Walle Bill Slows Evictions And Bans Lockouts For Unpaid Rent

The text as introduced · 7,077 words

89R2892 DRS-F

By: Walle
H.B. No. 798

A BILL TO BE ENTITLED

AN ACT

relating to certain rights and duties of residential tenants and

landlords; increasing the amount of civil penalties.

BE IT ENACTED BY THE LEGISLATURE OF THE STATE OF TEXAS:

SECTION 1. The heading to Section 24.005, Property Code, is

amended to read as follows:

Sec. 24.005. NOTICE TO CURE DEFAULT FOR NONPAYMENT OF RENT;

NOTICE TO VACATE PRIOR TO FILING EVICTION SUIT.

SECTION 2. Section 24.005, Property Code, is amended by

amending Subsection (a) and adding Subsections (a-1), (a-2), and

(a-3) to read as follows:

(a) Except as provided by Subsections (a-1) and (a-2), if

[ If ] the occupant is a tenant under a written lease or oral rental

agreement, the landlord must give a tenant who defaults or holds

over beyond the end of the rental term or renewal period at least

three days' written notice to vacate the premises before the

landlord files a forcible detainer suit, unless the parties have

contracted for a shorter or longer notice period in a written lease

or agreement. A landlord who files a forcible detainer suit on

grounds that the tenant is holding over beyond the end of the rental

term or renewal period must also comply with the tenancy

termination requirements of Section 91.001.

(a-1) The landlord must give a residential tenant who

defaults for nonpayment of rent 10 days' written notice and an

opportunity to cure the default by paying any delinquent rent

before issuing the notice to vacate under Subsection (a-2). The

written notice must include, in all capital letters in an easily

readable font and type size, the words "YOU ARE IN DEFAULT OF THE

LEASE FOR NONPAYMENT OF RENT. YOU HAVE 10 DAYS AFTER THE DATE THIS

NOTICE WAS DELIVERED TO PAY THE RENT BEFORE A NOTICE TO VACATE MAY

BE ISSUED. CALL THE STATE BAR OF TEXAS TOLL-FREE AT 1-877-9TEXBAR

IF YOU NEED HELP LOCATING AN ATTORNEY. IF YOU CANNOT AFFORD TO HIRE

AN ATTORNEY, YOU MAY BE ELIGIBLE FOR FREE OR LOW-COST LEGAL

ASSISTANCE."

(a-2) After a landlord gives a tenant an opportunity to cure

under Subsection (a-1), the landlord must give the tenant at least

14 days' written notice to vacate the premises before the landlord

files a forcible detainer suit. The notice to vacate must state the

reason for the notice and must include, in all capital letters in an

easily readable font and type size, the words "THIS IS NOT AN

EVICTION ORDER. THIS IS A DEMAND FOR POSSESSION OF THE PROPERTY.

AN EVICTION CASE MAY BE FILED AGAINST YOU 14 DAYS AFTER THE DATE

THIS NOTICE WAS DELIVERED. CALL THE STATE BAR OF TEXAS TOLL-FREE AT

1-877-9TEXBAR IF YOU NEED HELP LOCATING AN ATTORNEY. IF YOU CANNOT

AFFORD TO HIRE AN ATTORNEY, YOU MAY BE ELIGIBLE FOR FREE OR LOW-COST

LEGAL ASSISTANCE."

(a-3) If applicable, the written notice to vacate must

inform a residential tenant of the tenant's right to cure the

default for nonpayment of rent under Section 24.00605.

SECTION 3. Chapter 24, Property Code, is amended by adding

Sections 24.00605, 24.012, 24.013, and 24.014 to read as follows:

Sec. 24.00605. RESIDENTIAL TENANT'S RIGHT TO CURE BEFORE

WRIT OF POSSESSION EXECUTED. (a) Except as provided by Subsection

(b), a residential tenant who is in default for nonpayment of rent

under a written or oral lease may cure the default and reinstate the

lease by paying all rent, court costs, and attorney's fees not later

than the date a writ of possession is executed.

(b) Unless the lease provides otherwise, a tenant may not

cure a default if the tenant cured a default under this section in

the 12-month period preceding the date the writ of possession is

executed.

Sec. 24.012. ACCESS TO EVICTION CASE INFORMATION. (a) In

this section:

(1) "Eviction case" means a lawsuit brought under this

chapter to recover possession of leased or rented residential real

property from a tenant.

(2) "Eviction case information" means all records and

files related to a filing of an eviction case, including petitions

and dispositions.

(b) This section applies to an eviction case in which an

order granting limited dissemination of eviction case information

has not been entered under Section 24.013.

