How long does a Texas landlord have to make repairs?

Short answer: Texas law gives the landlord a reasonable time to make a repair after receiving your notice. The clock does not start when the email is sent. Under Texas Property Code § 92.056(c), the landlord is considered to have received the notice when the landlord or the landlord's agent or employee has actually received it, or when the Postal Service has attempted to deliver it. Under § 92.056(d), seven days after that date is a rebuttable presumption of a reasonable time, not a deadline. Paying, or handing the letter to the mail service, also does not start the clock. Source: Tex. Prop. Code § 92.056(c) and (d).

What "reasonable time" depends on

If someone argues that seven days is not a reasonable time, the law says these must be considered: the date the landlord received the notice, the severity and nature of the condition, and the reasonable availability of materials, labor, and utilities from a utility company (Tex. Prop. Code § 92.056(d)). A small, easy repair and a part that's on backorder can lead to different answers.

Write down the dates

Dates matter here, so keep a simple log:

When you first noticed the problem.
When you reported it, and how (call, portal, email, letter).
Any tracking for a mailed letter.
When anyone came to look at it or replied.

These records help you, and anyone who helps you, understand the timeline.

How to ask for the repair in writing

Say what's wrong, in your own words. What failed, where it is, and the date you first noticed it. Keep it short and factual.
Add photos. Take a wide shot so it's clear where the problem is, then a close-up. Keep the originals with their dates.
Send it to where you pay rent. The law looks at notice given to the person to whom, or the place where, rent is normally paid (Tex. Prop. Code § 92.056(b)(1)). You can also email the manager, but emailing a PDF is not the same as sending it by certified mail.
Keep copies and a simple log. Save your letter, photos, tracking, and a dated log of every call, visit, or reply.
Keep using the portal if you have one. Take a screenshot of each request. A portal request is not the same as a mailed notice.

For a step-by-step version, get the free Texas Tenant Repair Checklist or read How to ask a Texas landlord to make a repair. If your request is stuck in an online portal, see Repair request still sitting in the portal?

The basics of your repair rights

The landlord has a duty to repair serious problems. Not every repair qualifies. Texas law says a landlord must make a diligent effort to repair or remedy a condition that materially affects the physical health or safety of an ordinary tenant, once the tenant has told the landlord and the other conditions are met. Source: Tex. Prop. Code § 92.052(a).

Be current on rent when you give notice. The duty generally applies only if you are not behind on rent at the time the notice is given. Source: Tex. Prop. Code § 92.052(a)(2) and § 92.056(b)(6).

Check your lease about written notice. If your lease is written and requires written notice, the repair notice has to be in writing. Source: Tex. Prop. Code § 92.052(d).

Time to repair. The clock does not start when the email is sent. Under Texas Property Code § 92.056(c), the landlord is considered to have received the notice when the landlord or the landlord's agent or employee has actually received it, or when the Postal Service has attempted to deliver it. Under § 92.056(d), seven days after that date is a rebuttable presumption of a reasonable time, not a deadline. Paying, or handing the letter to the mail service, also does not start the clock. Source: Tex. Prop. Code § 92.056(c) and (d).

Thinking about anything bigger? The law has other remedies, but each has strict requirements and a misstep can cause serious problems. If you're thinking about any step beyond asking for the repair, like changes to your rent or lease, talk with a lawyer or legal aid first. Source: Tex. Prop. Code § 92.056(e); Texas Attorney General, "Renter's Rights."

Where to get free help

TexasLawHelp.org: free legal information and forms for Texans.
Lone Star Legal Aid (Houston and Southeast Texas): 713-652-0077 · 800-733-8394
Legal Aid of NorthWest Texas (Dallas, Fort Worth, North and West Texas): landlord-tenant line 855-548-8457
Texas RioGrande Legal Aid (Central, South and West Texas): trla.org
Your city's 311 or code enforcement for housing code problems. A city complaint is a separate step from your request to the landlord. One doesn't replace the other.
State Bar of Texas Lawyer Referral Information Service: texasbar.com/lris

Frequently asked questions

How long does a landlord have to make repairs in Texas?

The clock does not start when the email is sent. Under Texas Property Code § 92.056(c), the landlord is considered to have received the notice when the landlord or the landlord's agent or employee has actually received it, or when the Postal Service has attempted to deliver it. Under § 92.056(d), seven days after that date is a rebuttable presumption of a reasonable time, not a deadline. Paying, or handing the letter to the mail service, also does not start the clock.

Does the clock start when I email my landlord?

Is seven days a deadline?

No. Seven days is a rebuttable presumption of a reasonable time, not a deadline. The date the landlord received the notice, the severity and nature of the problem, and the availability of materials, labor, and utilities are considered. Source: Tex. Prop. Code § 92.056(d).

What if it's been longer than a reasonable time?

Talk with a lawyer or legal aid before taking any other step. Remedies under the law have strict requirements. Source: Tex. Prop. Code § 92.056(e).

Want us to send it for you?

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Not legal advice. Not a law firm. This page is general information, not a substitute for the advice of an attorney. Laws change; check the current law or ask a lawyer.