice Court Directory.
3. See: Texas Property Code Chapter 92 – Residential Tenancies.

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