(c) The court clerk shall allow access to eviction case

information only to:

(1) a party to the action, including a party's

attorney;

(2) a person who provides the clerk with:

(A) the names of at least one plaintiff and one

defendant; and

(B) the address of the premises, including any

apartment or unit number;

(3) a resident of the premises who:

(A) provides the clerk with the name of one of the

parties or the case number; and

(B) shows proof of residency;

(4) a person in accordance with a court order, which

may be granted ex parte, issued on a showing of good cause;

(5) a person in accordance with a court order issued at

the time the judgment in the case is entered, if the judgment is

entered:

(A) for the plaintiff after a trial; and

(B) after the 60th day after the date the

complaint was filed; or

(6) any other person after the 60th day after the date

the complaint was filed:

(A) if the plaintiff prevailed in the action

before the 60th day after the date the complaint was filed; or

(B) if the case involved residential real

property purchased at a foreclosure sale and judgment against all

defendants was entered for the plaintiff after a trial.

(d) If a default or default judgment is set aside after the

60th day after the date the complaint was filed, this section

applies as if the complaint had been filed on the date the default

or default judgment is set aside.

(e) This section may not be construed to prohibit the court

from issuing an order that bars access to eviction case information

if stipulated by the parties to the case.

(f) For purposes of this section, good cause for access to

eviction case information includes the gathering of:

(1) newsworthy facts by a journalist as defined by

Article 38.11, Code of Criminal Procedure; and

(2) evidence by a party to the eviction case solely for

the purpose of filing a request for judicial notice.

(g) After the filing of an eviction case, the court clerk

shall mail notice to each defendant named in the case. The notice

must be mailed to the address provided in the complaint. The notice

must contain a statement that an eviction case has been filed

against the defendant and that access to the eviction case

information will be delayed for 60 days except to a party, an

attorney for one of the parties, a person who has good cause for

access as determined by a court, or any other person who provides to

the clerk:

(1) the names of at least one plaintiff and one

defendant in the case and provides to the clerk the address,

including any applicable apartment or unit number, of the subject

premises; or

(2) the name of one of the parties in the case or the

case number and can establish through proper identification that

the person resides at the address identified in the case.

(h) The notice must also contain:

(1) the name and telephone number of the county bar

association for the county in which the case is filed;

(2) the name and telephone number of any entity that

requests inclusion on the notice and demonstrates to the

satisfaction of the court that the entity has been certified by the

State Bar of Texas as a lawyer referral service and maintains a

panel of attorneys qualified in the practice of landlord-tenant law

under the minimum standards for a lawyer referral service

established by the State Bar of Texas and Chapter 952, Occupations

Code;

(3) the following statement: "The State Bar of Texas

certifies lawyer referral services in Texas and publishes a list of

certified lawyer referral services. To locate a lawyer referral

service in your area, access the State Bar's Internet website at

www.texasbar.com or call 1-877-9TEXBAR.";

(4) the names and telephone numbers of offices that

provide legal services at low or no cost to low-income persons in

the county in which the action is filed; and

(5) a statement that a person receiving the notice may

call the telephone numbers described in the notice for legal advice

regarding the case.

(i) The court clerk shall mail a notice required under this

section not earlier than the 24th hour and not later than the 48th

hour after the time the eviction case is filed, excluding weekends

and holidays.

(j) The court clerk shall mail separately to the subject

premises one copy of the notice addressed to "all occupants." The

notice does not constitute service of the summons and complaint.

Sec. 24.013. LIMITED DISSEMINATION OF EVICTION CASE

INFORMATION. (a) In this section, "eviction case" and "eviction

case information" have the meanings assigned by Section 24.012.

(b) Concurrently with a final judgment or dismissal in an

eviction case or on petition of a defendant in an eviction case

after a final judgment or dismissal in the case, a court shall enter

an order of limited dissemination of the eviction case information

pertaining to the defendant if:

(1) the judgment is or was entered in favor of the

defendant;

(2) the eviction case is or was dismissed without any

relief granted to the plaintiff;

(3) the defendant is or was a tenant not otherwise in

default and the eviction case was brought by the landlord's

successor in interest following foreclosure; or

(4) at least three years have elapsed from the date of

the final judgment in the eviction case.

(c) Concurrently with a final judgment or dismissal in an

eviction case or on petition of a defendant in an eviction case

after a final judgment or dismissal in the case, a court may order

the limited dissemination of eviction case information pertaining

to the defendant if the court finds that:

(1) the limited dissemination of the eviction case

information is in the interest of justice; and

(2) the interest of justice is not outweighed by the

public's interest in knowing the eviction case information.

