This is a Texas-focused lease agreement template and walkthrough built for landlords who want a clear, enforceable lease that matches how Texas courts and property managers actually think: written terms, clean documentation, and no surprises.
Texas is generally landlord-friendly, but that doesn’t mean “anything goes.” The biggest problems I see are sloppy occupant rules, vague maintenance language, and weak notice/entry terms that create disputes later.
How to use this page
- Copy the template text into your own document.
- Fill in the bracketed fields.
- Keep the structure. Don’t delete notice language unless you’re sure it’s not required.
- If your property is in a city with extra rules (or an HOA), add those requirements.
Quick Texas landlord checklist (before you sign)
- Confirm whether you’re using a fixed-term lease or month-to-month.
- Decide your late fee policy and keep it reasonable and consistent.
- Define occupants + guest limits clearly.
- Put maintenance reporting and repair authorization in writing.
- Spell out entry/notice expectations (even if Texas is flexible, clarity prevents fights).
- Add smoke alarms, security devices, and key/lock rules (Texas is big on this).
SECTION A — Texas Residential Lease Agreement Template (Apartment/House)
1) Parties, property, and term
1.1 Landlord/Owner/AgentLandlord/Owner: [Landlord Legal Name]Mailing Address: [Landlord Mailing Address]Phone: [Phone]Email: [Email]Agent/Manager (if any): [Name + Company]
1.2 Tenant(s)Tenant(s): [Full Legal Names of all adult tenants]
1.3 PremisesProperty Address: [Street Address, Unit #, City, TX ZIP]Included areas: [garage/parking/storage/patio/etc.]Excluded areas: [owner closet, etc.]
1.4 Lease termType: ☐ Fixed-term lease ☐ Month-to-monthStart date: [Date]End date (if fixed): [Date]
1.5 PurposeThe Premises will be used as a private residence only by the approved occupants listed in this Lease.
2) Rent, fees, and payment rules
2.1 Monthly rentRent: $[Amount] per month.
2.2 Due dateRent is due on the [1st] day of each month.
2.3 Payment methodRent must be paid by: [online portal / ACH / check / money order].Payment location/address: [Address / Portal URL].
2.4 Late feesIf rent is not received by [time/date], Tenant may be charged a late fee of $[Amount] and/or $[Daily Amount] per day, to the extent permitted by Texas law and this Lease.
2.5 Returned payment feeReturned payment fee: $[Amount] (as permitted by law).
3) Security deposit (Texas)
3.1 Deposit amountSecurity deposit: $[Amount].
3.2 What the deposit can be used forTenant agrees the deposit may be used for unpaid rent, cleaning (beyond normal wear and tear), repair of damages beyond normal wear and tear, and other lawful charges.
3.3 Move-in condition documentationTenant agrees to complete a move-in condition checklist within [3] days of move-in and return it to Landlord. Photos/video are strongly recommended.
4) Utilities and services
Tenant is responsible for: [electric/gas/water/trash/internet/etc.].Landlord is responsible for: [list].Shared meters: [explain allocation method if applicable].
5) Occupants, guests, and subletting
5.1 Approved occupantsOnly the following occupants may reside at the Premises: [Names].
5.2 GuestsGuests may not stay more than [X] consecutive days or [Y] total days in a [30]-day period without written approval.
5.3 No subletting without consentTenant may not sublet or assign this Lease without Landlord’s written consent.
6) Maintenance, repairs, and habitability
6.1 Tenant maintenance dutiesTenant will keep the Premises clean and sanitary, dispose of trash properly, use fixtures/appliances properly, and promptly report leaks, mold, pests, or safety issues.
6.2 Repair requestsRepair requests must be submitted to: [email/portal/phone]. In emergencies, Tenant must call: [phone].
6.3 No unauthorized repairsTenant may not hire contractors or deduct costs from rent unless legally allowed and properly documented.
6.4 Yard/pool (if applicable)Tenant responsibilities: [mowing/watering/pool care].Landlord responsibilities: [tree trimming/major irrigation repairs/etc.].
7) Entry and inspections (Texas)
Landlord may enter the Premises as permitted by Texas law and this Lease, including for repairs, inspections, showing the unit, or emergencies. Except in emergencies, Landlord will provide reasonable notice when practical.
8) Rules: smoking, pets, noise, and conduct
8.1 Smoking☐ No smoking anywhere on the Premises☐ Smoking allowed only in: [location]
8.2 Pets☐ No pets allowed☐ Pets allowed with written approval: [pet details]Pet deposit/fee (if any): $[Amount] (if lawful).Service animals/assistance animals will be handled per applicable fair housing laws.
