Tex. Codes » Property Code · TITLE 4. ACTIONS AND REMEDIES · CHAPTER 24. FORCIBLE ENTRY AND DETAINER
Texas Codes

Tex. Prop. Code § 24.006 (2026)

Attorney's Fees And Costs Of Suit

✓ current as of May 2026
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Sec. 24.006. ATTORNEY'S FEES AND COSTS OF SUIT. (a) Except as provided by Subsection (b), to be eligible to recover attorney's fees in an eviction suit, a landlord must give a tenant who is unlawfully retaining possession of the landlord's premises a written demand to vacate the premises. The demand must state that if the tenant does not vacate the premises before the 11th day after the date of receipt of the notice and if the landlord files suit, the landlord may recover attorney's fees. The demand must be sent by registered mail or by certified mail, return receipt requested, at least 10 days before the date the suit is filed.

(b) If the landlord provides the tenant notice under Subsection (a) or if a written lease entitles the landlord to recover attorney's fees, a prevailing landlord is entitled to recover reasonable attorney's fees from the tenant.

(c) If the landlord provides the tenant notice under Subsection (a) or if a written lease entitles the landlord or the tenant to recover attorney's fees, the prevailing tenant is entitled to recover reasonable attorney's fees from the landlord. A prevailing tenant is not required to give notice in order to recover attorney's fees under this subsection.

(d) The prevailing party is entitled to recover all costs of court.

Acts 1983, 68th Leg., p. 3516, ch. 576, Sec. 1, eff. Jan. 1, 1984. Amended by Acts 1985, 69th Leg., ch. 891, Sec. 1, eff. Sept. 1, 1985; Acts 1989, 71st Leg., ch. 688, Sec. 4, eff. Sept. 1, 1989; Acts 1997, 75th Leg., ch. 1205, Sec. 3, eff. Sept. 1, 1997.