(d) If an order is entered granting limited dissemination of

eviction case information pertaining to a defendant under this

section:

(1) all courts or court clerks shall delete or redact

all index references to the name of the defendant that relate to the

eviction case information from the public records; and

(2) except to the extent permitted by federal law, a

credit reporting agency, a person who regularly collects and

disseminates eviction case information, or a person who sells

eviction case information may not:

(A) disclose the existence of the eviction case;

or

(B) use the eviction case information as a factor

in determining a score or recommendation in a tenant screening

report regarding the defendant.

(e) A person who knowingly violates Subsection (d) is liable

to an injured party for:

(1) actual damages;

(2) exemplary damages of $1,000; and

(3) reasonable attorney's fees and court costs.

(f) Notwithstanding Section 41.004(a), Civil Practice and

Remedies Code, a court shall award exemplary damages under

Subsection (e)(2) to the injured party irrespective of whether the

party is awarded actual damages.

Sec. 24.014. EVICTION CASE INFORMATION RELATED TO COVID-19

PANDEMIC. (a) In this section, "eviction case" has the meaning

assigned by Section 24.012.

(b) Except as provided by Subsection (d), a landlord may not

refuse to rent, negotiate for the rental of, or in any other manner

make unavailable or deny a dwelling to a person because of an

eviction case brought against the person during a state of disaster

declared by the governor under Section 418.014, Government Code,

related to the coronavirus disease (COVID-19) pandemic or before

the 180th day after the date of termination of the state of

disaster.

(c) A court may find that limited dissemination of

information related to an eviction case brought against a person

during the period described by Subsection (b) is in the interest of

justice for purposes of Section 24.013.

(d) This section does not apply to an eviction case based on

actions of the tenant that create an imminent threat to the health

or safety of the landlord, a member of the landlord's or tenant's

household, other tenants, or neighbors.

SECTION 4. Section 92.0081(b), Property Code, is amended to

read as follows:

(b) A landlord may not intentionally prevent a tenant from

entering the leased premises except by judicial process unless the

exclusion results from:

(1) bona fide repairs, construction, or an emergency;

or

(2) removing the contents of premises abandoned by a

tenant[ ; or

[ (3) changing the door locks on the door to the

tenant's individual unit of a tenant who is delinquent in paying at

least part of the rent ].

SECTION 5. The heading to Section 92.011, Property Code, is

amended to read as follows:

Sec. 92.011. [ CASH ] RENTAL PAYMENTS.

SECTION 6. Section 92.011, Property Code, is amended by

adding Subsection (b-1) to read as follows:

(b-1) A landlord shall apply any payment received from a

tenant to unpaid rent before applying the payment to a fee, charge,

or other sum of money the tenant owes that is not rent. This

subsection applies without regard to the method of payment.

SECTION 7. Subchapter A, Chapter 92, Property Code, is

amended by adding Section 92.0111 to read as follows:

Sec. 92.0111. NON-UTILITY MANDATORY SERVICE FEES

PROHIBITED. (a) In this section, "mandatory service" means any

service other than water, gas, or electric utility services

provided to a tenant under a lease and for which the lease does not

allow the tenant to voluntarily opt out of receiving the service.

(b) A landlord shall include any charges for a mandatory

service in the rent and may not charge a tenant a separate fee for a

mandatory service.

SECTION 8. Section 92.019, Property Code, is amended by

amending Subsection (a-1) and adding Subsection (b-1) to read as

follows:

(a-1) For purposes of this section, a late fee is considered

reasonable if[ :

[ (1) ] the late fee is not more than the lesser of [ :

[ (A) 12 percent of the amount of rent for the

rental period under the lease for a dwelling located in a structure

that contains not more than four dwelling units; or

[ (B) ] 10 percent of the amount of rent for the

rental period under the lease or $75 [ for a dwelling located in a

structure that contains more than four dwelling units; or

[ (2) the late fee is more than the applicable amount

under Subdivision (1), but not more than uncertain damages to the

landlord related to the late payment of rent, including direct or

indirect expenses, direct or indirect costs, or overhead associated

with the collection of late payment ].

(b-1) A landlord may not charge a tenant a late fee on an

unpaid amount that does not include unpaid rent and consists

entirely of a fee, charge, or other sum of money owed by the tenant

that is not rent, including a late fee charged under Subsection (a).

SECTION 9. Subchapter A, Chapter 92, Property Code, is

amended by adding Section 92.022 to read as follows:

Sec. 92.022. CERTAIN CRIMINAL MATTERS NOT DEFAULT.

Notwithstanding any terms of a lease to the contrary, the arrest,

charge, detention, or deferred adjudication or pretrial diversion

of a tenant for any crime does not constitute a default under the

lease by the tenant.

