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Texas Lease Agreement Template

A printable Texas residential lease agreement, plus the Texas-specific rules worth knowing before you fill it in: deposit return deadlines, late-fee limits, security-device requirements, and why the entry clause matters more in Texas than almost anywhere else.

Educational sample — not legal advice

This template and the rules summarized here are general educational information as of this page's writing, not legal advice, and statutes change. Texas Property Code Chapter 92 governs residential tenancies — have a Texas attorney or current state resource verify your completed lease before anyone signs.

The Texas Rules That Shape a Lease

Topic	Texas rule (commonly cited — verify current law)
Security deposit cap	None — no statutory limit; one month's rent is customary
Deposit return	Within 30 days after surrender, with written itemization of deductions (tenant must provide a forwarding address)
Late fees	Must be reasonable and in the written lease; safe-harbor presumptions apply (commonly cited: 12% of rent for ≤4-unit properties, 10% larger); no fee until rent is unpaid at least two full days past due
Entry notice	No statutory period for routine entry — the lease clause controls, so write one
Security devices	Keyed deadbolts, window latches, and rekeying between tenants are required at the landlord's expense
Month-to-month termination	At least one month's written notice by either party
Key disclosures	Federal lead paint (pre-1978); landlord/manager identity; tenant repair-and-remedy rights language; parking/towing rules for multiunit properties

The Texas Template

Print this page or copy the text into your document editor. It follows our standard residential lease structure with the Texas-specific clauses adjusted.

Texas Residential Lease Agreement

1. PARTIES. This Residential Lease Agreement (“Agreement”) is made on ___________, 20___, between ______________________________ (“Landlord”) and ______________________________ (“Tenant”). Each Tenant is jointly and severally liable for all obligations under this Agreement.
2. PREMISES. Landlord leases to Tenant the residential premises located at ______________________________________________, Unit ______, ______________________ (City), Texas __________ (ZIP) (the “Premises”), together with the following included items or areas (appliances, parking, storage): ______________________________________________.
3. TERM. The term of this Agreement begins on ___________, 20___, and ends on ___________, 20___ (check one): ☐ Fixed term ☐ Month-to-month. If Tenant remains in possession after the end of a fixed term with Landlord's consent, the tenancy continues month-to-month on the same terms; either party may then terminate with at least one month's written notice.
4. RENT. Tenant shall pay rent of $__________ per month, due in advance on the ______ day of each month, payable to ______________________________ by the following method(s): ______________________________. Rent for any partial first or last month shall be prorated.
5. LATE FEES & RETURNED PAYMENTS. If rent remains unpaid for at least two full days after the due date, Tenant shall pay a late fee of $__________, which the parties agree is a reasonable estimate of Landlord's damages from late payment, consistent with Texas Property Code § 92.019. Tenant shall pay a fee of $__________ for any payment returned for insufficient funds.
6. SECURITY DEPOSIT. Tenant shall pay a security deposit of $__________ before taking possession. Within 30 days after Tenant surrenders the Premises and provides a forwarding address, Landlord shall refund the deposit less lawful deductions itemized in writing, as required by Texas law. The deposit may be applied to unpaid rent, damage beyond normal wear and tear, and other charges permitted by law or this Agreement.
7. UTILITIES & SERVICES. Tenant shall pay for the following utilities and services: ______________________________________________. Landlord shall pay for: ______________________________________________.
8. OCCUPANCY & USE. The Premises shall be occupied only by Tenant and the following named occupants: ______________________________________________. The Premises shall be used as a private residence only. Guests staying more than ______ consecutive days require Landlord's written consent.
9. SECURITY DEVICES & REKEYING. Landlord shall provide and maintain the security devices required by Texas law (including keyed deadbolts and window latches) and shall rekey exterior door locks at Landlord's expense not later than the seventh day after Tenant's initial occupancy.
10. MAINTENANCE & REPAIRS. Landlord shall repair conditions that materially affect the physical health or safety of an ordinary tenant, as required by Texas law, after receiving written notice and provided Tenant is current on rent. Tenant shall keep the Premises clean and sanitary, dispose of waste properly, use fixtures and appliances reasonably, promptly notify Landlord in writing of any condition needing repair, and be responsible for damage caused by Tenant's or Tenant's guests' negligence or misuse. Repair requests shall be sent in writing to: ______________________________________________.
11. LANDLORD'S RIGHT OF ENTRY. Landlord may enter the Premises to inspect, make repairs, or show the Premises to prospective tenants or buyers after giving Tenant at least ______ hours' advance notice, and may enter without notice in an emergency.
12. PETS. (Check one) ☐ No pets are permitted without Landlord's prior written consent. ☐ The following pet(s) are permitted: ______________________________, subject to a pet deposit of $__________ and/or pet rent of $__________ per month. This section does not apply to service or assistance animals as defined by applicable law.
13. ASSIGNMENT & SUBLETTING. Tenant shall not assign this Agreement or sublet any portion of the Premises without Landlord's prior written consent.
14. TERMINATION & RENEWAL. Either party may end a month-to-month tenancy with at least one month's written notice. For a fixed term, notice of non-renewal shall be given at least ______ days before the end of the term. Upon termination, Tenant shall return all keys, provide a forwarding address in writing, and leave the Premises clean and in the same condition as received, normal wear and tear excepted.
15. GOVERNING LAW & DISCLOSURES. This Agreement is governed by the laws of the State of Texas, including Texas Property Code Chapter 92. If any provision is held invalid, the remaining provisions continue in full force. Required disclosures and addenda — including the federal lead-based paint disclosure for housing built before 1978 and identification of the property's owner or management company — are attached and incorporated into this Agreement.
16. ENTIRE AGREEMENT. This Agreement, together with any attached addenda, is the entire agreement between the parties and may be amended only in a writing signed by both parties.