Notes of Decisions
Cited in 73 cases (12 in the last 5 years), 1993–2025 · leading case: Volume Millwork, Inc. v. West Houston Airport Corp., 218 S.W.3d 722 (Tex. App. 2006).
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Volume Millwork, Inc. v. West Houston Airport Corp., 218 S.W.3d 722 (Tex. App. 2006). · cites it 4× “Tex. PROP.Code Ann. § 24.006 (Vernon 2000); Tex.”
Hong Kong Dev., Inc. v. Nguyen, 229 S.W.3d 415 (Tex. App. 2007). · cites it 2× “009 (Vernon 1997); Tex. Prop.Code Ann. § 24.006 (Vernon 2000); Tex.”
Marshall v. Hous. Auth. of San Antonio, 198 S.W.3d 782 (Tex. 2006). “See TEX. PROP. CODE §§ 24.006, 24.0061. On November 8, 2002, Marshall filed a motion seeking suspension of enforcement of the judgment or, in the alternative, setting of a supersedeas bond.”
French v. Moore, 169 S.W.3d 1 (Tex. App. 2004). · cites it 2× “006 is that the landlord must provide a tenant unlawfully in possession of the landlord’s premises with a written demand to vacate the premises. The demanding party must send the demand by registered or certified mail, return receipt requested, at least 10 days before suit is…”
Leroy Stroman v. Robert Russell Tautenhahn Indep. of the Est. of Robert L. Wright, 465 S.W.3d 715 (Tex. App. 2015). · cites it 6× “See Tex. Prop.Code Ann. § 24.006 (West, Westlaw through 2013 3d C.”
U.S. Bank Nat'l Ass'n v. Freeney, 266 S.W.3d 623 (Tex. App. 2008). · cites it 2× “See Tex. PROp.Code Ann. § 24.006 (Vernon 2000).”
Rudy Guillen v. U.S. Bank, N.A., 494 S.W.3d 861 (Tex. App. 2016). “Tex. Prop. Code Ann. § 24.006 (a) (West 2014).”
West Anderson Plaza v. Feyznia, 876 S.W.2d 528 (Tex. App. 1994). · cites it 2× “" Tex.Prop. Code Ann. § 24.006(b) (West Supp.”
Terra XXI, Ltd., Terra Partners Veigel Farms, Inc., Robert W. Veigel & Ella Marie Veigel v. AG Acceptance Corp., 280 S.W.3d 414 (Tex. App. 2008). · cites it 2× “See Tex. Prop. Code Ann. § 24.006 (Vernon 2000).”
Jessica Briones v. Brazos Bend Villa Apts., 438 S.W.3d 808 (Tex. App. 2014). “See Tex. Prop.Code Ann. § 24.006(b). Therefore, Briones’s contention that there is no evidence she received the statutory notice to vacate remains live with respect to whether Brazos Bend was properly considered a “prevailing” land *814 lord for purposes of recovering attorney’s…”
Maurice Sloan II v. Goldberg B'Nai B'rith Towers, 577 S.W.3d 608 (Tex. App. 2019). “11 Tex. Prop. Code § 24.006(b), (d). An award of attorney’s fees must be supported by evidence that the fees are reasonable and necessary.”
Fandey v. Lee, 880 S.W.2d 164 (Tex. App. 1994). “The Lees in a cross-point assert that the trial court erred by failing to award them their attorney’s fees under Tex.PROP.Code Ann. § 24.006(c). However, in view of our disposition of the appeal, the cross-point is overruled.”
Show all 73 citing cases →
— Tex. Prop. Code § 24.006(a) — 11 cases
French v. Moore, 169 S.W.3d 1 (Tex. App. 2004). “006 is that the landlord must provide a tenant unlawfully in possession of the landlord’s premises with a written demand to vacate the premises. The demanding party must send the demand by registered or certified mail, return receipt requested, at least 10 days before suit is…”
Washington v. Related Arbor Court, LLC, 357 S.W.3d 676 (Tex. App. 2011).
Mastermark Homebuilders, Inc. v. Offenburger Constr., Inc., 857 S.W.2d 765 (Tex. App. 1993).
Edmund B. Heimlich v. David Cook, Dependent Adm'r of the Est. of Ernest L. Heimlich (Tex. App. 2023).
Mary Rust v. Bank of Am., N.A. (Tex. App. 2015).
— Tex. Prop. Code § 24.006(b) — 13 cases
West Anderson Plaza v. Feyznia, 876 S.W.2d 528 (Tex. App. 1994). “" Tex.Prop. Code Ann. § 24.006(b) (West Supp.”
Jessica Briones v. Brazos Bend Villa Apts., 438 S.W.3d 808 (Tex. App. 2014). “See Tex. Prop.Code Ann. § 24.006(b). Therefore, Briones’s contention that there is no evidence she received the statutory notice to vacate remains live with respect to whether Brazos Bend was properly considered a “prevailing” land *814 lord for purposes of recovering attorney’s…”
Maurice Sloan II v. Goldberg B'Nai B'rith Towers, 577 S.W.3d 608 (Tex. App. 2019). “11 Tex. Prop. Code § 24.006(b), (d). An award of attorney’s fees must be supported by evidence that the fees are reasonable and necessary.”
Neller v. Kirschke, 922 S.W.2d 182 (Tex. App. 1996).
Hands of Healing Residential Treatment Ctr., Inc. v. John Havenar (Tex. App. 2015).
— Tex. Prop. Code § 24.006(c) — 7 cases
Hong Kong Dev., Inc. v. Nguyen, 229 S.W.3d 415 (Tex. App. 2007). “009 (Vernon 1997); Tex. Prop.Code Ann. § 24.006 (Vernon 2000); Tex.”
Leroy Stroman v. Robert Russell Tautenhahn Indep. of the Est. of Robert L. Wright, 465 S.W.3d 715 (Tex. App. 2015). “See Tex. Prop.Code Ann. § 24.006 (West, Westlaw through 2013 3d C.”
U.S. Bank Nat'l Ass'n v. Freeney, 266 S.W.3d 623 (Tex. App. 2008). “See Tex. PROp.Code Ann. § 24.006 (Vernon 2000).”
Fandey v. Lee, 880 S.W.2d 164 (Tex. App. 1994). “The Lees in a cross-point assert that the trial court erred by failing to award them their attorney’s fees under Tex.PROP.Code Ann. § 24.006(c). However, in view of our disposition of the appeal, the cross-point is overruled.”
Collinwood Seniors, Ltd. v. Ernest Williams (Tex. App. 2025).
— Tex. Prop. Code § 24.006(d) — 1 case
Juan Antonio Sanchez v. the Retreat at Mesa Hills (Tex. App. 2022).
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