SECTION 10. Subchapter A, Chapter 92, Property Code, is

amended by adding Section 92.027 to read as follows:

Sec. 92.027. NOTICE REGARDING ENTRY TO DWELLING BY

LANDLORD. (a) Except as provided by Subsection (c), a landlord may

enter a dwelling only if the landlord delivered to the tenant, at

least 48 hours before the entry, a written notice containing the

date and time the landlord will enter the tenant's dwelling and the

purpose for the entry.

(b) After giving notice as required by Subsection (a), a

landlord may enter a dwelling only:

(1) on the date and at the time contained in the

notice; and

(2) for the purpose stated in the notice.

(c) In the case of an emergency, a landlord may enter a

dwelling as necessary without providing the notice required by

Subsection (a).

(d) A provision of a lease that purports to waive a right or

to exempt a party from a liability or duty under this section is

void.

SECTION 11. Section 92.052, Property Code, is amended by

adding Subsections (a-1), (a-2), and (a-3) to read as follows:

(a-1) Before a lease is executed, a landlord or a landlord's

agent shall:

(1) inspect the premises;

(2) act diligently to complete all repairs necessary

for the premises to be habitable, including ensuring the premises:

(A) contain a device to supply hot water of a

minimum temperature of 120 degrees Fahrenheit that is in good

operating condition; and

(B) comply with the requirements of applicable

building or housing codes material to the physical health and

safety of the ordinary tenant; and

(3) affirm in the lease that the landlord has complied

with this subsection.

(a-2) If, not later than the seventh day after the lease

start date and except as provided by Subsection (a-3), a tenant

discovers the premises fail to meet the requirements of Subsection

(a-1)(2)(A) or (B), the tenant, after notifying the landlord by

giving that notice to the person to whom or to the place where the

tenant's rent is normally paid, may:

(1) terminate the lease;

(2) withhold rent payments or have the condition

repaired or remedied according to Section 92.0561;

(3) deduct from the tenant's rent, without necessity

of judicial action, the cost of the repair or remedy according to

Section 92.0561; and

(4) obtain judicial remedies according to Section

92.0563.

(a-3) A tenant who elects to terminate the lease under

Subsection (a-2) is:

(1) entitled to a pro rata refund of rent from the

later of the date of termination or the date the tenant moves out;

(2) entitled to deduct the tenant's security deposit

from the tenant's rent, without necessity of judicial action, or to

obtain a refund of the tenant's security deposit according to law;

and

(3) not entitled to the other repair and deduct

remedies under Section 92.0561 or the judicial remedies under

Sections 92.0563(a)(1) and (2).

SECTION 12. Section 92.054, Property Code, is amended by

amending Subsections (b) and (c) and adding Subsections (b-1),

(b-2), (b-3), (b-4), (b-5), (d), (e), (f), and (g) to read as

follows:

(b) If after a casualty loss the rental premises are as a

practical matter totally unusable for residential purposes and if

the casualty loss is not caused by the negligence or fault of the

tenant, a member of the tenant's family, or a guest or invitee of

the tenant, either the landlord or the tenant may terminate the

lease by giving written notice to the other any time before repairs

are completed.

(b-1) A notice described by Subsection (b) must be provided:

(1) to a landlord:

(A) by hand delivery or mail to a forwarding

address the landlord provides to the tenant by e-mail or otherwise;

or

(B) if a forwarding address has not been provided

as described by Paragraph (A):

(i) by hand delivery to the landlord or the

landlord's representative at another location; or

(ii) by mail to the place where the tenant's

rent is normally paid; or

(2) to a tenant:

(A) by hand delivery or mail to a forwarding

address the tenant provides to the landlord by e-mail or otherwise;

or

(B) if a forwarding address has not been provided

as described by Paragraph (A):

(i) by hand delivery to the tenant at

another location; or

(ii) by mail to the tenant's rental

premises.

(b-2) A termination of a lease as authorized by Subsection

(b) may not take effect before the 15th day after the date the

notice is delivered. If more than one method under Subsection (b-1)

is used to provide notice, the method under which the notice was

delivered on the earliest date applies for purposes of this

subsection.

(b-3) A landlord may not charge rent for the rental premises

and rent for the rental premises may not accrue after the date the

premises became as a practical matter totally unusable for

residential purposes as a result of a casualty loss.

(b-4) Subject to Subsection (b-5) and notwithstanding

whether the lease termination has taken effect under Subsection

(b-2), if a notice to terminate [ If ] the lease is provided under

this section [ terminated ], the landlord shall pay to the tenant not

later than the fifth day after the date the notice is delivered:

(1) a refund of any prepaid rent;

(2) [ is entitled only to ] a pro rata refund of rent

from the date the rental premises became as a practical matter

totally unusable for residential purposes as a result of a casualty

loss; [ tenant moves out ] and

(3) [ to ] a full refund of any security deposit

[ otherwise required by law ].