8.3 Noise and nuisanceTenant will not disturb neighbors or create a nuisance.
8.4 Illegal activityNo illegal activity is permitted on or near the Premises.
9) Alterations and improvements
Tenant may not paint, mount TVs, install locks, or make alterations without written consent. Any approved alterations must be performed in a workmanlike manner.
10) Insurance
Tenant is strongly encouraged (or required, if you choose) to carry renter’s insurance with liability coverage of at least $[Amount] and provide proof upon request.
11) Default and enforcement
If Tenant breaches the Lease, Landlord may serve notices and pursue remedies allowed by Texas law, including eviction where permitted.
12) Renewal and rent increases
12.1 RenewalIf fixed-term, this Lease ends on the end date unless renewed in writing.
12.2 Rent increasesRent may be increased at renewal or during month-to-month tenancy with notice as required by this Lease and applicable law.
13) Texas-specific disclosures and safety items (add what applies)
Texas landlords commonly include (and in some cases must address) items like:
- Security devices and locks (key/lock rules, rekeying on turnover, and tenant obligations not to disable devices)
- Smoke alarms (location, testing, and tenant notice to report issues)
- Carbon monoxide alarms (where applicable)
- Flood risk / prior flooding (if known and required in your situation)
- HOA rules (if applicable) and tenant responsibility to comply
If you’re unsure what is required for your property type and city, include the disclosure section and confirm specifics before signing.
14) Notices
Notices must be delivered as permitted by Texas law and to these addresses:
- Landlord notice address: [Address/Email if allowed]
- Tenant notice address: [Premises address / email if allowed]
15) Entire agreement
This Lease is the entire agreement. Changes must be in writing and signed.
16) Signatures
Landlord/Agent: _______________________ Date: __________Tenant: ______________________________ Date: __________Tenant: ______________________________ Date: __________
SECTION B — Texas Room Rental / ADU Lease Template (Roommate-Style)
This section is for renting a room in a house, renting to a roommate, or certain ADU situations where the living arrangement is shared or partially shared. The goal is to reduce friction: define private space, shared space, and house rules in writing.
1) Parties and space definition
1.1 Landlord/Primary ResidentName: [Name]Address: [Address]
1.2 Tenant/Room RenterName: [Tenant Name]
1.3 Property and roomProperty Address: [Address]Tenant’s private space: [Bedroom # / description]Shared spaces: [kitchen, living room, bathrooms, laundry, yard, etc.]Storage/parking: [details]
2) Term and house rules
2.1 Term☐ Month-to-month ☐ Fixed-termStart date: [Date]End date (if fixed): [Date]
2.2 House rules (be specific)
- Quiet hours: [times]
- Guests: [limits]
- Cleaning: [schedule/expectations]
- Kitchen use: [rules]
- Laundry: [days/times]
- Smoking: [policy]
- Pets: [policy]
- Parking: [assigned spot / street rules]
3) Rent and utilities (room rental)
3.1 RentRent: $[Amount] per month, due on the [1st].
3.2 UtilitiesUtilities included: [list]Utilities split method: [50/50, per person, fixed amount, etc.]
4) Security deposit
Deposit: $[Amount], subject to lawful deductions.
5) Privacy and entry
Tenant’s private room is private. Landlord will provide reasonable notice before entry except in emergencies.
6) Ending the agreement
Month-to-month termination requires proper notice under Texas law and this agreement. Fixed-term ends on the end date unless renewed in writing.
7) Disclosures
Include the same Texas safety/security disclosures that apply (locks, smoke alarms, HOA rules, flood risk if applicable), plus any shared-housing disclosures (like cameras in common areas, if any).
8) Signatures
Landlord/Primary Resident: __________________ Date: __________Room Renter: _____________________________ Date: __________
Texas-specific guidance (plain English)
Security devices and locks: put it in writing
Texas is serious about security devices. Your lease should clearly state:
- Who provides keys and how replacements work
- Whether the unit will be rekeyed between tenants
- That tenants may not change locks or disable security devices without written permission
Repairs: make the reporting process simple
Disputes happen when tenants claim they “told you” and you have no record. Require written repair requests through one channel (email/portal) and keep everything.
Yard and exterior care: don’t leave it vague
If the tenant is responsible for mowing or watering, say exactly what “maintained” means and what happens if they don’t.
Common mistakes that backfire in Texas
- Weak guest/occupancy rules (extra occupants turn into a long-term problem)
- No written repair request process (paper trail disappears)
- Vague pet rules (damage disputes become messy)
- No clarity on yard care, HOA rules, or parking
- Letting side agreements happen by text instead of a signed addendum
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Legal disclaimer
This page is for informational purposes only and does not constitute legal advice. Landlord-tenant laws can vary by city and change over time. For advice on your specific situation, consult a qualified Texas attorney or local housing professional.
