Free Texas Residential Lease Template
Rentrovo's Lease Builder generates a Texas-compliant residential lease agreement in minutes. Fill in your property details and download a ready-to-sign PDF — no account required. All leases include the 14+ required clauses under Texas Property Code.
Texas Property Code Compliant
Includes §92.103 security deposit disclosures, §92.153 landlord entry rights, and §92.056 habitability requirements — all pre-filled into every lease.
6-Step Guided Wizard
Walk through property address, landlord and tenant info, lease terms, pet/utility policies, and special clauses. Download your PDF in under 5 minutes.
Built for South Texas
Covers common RGV lease scenarios: month-to-month terms, caliche lot parking, window unit AC disclaimers, and bilingual-friendly plain-language clauses.
Must-Have Clauses for Texas Leases
Every Texas residential lease agreement should include these clauses. Missing any of these can expose you to disputes, fines, or court losses.
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Names of All Parties Full legal name of every adult tenant. Unnamed occupants cannot be held to lease terms.
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Property Address & Unit Description Full address including county — required for any future legal filings in a Texas Justice Court.
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Lease Term Start & End Dates Exact start date and end date. If month-to-month, state that explicitly with the notice period for termination (typically 30 days in Texas).
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Monthly Rent Amount & Due Date State the rent amount, due date, and accepted payment methods. Texas has no rent control — you can charge market rate.
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Late Fee Clause Texas law (§92.019) allows late fees only if the grace period is at least 2 full days after the due date. State the grace period and exact fee amount or percentage.
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Security Deposit Amount & Terms State the deposit amount, what it covers, and the return timeline (30 days after move-out under §92.103). Include an itemized deductions notice.
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Utility Responsibilities Specify who pays water, electricity, gas, trash, and internet. Hidalgo and Cameron County landlords often split utilities — state this clearly to avoid disputes.
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Maintenance & Repair Obligations Texas §92.056 requires landlords to make repairs affecting health/safety within a reasonable time after written notice. State the request procedure in the lease.
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Landlord Entry Rights Texas §92.153 gives tenants the right to request a door security device. Lease should address entry notice (Texas suggests 24 hours for non-emergency).
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Pet Policy Clearly allow or prohibit pets. If allowed: state pet deposit (non-refundable if you choose), monthly pet rent, size/breed restrictions, and liability clause.
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No-Smoking / No-Vaping Clause If the property is smoke-free, say so explicitly. Smoke remediation costs are significant — an explicit clause lets you deduct them from the security deposit.
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Lead Paint Disclosure (Pre-1978 Homes) Federally required for homes built before 1978. Must use the EPA-approved disclosure form. Many South Texas homes predate this — don't skip it.
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Move-In Condition Report Document property condition at move-in (photos + written list). Without it, you cannot deduct pre-existing damage from the security deposit — tenants will dispute it.
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Prohibition on Subletting Explicitly state whether subletting is allowed. Without a prohibition clause, Texas courts may allow tenants to sublet by default.
Texas Security Deposit Rules (§92.103)
Texas security deposit law is straightforward — but the penalties for violations are steep. Here's what every landlord in the Rio Grande Valley needs to know.
| Rule | What It Means | Citation |
|---|---|---|
| No Maximum Limit | Texas does not cap security deposits. You can charge any amount — but a high deposit will hurt your leasing speed. | §92.102 |
| 30-Day Return Deadline | You must return the deposit (or an itemized deductions letter + remainder) within 30 days after the tenant surrenders the unit. | §92.103 |
| Itemized Deductions Required | If you deduct anything, you must provide a written, itemized statement of each deduction. Blanket "cleaning fee" deductions without itemization can be contested. | §92.104 |
| Forwarding Address Required | Tenant must provide a forwarding address. If they don't, the 30-day clock doesn't start until you receive one — but document that you requested it. | §92.107 |
| No "Non-Refundable" Deposits | In Texas, all security deposits are presumed refundable. You CAN charge non-refundable pet fees or application fees — but NOT call the main security deposit non-refundable. | §92.111 |
| 3× Penalty for Bad Faith Withholding | If you wrongfully withhold a deposit in bad faith, the tenant can sue for 3× the deposit amount + attorney's fees. This is the most-cited claim in Texas JP courts. | §92.109 |
| Normal Wear & Tear Not Deductible | You cannot deduct for normal wear and tear — minor scuffs, nail holes, carpet worn from regular use. Only actual damage beyond normal wear qualifies. | §92.104 |
Common Lease Mistakes Texas Landlords Make
These mistakes show up constantly in RGV Justice Court cases. Avoid them.
Oral Leases & Handshake Deals
Verbal agreements are legal in Texas for month-to-month tenancies under 1 year, but almost impossible to enforce in court. Always get it in writing — even for family members.