(b-5) If a tenant has not provided the landlord a forwarding

address as described by Subsection (b-1)(2)(A), the period for

providing the refund amounts specified by Subsection (b-4) is

tolled until the tenant provides the landlord a written statement

by e-mail or otherwise of the tenant's forwarding address for the

purpose of refunding those amounts. A tenant providing notice

under Subsection (b) may provide the written statement of the

tenant's forwarding address in that notice. A landlord providing

notice under Subsection (b) must include a statement informing the

tenant of the requirement of this subsection.

(c) If after a casualty loss the rental premises are

partially unusable for residential purposes and if the casualty

loss is not caused by the negligence or fault of the tenant, a

member of the tenant's family, or a guest or invitee of the tenant,

the tenant is entitled to reduction in the rent for the month in

which the casualty loss occurs and any subsequent months in the

lease term in which the rental premises are partially unusable for

residential purposes. The tenant is entitled to determine the

amount of the reduction in the rent, provided the tenant determines

[ in ] an amount proportionate to the extent the premises are

unusable because of the casualty loss [ , but only on judgment of a

county or district court ]. A tenant entitled to a reduction in rent

may deduct and withhold from a rent payment the amount the tenant

determines [ A landlord and tenant may agree otherwise in a written

lease ].

(d) It is a defense in a proceeding to recover unpaid rent

for a rental premises, including a proceeding to recover possession

of a rental premises for nonpayment of rent, that a rent payment was

reduced, deducted, and withheld in accordance with Subsection (c).

(e) If a tenant asserts a defense under Subsection (d), the

court shall determine the amount of the rent reduction that is

proportionate to the extent the premises are unusable because of

the casualty. If the tenant withheld an amount less than the amount

determined by the court, the court shall enter a judgment for the

tenant in an amount equal to the amount the tenant overpaid. If the

tenant withheld an amount greater than the amount determined by the

court, the court:

(1) may assess late fees in accordance with the lease

if the court finds the tenant acted in bad faith in reducing or

withholding the rent payment;

(2) shall order the tenant to pay into the registry of

the court or, if the landlord consents in writing, directly to the

landlord:

(A) an amount equal to the amount the tenant

underpaid; and

(B) any late fees assessed under Subdivision (1);

(3) may not enter a final judgment in the proceeding

before the 10th business day after the date the court issued the

order of payment under Subdivision (2); and

(4) shall dismiss the proceeding against the tenant if

the tenant complies with the order of payment under Subdivision (2)

before the 10th business day after the date the court issued the

order of payment under Subdivision (2).

(f) It is a defense in a proceeding to recover possession of

a rental premises after the landlord terminates a lease under this

section that the premises are totally or partially usable for

residential purposes.

(g) A provision of a lease is void if the provision purports

to:

(1) waive a right or exempt a party from a liability or

duty under this section; or

(2) expand a party's right to unilaterally terminate a

lease under this section.

SECTION 13. Sections 92.056(b) and (e), Property Code, are

amended to read as follows:

(b) A landlord is liable to a tenant as provided by this

subchapter if:

(1) the tenant has given the landlord notice to repair

or remedy a condition by giving that notice to the person to whom or

to the place where the tenant's rent is normally paid;

(2) the condition materially affects the physical

health or safety of an ordinary tenant;

(3) the tenant has given the landlord a subsequent

written notice to repair or remedy the condition after a reasonable

time to repair or remedy the condition following the notice given

under Subdivision (1) or the tenant has given the notice under

Subdivision (1) by sending that notice by :

(A) a method specified in the lease;

(B) a method generally accepted by the landlord

in practice;

(C) certified mail, return receipt requested ;

(D) [ , by ] registered mail ; [ , ] or

(E) [ by ] another form of mail that allows

tracking of delivery from the United States Postal Service or a

private delivery service;

(4) the landlord has had a reasonable time to repair or

remedy the condition after the landlord received the tenant's

notice under Subdivision (1) and, if applicable, the tenant's

subsequent notice under Subdivision (3);

(5) the landlord has not made a diligent effort to

repair or remedy the condition after the landlord received the

tenant's notice under Subdivision (1) and, if applicable, the

tenant's notice under Subdivision (3); and

(6) the tenant was not delinquent in the payment of

rent at the time any notice required by this subsection was given.

