Texas Maintenance Rules: Repair and Deduct
Expert guide to landlord maintenance obligations in Texas, including the strict 7-day repair presumption and the 'Repair and Deduct' remedy.
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Ce contenu est fourni à titre d'information générale et éducative uniquement. Il ne constitue pas un avis juridique et ne doit pas être considéré comme tel. Les lois changent fréquemment – vérifiez toujours la réglementation en vigueur et consultez un avocat agréé dans votre juridiction pour obtenir des conseils spécifiques à votre situation. Landager est une plateforme de gestion immobilière, pas un cabinet d'avocats.Informations vérifiées pour la dernière fois le : April 2026.
Legal Framework for Maintenance in Texas
In the state of Texas, landlord maintenance obligations are governed by Subchapter B of Chapter 92 of the Texas Property Code. The law creates a specific "Warranty of Habitability," requiring landlords to repair conditions that materially affect the physical health or safety of an ordinary tenant.
1. The Landlord’s Duty to Repair (Sec. 92.052)
A landlord must make a diligent effort to repair or remedy a condition if:
- The tenant specifies the condition in a written notice to the person or place where rent is normally paid.
- The tenant is not delinquent in rent at the time notice is given.
- The condition "materially affects the physical health or safety of an ordinary tenant."
2. The 7-Day Presumption (Sec. 92.056)
Texas law establishes a rebuttable presumption that 7 days is a "reasonable time" for a landlord to repair a condition. However, shorter timelines apply for critical failures:
- Lack of Utilities (Water, Gas, Electricity): 3 days.
- Sewage Backup or Flooding: Immediate action required.
- Lack of Heat/AC: 3 days (if the condition affects health or safety).
3. The "Repair and Deduct" Remedy (Sec. 92.0561)
If a landlord fails to remedy a health/safety condition within a reasonable time, the tenant may exercise the "Repair and Deduct" remedy.
- The One-Month Cap: The amount a tenant may deduct is capped at one month's rent or $500, whichever is greater.
- Professional Requirement: The tenant must hire a company, contractor, or repairman. They cannot do the work themselves or use family members.
- Documentation: The tenant must provide the landlord with a copy of the repair bill and a receipt for payment when they pay the reduced rent.
Texas Maintenance Snapshot
Professional Advice: The "Certified Mail" Rule
To successfully use the "Repair and Deduct" remedy, a tenant must follow strict notice rules. If the tenant sends the initial notice via Certified Mail, Return Receipt Requested, they only need to send one notice. If they use regular mail, they must send a second written notice after the 7-day period expires before they can legally hire a contractor.
How Landager Helps
Landager protects Texas landlords by providing an automated "Maintenance Countdown." The moment a tenant submits a health or safety request, our system flags the 7-day (or 3-day) statutory window. We provide a portal for landlords to upload contractor invoices and communication logs, creating a "diligent effort" audit trail that can be used to defeat bad-faith "Repair and Deduct" claims in court.
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