Missing the Eviction Notice Period
For non-payment of rent, Texas requires a 3-day written notice before filing eviction. For lease violations, the notice period depends on the violation. Skipping this step throws out your case.
"Self-Help" Evictions Are Illegal
Changing locks, removing doors, or cutting utilities to force a tenant out is illegal in Texas (§92.0081) and exposes you to a $1,000 minimum penalty per occurrence. Always go through JP court.
No Paper Trail for Rent Payments
Accepting cash without written receipts is a major mistake. If tenants claim they paid and you have no records, courts often side with the tenant. Use bank transfers, Zelle, or checks.
Not Disclosing the Property Manager's Address
Texas §92.201 requires the landlord's name and address (or property manager's) to be disclosed in the lease or posted on the property. Failure voids your right to collect rent.
Skipping Move-In & Move-Out Documentation
Without timestamped photos taken on move-in day and move-out day, you cannot prove what damage the tenant caused. This single step prevents 80% of deposit disputes.
Ignoring A/C Repair Requests in South Texas
In the Rio Grande Valley, broken air conditioning may qualify as a health/safety habitability issue under §92.056, especially during summer. Delayed repairs can allow tenants to repair-and-deduct or terminate the lease.
Retaliating Against Tenants Who Report Code Violations
Texas §92.331 prohibits retaliation against tenants who report health/safety issues. Raising rent or filing eviction within 6 months of a tenant's complaint is presumed retaliatory — and hard to defend.
Texas Landlord-Tenant Law Basics
Texas Property Code Chapter 92 governs residential leases. These are the statutes South Texas landlords reference most often.
| Topic | Rule Summary | Statute |
|---|---|---|
| Habitability | Landlords must make repairs that materially affect health or safety within a reasonable time after written notice from the tenant. | §92.056 |
| Repair & Deduct | Tenants can deduct up to 1 month's rent for emergency repairs if landlord fails to act — but only after proper written notice and a reasonable wait period. | §92.0561 |
| Smoke Detectors | Landlords must provide working smoke detectors. Tenant can request in writing; landlord must install within a reasonable time. Failure is a criminal violation. | §92.255 |
| Security Devices | Landlords must provide keyed deadbolts, window latches, and door viewers (peepholes) on request at no cost to tenant. Waiving this in a lease is void. | §92.153 |
| Eviction Process | File at your county's Justice of the Peace court. Non-payment requires 3-day notice first. The process takes roughly 3–5 weeks from filing to writ of possession. | §24.005 |
| Retaliation | Cannot evict, raise rent, or reduce services in response to a tenant exercising their legal rights. 6-month rebuttable presumption period after tenant complaint. | §92.331 |
| Domestic Violence | Tenants who are victims of domestic violence can terminate a lease early with proper documentation (police report, protective order, etc.). | §92.016 |
| Military Clause | Active-duty service members can terminate a lease early under the federal Servicemembers Civil Relief Act with 30 days written notice. | SCRA §535 |
| No Rent Control | Texas has a statewide ban on local rent control ordinances. You can raise rent on renewal to any amount with proper notice. | §214.902 |
Tips Specific to South Texas (RGV) Landlords
The Rio Grande Valley has its own rental market dynamics. McAllen, Harlingen, Edinburg, Brownsville, and Laredo landlords deal with conditions you won't find in Houston or Dallas resources.
A/C Is Not Optional — Treat It as Essential
With temperatures routinely above 100°F from May through October, a broken A/C unit in the RGV is a habitability issue, not a luxury repair. Add language to your lease stating when A/C will be serviced and the tenant's obligation to report issues immediately.
Water Quality Disclosures for Well-Served Properties
Some properties in Starr, Willacy, and rural Hidalgo County use private wells or municipal water with known mineral content. Disclose water quality issues upfront and avoid disputes over "water damage" from mineral deposits.
Caliche & Gravel Lot Parking Clause
RGV properties frequently have unpaved caliche lots. Clarify in your lease whether parking is assigned, whether trailers/commercial vehicles are allowed, and who maintains the lot surface.
Flood Zone Disclosure
Parts of Cameron and Hidalgo County are in FEMA flood zones. Texas requires disclosure of known flood history (§92.0135). If your property has flooded, disclose it in writing — liability from concealment is significant.
Pest Control Responsibility
The warm, humid climate in the RGV makes pest control a common dispute point. Your lease should specify whether you provide pest control service and who pays for infestations that occur mid-lease.
File at the Right Justice of the Peace Precinct
Hidalgo County has 16 JP precincts; Cameron County has 4. Filing an eviction at the wrong precinct wastes weeks. Confirm your property's precinct before you ever need to file — it's listed on your county appraisal district.