IN WITNESS WHEREOF, the parties have executed this Agreement on the date first written above.

Landlord signature

Printed name & date

Tenant signature

Printed name & date

Sample for educational purposes — not legal advice. Verify current Texas requirements and add any locally required disclosures before use.

Filling It In: The Texas-Specific Steps

1Set the late fee inside the safe harbor — and remember it can't bite until rent is two full days late.
2Write a real entry clause — Texas gives you no statutory default, so the hours you write are the rule.
3Budget the rekeying — locks must be rekeyed at every turnover, at your expense; it's not optional.
4Attach the disclosures — lead paint (pre-1978), owner/manager identity, and any city-level additions (Austin, Dallas, and Houston each add local rules).
5Calendar the 30-day deposit clock at move-out — Texas's deposit penalties for missing it are steep (bad-faith retention can mean treble-plus damages).

Frequently Asked Questions

Does Texas limit how much security deposit a landlord can charge?

No — Texas has no statutory cap on residential security deposits; the market sets the amount, commonly one month's rent. What Texas does regulate is the return: the landlord must refund the deposit within 30 days after the tenant surrenders the premises, with a written itemization of any lawful deductions, provided the tenant has given a forwarding address.

How much can a Texas landlord charge as a late fee?

Texas requires late fees to be reasonable, provides safe-harbor presumptions (commonly cited as up to 12% of monthly rent for properties with four or fewer units, 10% for larger ones), requires the fee to be in the written lease, and bars charging it until the rent has gone unpaid at least two full days after the due date. Verify the current statute before setting yours.

Does a Texas landlord have to give notice before entering?

Texas has no statute setting a specific entry-notice period for routine entry — the lease controls. That makes the entry clause more important in Texas than in most states: put the notice period (24 hours is customary) and the permitted reasons in writing, because the lease is what a court will look at.

How do you end a month-to-month tenancy in Texas?

Either party may terminate a Texas month-to-month tenancy with at least one month's written notice (or a period equal to the rent-payment interval, if shorter than monthly). The lease can set a different notice arrangement within statutory limits — again, put it in writing.

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