(e) Except as provided by [ in ] Subsection (f), a tenant to

whom a landlord is liable under Subsection (b) [ of this section ]

may:

(1) terminate the lease;

(2) withhold rent payments or have the condition

repaired or remedied according to Section 92.0561;

(3) deduct from the tenant's rent, without necessity

of judicial action, the cost of the repair or remedy according to

Section 92.0561; and

(4) obtain judicial remedies according to Section

92.0563.

SECTION 14. The heading to Section 92.0561, Property Code,

is amended to read as follows:

Sec. 92.0561. TENANT'S REPAIR AND DEDUCT AND RENT

WITHHOLDING REMEDIES.

SECTION 15. Section 92.0561, Property Code, is amended by

amending Subsections (a), (d), (e), and (f) and adding Subsections

(l) and (m) to read as follows:

(a) If the landlord is liable to the tenant under Section

92.056(b), the tenant may :

(1) withhold rent payments; or

(2) have the condition repaired or remedied and may

deduct the cost from a subsequent rent payment as provided in this

section.

(d) Repairs under this section may be made or rent payments

may be withheld only if [ all of the following requirements are met ]:

(1) the [ The ] landlord has a duty to repair or remedy

the condition under Section 92.052, and the duty has not been waived

in a written lease by the tenant under [ Subsection (e) or (f) of ]

Section 92.006(e) or (f); [ 92.006. ]

(2) the [ The ] tenant has given notice to the landlord

as required by Section 92.056(b)(1), and, if required, a subsequent

notice under Section 92.056(b)(3) ;

(3) if the tenant intends to repair or remedy the

condition , [ and ] at least one of the [ those ] notices under

Subdivision (2):

(A) states that the tenant intends to repair or

remedy the condition ; and

(B) contains [ . The notice shall also contain ] a

reasonable description of the intended repair or remedy ; and [ . ]

(4) any [ (3) Any ] one of the following events has

occurred:

(A) the [ The ] landlord has failed to remedy the

backup or overflow of raw sewage inside the tenant's dwelling or the

flooding from broken pipes or natural drainage inside the dwelling ;

[ . ]

(B) the [ The ] landlord has expressly or impliedly

agreed in the lease to furnish potable water to the tenant's

dwelling and the water service to the dwelling has totally ceased ;

[ . ]

(C) the [ The ] landlord has expressly or impliedly

agreed in the lease to furnish heating or cooling equipment , and [ ; ]

the equipment is not producing adequate [ inadequate ] heat or cooled

air ; or [ ; and the landlord has been notified in writing by the

appropriate local housing, building, or health official or other

official having jurisdiction that the lack of heat or cooling

materially affects the health or safety of an ordinary tenant. ]

(D) the [ The ] landlord has been notified in

writing by the appropriate local housing, building, or health

official or other official having jurisdiction that the condition

materially affects the health or safety of an ordinary tenant.

(e) If the requirements of Subsection (d) [ of this section ]

are met, a tenant may withhold rent payments or :

(1) have the condition repaired or remedied

immediately following the tenant's notice of intent to repair if

the condition involves sewage or flooding as described by [ referred

to in Paragraph (A) of Subdivision (3) of ] Subsection (d)(4)(A)

[ (d) of this section ];

(2) have the condition repaired or remedied if the

condition involves a cessation of potable water as described by

[ referred to in Paragraph (A) of Subdivision (3) of ] Subsection

(d)(4)(B) [ (d) of this section ] and if the landlord has failed to

repair or remedy the condition within three days following the

tenant's delivery of notice of intent to repair;

(3) have the condition repaired or remedied if the

condition involves inadequate heat or cooled air as described by

[ referred to in Paragraph (C) of Subdivision (3) of ] Subsection

(d)(4)(C) [ (d) of this section ] and if the landlord has failed to

repair the condition within three days after delivery of the

tenant's notice of intent to repair; or

(4) have the condition repaired or remedied if :

(A) the condition is not covered by Subsection

(d)(4)(A) [ Paragraph (A) ], (B), or (C) ;

(B) the condition [ of Subdivision (3) of

Subsection (d) of this section and ] involves a condition affecting

the physical health or safety of the ordinary tenant as described by

[ referred to in Paragraph (D) of Subdivision (3) of ] Subsection

(d)(4)(D); [ (d) of this section ] and

(C) [ if ] the landlord has failed to repair or

remedy the condition within seven days after delivery of the

tenant's notice of intent to repair.

(f) Repairs made pursuant to the tenant's notice must be

made by a company, contractor, or repairman listed in the yellow or

business pages of the telephone directory , on an Internet website

that aggregates and provides information about other businesses

that perform repair work, or in the classified advertising section

of a newspaper of the local city, county, or adjacent county at the

time of the tenant's notice of intent to repair. Unless the

landlord and tenant agree otherwise under Subsection (g) [ of this

section ], repairs may not be made by the tenant, the tenant's

immediate family, the tenant's employer or employees, or a company

in which the tenant has an ownership interest. Repairs may not be

made to the foundation or load-bearing structural elements of the

building if it contains two or more dwelling units.

