Tex. Codes » Property Code · TITLE 8. LANDLORD AND TENANT · CHAPTER 92. RESIDENTIAL TENANCIES
Texas Codes

Tex. Prop. Code § 92.052 (2026)

Landlord's Duty To Repair Or Remedy

✓ current as of May 2026
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Sec. 92.052. LANDLORD'S DUTY TO REPAIR OR REMEDY. (a) A landlord shall make a diligent effort to repair or remedy a condition if:

(1) the tenant specifies the condition in a notice to the person to whom or to the place where rent is normally paid;

(2) the tenant is not delinquent in the payment of rent at the time notice is given; and

(3) the condition:

(A) materially affects the physical health or safety of an ordinary tenant; or

(B) arises from the landlord's failure to provide and maintain in good operating condition a device to supply hot water of a minimum temperature of 120 degrees Fahrenheit.

(b) Unless the condition was caused by normal wear and tear, the landlord does not have a duty during the lease term or a renewal or extension to repair or remedy a condition caused by:

(1) the tenant;

(2) a lawful occupant in the tenant's dwelling;

(3) a member of the tenant's family; or

(4) a guest or invitee of the tenant.

(c) This subchapter does not require the landlord:

(1) to furnish utilities from a utility company if as a practical matter the utility lines of the company are not reasonably available; or

(2) to furnish security guards.

(d) The tenant's notice under Subsection (a) must be in writing only if the tenant's lease is in writing and requires written notice.

Acts 1983, 68th Leg., p. 3632, ch. 576, Sec. 1, eff. Jan. 1, 1984. Amended by Acts 1989, 71st Leg., ch. 650, Sec. 3, eff. Aug. 28, 1989; Acts 1993, 73rd Leg., ch. 48, Sec. 14, eff. Sept. 1, 1993.

Amended by:

Acts 2007, 80th Leg., R.S., Ch. 600 (H.B. 177), Sec. 1, eff. September 1, 2007.

