Texas Tenant Rights: Sub-Metering vs. Master Meter Billing

Understanding how you are billed for utilities in your Texas rental can impact your monthly costs and your rights as a tenant. Whether your landlord uses sub-metering or a master meter, Texas law provides specific rules to protect renters. This guide explains the key differences and what you should know if you rent in Texas.

What is Sub-Metering vs. Master Metering?

When it comes to utility billing in Texas rentals, there are two common setups:

• Sub-Metering: Each rental unit has its own separate meter. Tenants pay for the amount of water, gas, or electricity they use, as measured by individual meters.
• Master Metering (Allocation): The entire building uses a single meter. The landlord receives the bill and then divides the utility costs among tenants, typically based on the unit's size, number of occupants, or another allocation method, rather than direct measurement.

Both systems are legal, but each has distinct rules under Texas law that affect how and what your landlord can charge you.

Tenant Rights Under Texas Utilities Laws

Tenant utility billing in Texas is governed by the Texas Property Code Chapter 92 and Public Utility Commission of Texas regulations.^[1][2] Here are key tenant protections:

• Clear Disclosure: Your lease must say if utilities are sub-metered or allocated. The method of billing, applicable administrative fees, and any formulas for dividing costs must be disclosed.
• No Upcharges: If your unit is sub-metered, landlords cannot add extra charges to your utility bill, except a modest administrative fee set by law.
• Bill Details: Bills for sub-metered units must show the meter readings, dates, and rate used. Allocated bills must show how your portion was determined.
• Right to Information: You can request records that support your billed amount, including a copy of the entire master utility bill and any allocation formula used.
• Dispute Process: If you disagree with your bill or suspect overcharging, you can file a complaint with the Texas Public Utility Commission or start a case in your local Justice Court (small claims court).

Official Forms: Requesting Utility Billing Information

While there isn't a single "official form" specifically for utility disputes in Texas, renters are protected by the right to request supporting documents in writing. If a landlord fails to provide this, you may report the issue to the Public Utility Commission (PUC) or seek legal help.

• PUC Informal Complaint Form - Used to file a complaint regarding water sub-metering, master metering billing, or overcharges. For example, if your landlord refuses to provide bill details for your allocated water charges. File a complaint with the Public Utility Commission of Texas.
• Justice Court Petition (Small Claims) - Used if you wish to take legal action for billing disputes. Forms and instructions for your local court are available on the Texas Courts Justice Courts Directory.

Always make requests in writing and keep copies for your records.

What to Do if You Suspect Utility Overcharges or Billing Errors

If you believe you're being overcharged for utilities, follow these steps:

• Ask your landlord in writing for copies of the actual utility bills and your calculation details.
• Compare the details to your lease and the Texas Property Code.
• If you do not receive a clear explanation, you can file a complaint with the Texas PUC or take your case to Justice Court.

Where to Get Help: Texas Tribunals and Agencies

• Public Utility Commission of Texas (PUC): Regulates water, sewer, and some electric sub-metering/allocations in rentals.
• Texas Justice Courts: Handles small claims billing disputes between tenants and landlords at the local level.

Read more about these processes and your rights in the Texas Property Code, Chapter 92: Residential Tenancies.

FAQ: Sub-Metering and Master Metering in Texas Rentals

1. Can my landlord charge me extra administrative fees for my sub-metered water bill?
   Only the administrative fee allowed by the Texas Property Code is permitted—currently up to 9% of the utility charge. No additional profit is allowed.
2. How can I find out if my apartment is sub-metered or master-metered?
   Your lease must clearly state the utility billing method. You can also request written confirmation from your landlord.
3. What should I do if my landlord won’t give me billing information?
   Request the documents in writing. If they refuse, file a complaint through the Public Utility Commission of Texas.
4. Can my utilities be shut off if I dispute a bill?
   Landlords cannot disconnect utilities as a form of retaliation. If you’re being threatened with shutoff, seek help through official channels immediately.
5. What government agency oversees utility billing disputes in Texas rentals?
   The Public Utility Commission of Texas regulates this area and provides complaint forms and resolution services.

Key Takeaways for Texas Renters

• Know if you’re under a sub-meter or master-meter system—your rights and billing rules differ.
• Your lease must disclose utility billing methods and allowed fees.
• Dispute unclear or unfair charges using official PUC complaint forms or Justice Court.

Stay proactive and keep written records for any utilities issues—this makes resolving problems smoother.

Need Help? Resources for Renters

• PUC Water Utility Consumer FAQ: Answers to common sub-metering and allocation questions.
• Texas Tenants' Union: Advocacy, workshops, and guidance about rental rights (non-government, but widely recognized).
• Texas Law Help - Utilities and Rental Housing: Statewide information on utility rights and legal aid services.
• Texas Department of Housing and Community Affairs (TDHCA): Official housing resources and complaint forms.

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1. [1] Texas Property Code Chapter 92: Residential Tenancies
2. [2] Public Utility Commission of Texas – Submetering and Allocation
3. [3] List of Texas Justice Courts

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