(l) If the tenant chooses to withhold rent payments under

this section, the tenant may withhold rent until the repair is

completed. The tenant shall pay all rent owed not later than the

second business day after the date the repair is completed. The

tenant may not withhold rent payments due before the tenant

notified the landlord of the condition in need of repair or remedy.

(m) A landlord may not charge a late fee for rent properly

withheld under this section.

SECTION 16. Section 92.0563(a), Property Code, is amended

to read as follows:

(a) A tenant's judicial remedies under Section 92.056

shall include:

(1) an order directing the landlord to take reasonable

action to repair or remedy the condition;

(2) an order reducing the tenant's rent, from the date

of the first repair notice, in proportion to the reduced rental

value resulting from the condition until the condition is repaired

or remedied;

(3) a judgment against the landlord for a civil

penalty of one month's rent plus $2,000 [ $500 ];

(4) a judgment against the landlord for the amount of

the tenant's actual damages; and

(5) court costs and attorney's fees, excluding any

attorney's fees for a cause of action for damages relating to a

personal injury.

SECTION 17. Section 92.331(b), Property Code, is amended to

read as follows:

(b) A landlord may not, because [ within six months after the

date ] of the tenant's action under Subsection (a), retaliate

against the tenant by:

(1) filing an eviction proceeding, except for the

grounds stated by Section 92.332;

(2) depriving the tenant of the use of the premises,

except for reasons authorized by law;

(3) decreasing services to the tenant;

(4) increasing the tenant's rent or terminating the

tenant's lease; or

(5) engaging, in bad faith, in a course of conduct that

materially interferes with the tenant's rights under the tenant's

lease.

SECTION 18. Section 92.333, Property Code, is amended to

read as follows:

Sec. 92.333. TENANT REMEDIES. In addition to other

remedies provided by law, if a landlord retaliates against a tenant

under this subchapter, the tenant may recover from the landlord a

civil penalty of one month's rent plus $2,000 [ $500 ], actual

damages, court costs, and reasonable attorney's fees in an action

for recovery of property damages, moving costs, actual expenses,

civil penalties, or declaratory or injunctive relief, less any

delinquent rents or other sums for which the tenant is liable to the

landlord. If the tenant's rent payment to the landlord is

subsidized in whole or in part by a governmental entity, the civil

penalty granted under this section shall reflect the fair market

rent of the dwelling plus $2,000 [ $500 ].

SECTION 19. Section 92.351, Property Code, is amended by

adding Subdivisions (3-a) and (3-b) to read as follows:

(3-a) "Conditional offer" means an offer to rent or

lease a rental unit to an applicant that is contingent on the

landlord's subsequent inquiry into the applicant's criminal

history.

(3-b) "Conviction" means a verdict or plea of guilty

or nolo contendere. The term does not include deferred

adjudication or community supervision.

SECTION 20. Section 92.3515, Property Code, is amended by

amending Subsection (a) and adding Subsection (a-1) to read as

follows:

(a) At the time an applicant is provided with a rental

application and before accepting an application fee , the landlord

shall make available to the applicant printed notice of the

landlord's tenant selection criteria and the grounds for which the

rental application may be denied, including the applicant's:

(1) criminal history;

(2) previous rental history;

(3) current income;

(4) credit history; or

(5) failure to provide accurate or complete

information on the application form.

(a-1) The printed notice must state in writing that the

applicant may provide evidence showing:

(1) the inaccuracies in the applicant's criminal

history;

(2) the applicant's rehabilitation or rehabilitative

effort while incarcerated or after release; or

(3) other mitigating factors.

SECTION 21. Section 92.354, Property Code, is amended to

read as follows:

Sec. 92.354. LIABILITY OF LANDLORD. (a) A landlord who in

bad faith fails to refund an application fee or deposit in violation

of this subchapter is liable for an amount equal to the sum of $100,

three times the amount wrongfully retained, and the applicant's

reasonable attorney's fees.

(b) A landlord who violates Section 92.356 is liable for an

amount equal to the sum of $500 and the applicant's reasonable

attorney's fees.

SECTION 22. Subchapter I, Chapter 92, Property Code, is

amended by adding Section 92.356 to read as follows:

Sec. 92.356. CRIMINAL RECORD SCREENING. (a) A landlord

screening an applicant's criminal history may not inquire about or

consider a previous arrest of the applicant if the arrest did not

result in a conviction.