Notes of Decisions
Cited in 34 cases (14 in the last 5 years), 1990–2025 · leading case: Philadelphia Indem. Ins. Co., A/S/O Mirsan, L.P., D/B/A Sienna Ridge Apts. v. Carmen A. White, 490 S.W.3d 468 (Tex. 2016).
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Philadelphia Indem. Ins. Co., A/S/O Mirsan, L.P., D/B/A Sienna Ridge Apts. v. Carmen A. White, 490 S.W.3d 468 (Tex. 2016). · cites it 8× “9 Tex. Prop. Code § 92.052. Read in isolation, section 92.”
Churchill Forge, Inc. v. Brown, 61 S.W.3d 368 (Tex. 2002). · cites it 2× “[6] Tex. Prop.Code § 92.052 (emphasis added).”
Garza-Vale v. Kwiecien, 796 S.W.2d 500 (Tex. App. 1990). · cites it 4× “Tessier never gave appellants notice which “specifies the condition” to be repaired as required by TEX.PROP. CODE ANN. § 92.052 (Vernon 1984).”
Philadelphia Indem. Ins. Co. A/S/O Mirsan, L.P., D/B/A Sienna Ridge Apts. v. Carmen A. White, 421 S.W.3d 252 (Tex. App. 2013). · cites it 2× “” TEX. PROP. CODE § 92.052(b). Thus, Subchapter B imposes no duty on a landlord to bear the cost of repairing damage allegedly caused by a tenant.”
W. All. Ins. v. N. Ins., 176 F.3d 825 (5th Cir. 1999). “See Tex. Prop.Code Ann. § 92.052 (Vernon 1995).”
Bryan v. Dockery, 788 S.W.2d 447 (Tex. App. 1990). “Tex.PROP.Code Ann. § 92.052 (Vernon 1984).”
Alewine v. City of Houston, 309 S.W.3d 771 (Tex. App. 2010). “" Tex. Prop.Code Ann. §§ 92.052(a)(3), 92.056(b)(2) (Vernon 2007 & Supp.”
Hous. Auth. City of Beaumont v. Landrio, 269 S.W.3d 735 (Tex. App. 2008). “See Tex. PROP.Code Ann. § 92.052 (Vernon Supp.”
Cain v. Timberwalk Apts. Ptnr, Inc., 942 S.W.2d 697 (Tex. App. 1997). “See Tex.PROp.Code Ann. § 92.052 (Vernon 1996).”
Alejandro Hernandez & Edith Roman v. Enrique Gallardo, 458 S.W.3d 544 (Tex. App. 2014). “Tex.Prop.Code Ann. § 92.052(a) (West Supp.”
Irma K. Ortega v. Ernest Dixon Murrah, D/B/A Murrah Props. (Tex. App. 2016). · cites it 4× “As framed by the majority, these are “that Murrah had a duty to repair the kitchen sink because (1) he agreed to make repairs in the written lease, (2) he undertook a duty to make repairs in a subsequent oral agreement, and (3) Texas Property Code section 92.052 imposed such a…”
Irma K. Ortega v. Ernest Dixon Murrah, D/B/A Murrah Props. (Tex. App. 2016). · cites it 3× “Ortega argued in response that Murrah had a duty to repair the kitchen sink because (1) he agreed to make repairs in the written lease, (2) he undertook a duty to make repairs in a subsequent oral agreement, and (2) Texas Property Code section 92.052 imposed such a duty upon him.”
Show all 34 citing cases →
Tex. Prop. Code § 92.052(a): 9 cases
Philadelphia Indem. Ins. Co., A/S/O Mirsan, L.P., D/B/A Sienna Ridge Apts. v. Carmen A. White, 490 S.W.3d 468 (Tex. 2016). “9 Tex. Prop. Code § 92.052. Read in isolation, section 92.”
Garza-Vale v. Kwiecien, 796 S.W.2d 500 (Tex. App. 1990). “Tessier never gave appellants notice which “specifies the condition” to be repaired as required by TEX.PROP. CODE ANN. § 92.052 (Vernon 1984).”
Alejandro Hernandez & Edith Roman v. Enrique Gallardo, 458 S.W.3d 544 (Tex. App. 2014). “Tex.Prop.Code Ann. § 92.052(a) (West Supp.”
Enjoli Wynn v. Silver Oaks Apts., Ltd. (Tex. App. 2014).
Philadelphia Indem. Ins. Co., A/S/O Mirsan, L.P., D/B/A Sienna Ridge Apts. v. Carmen A. White (Tex. App. 2016).
Tex. Prop. Code § 92.052(a)(3): 1 case
Alewine v. City of Houston, 309 S.W.3d 771 (Tex. App. 2010). “" Tex. Prop.Code Ann. §§ 92.052(a)(3), 92.056(b)(2) (Vernon 2007 & Supp.”
Tex. Prop. Code § 92.052(a)(3)(A): 1 case
Hisham Bismar, Dima Bismar, & Danna Bismar v. Ruth J. Mitchell (Tex. App. 2023).
Tex. Prop. Code § 92.052(b): 2 cases
Philadelphia Indem. Ins. Co., A/S/O Mirsan, L.P., D/B/A Sienna Ridge Apts. v. Carmen A. White, 490 S.W.3d 468 (Tex. 2016). “9 Tex. Prop. Code § 92.052. Read in isolation, section 92.”
Philadelphia Indem. Ins. Co. A/S/O Mirsan, L.P., D/B/A Sienna Ridge Apts. v. Carmen A. White, 421 S.W.3d 252 (Tex. App. 2013). “” TEX. PROP. CODE § 92.052(b). Thus, Subchapter B imposes no duty on a landlord to bear the cost of repairing damage allegedly caused by a tenant.”
Tex. Prop. Code § 92.052(d): 1 case
Irma K. Ortega v. Ernest Dixon Murrah, D/B/A Murrah Props. (Tex. App. 2016). “As framed by the majority, these are “that Murrah had a duty to repair the kitchen sink because (1) he agreed to make repairs in the written lease, (2) he undertook a duty to make repairs in a subsequent oral agreement, and (3) Texas Property Code section 92.052 imposed such a…”
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