(b) Before making a conditional offer, a landlord may not

inquire about or require an applicant to disclose or reveal a

pending criminal charge.

(c) Notwithstanding Subsection (b), a landlord may require

an applicant to authorize the landlord to perform an inquiry or any

other check related to the landlord's tenant selection criteria in

deciding whether to rent or lease to an applicant.

(d) After making a conditional offer, a landlord screening

an applicant's criminal history may not consider a criminal

conviction that occurred more than three years before the date of

the conditional offer.

(e) A landlord may withdraw a conditional offer based on an

applicant's criminal conviction that occurred less than three years

before the date of the conditional offer only if the landlord

determines the withdrawal achieves a substantial, legitimate,

nondiscriminatory interest. The landlord's determination must be

reasonable after consideration of:

(1) the nature and severity of the criminal offense;

(2) the age of the applicant at the time of the

occurrence of the criminal offense;

(3) the time elapsed since the occurrence of the

criminal offense;

(4) any information the applicant produced, or

produced on the applicant's behalf, in regard to the applicant's

rehabilitation and good conduct since the occurrence of the

criminal offense;

(5) the degree to which the criminal offense, if it

reoccurred, would negatively impact the safety of the landlord's

other tenants or property; and

(6) whether the criminal offense occurred on or was

connected to property the applicant rented or leased.

(f) The landlord may not have a policy to ban renting or

leasing to tenants with a criminal conviction history. A

determination to withdraw a conditional offer must be based on an

individualized assessment considering the factors described by

Subsection (e).

(g) If a landlord withdraws a conditional offer, the

landlord shall provide the applicant with written notification that

includes, with specificity, the reasons for the withdrawal. Not

later than the 20th day after the date notice is provided, the

applicant may request that the landlord provide the applicant a

copy of all information on which the landlord relied in considering

the applicant, including criminal records. A landlord shall

provide the information, free of charge, not later than the 10th day

after the date the request is received.

(h) This section may not be construed to allow a landlord to

inquire about or require an applicant to disclose:

(1) a pending criminal accusation against any

prospective tenant; or

(2) a finding that a child, as defined by Section

51.02, Family Code, who will reside in the rental unit, engaged in

delinquent conduct or conduct indicating a need for supervision.

(i) This section does not apply:

(1) to a landlord who owns and occupies a multiunit

complex that has three or fewer dwelling units; or

(2) if a federal law or regulation or other law:

(A) requires the consideration of an applicant's

criminal history for the purposes of obtaining housing; or

(B) allows for denial of an applicant due to

certain criminal convictions.

SECTION 23. Section 94.251, Property Code, is amended to

read as follows:

Sec. 94.251. RETALIATION BY LANDLORD. (a) A landlord may

not retaliate against a tenant by taking an action described by

Subsection (b) because the tenant:

(1) in good faith exercises or attempts to exercise

against a landlord a right or remedy granted to the tenant by the

lease agreement, a municipal ordinance, or a federal or state

statute;

(2) gives the landlord a notice to repair or exercise a

remedy under this chapter; [ or ]

(3) complains to a governmental entity responsible for

enforcing building or housing codes, a public utility, or a civic or

nonprofit agency, and the tenant:

(A) claims a building or housing code violation

or utility problem; and

(B) believes in good faith that the complaint is

valid and that the violation or problem occurred ; or

(4) establishes, attempts to establish, or

participates in a tenant organization .

(b) A landlord may not, because [ within six months after the

date ] of the tenant's action under Subsection (a), retaliate

against the tenant by:

(1) filing an eviction proceeding, except for the

grounds stated by Subchapter E;

(2) depriving the tenant of the use of the premises,

except for reasons authorized by law;

(3) decreasing services to the tenant;

(4) increasing the tenant's rent;

(5) terminating the tenant's lease agreement; or

(6) engaging, in bad faith, in a course of conduct that

materially interferes with the tenant's rights under the tenant's

lease agreement.

SECTION 24. Sections 92.0081(c), (d), (e), (e-1), (f), (g),

(i), and (k), Property Code, are repealed.

SECTION 25. The changes in law made by this Act apply only

to a lease or rental agreement entered into or renewed on or after

the effective date of this Act. A lease or rental agreement entered

into or renewed before the effective date of this Act is governed by

the law in effect immediately before the effective date of this Act,

and the former law is continued in effect for that purpose.

SECTION 26. Not later than January 1, 2026, the Texas

Supreme Court shall adopt the rules necessary to implement Sections

24.012 and 24.013, Property Code, as added by this Act.

SECTION 27. (a) Except as provided by Subsection (b) of

this section, this Act takes effect January 1, 2026.

(b) Section 26 of this Act takes effect September 1, 2025.