Repair request letter to landlord (Dallas-Fort Worth)
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A written, dated repair request starts the clock under Texas law. Your landlord's duty to repair (Tex. Prop. Code § 92.052) is triggered when you give notice — written, if your lease requires it — to the place where you pay rent, you are current on rent when you give notice, and the condition materially affects health or safety, or is a failure to supply hot water of at least 120°F. To later hold your landlord liable for not repairing (§ 92.056), you generally need this initial notice plus a follow-up notice by certified mail or other trackable method after a reasonable wait — the law presumes 7 days is a reasonable time to repair, though that presumption can be rebutted either way. Keep a copy of this letter and send the follow-up by certified mail if nothing happens.
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For emergencies (no water, gas leak, sewage backup, or an immediate safety hazard), don't wait on this letter's timeline — contact your landlord immediately and, if needed, local code enforcement. This is a template, not legal advice.
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常见问题
What triggers my Texas landlord's duty to repair?
Under Tex. Prop. Code § 92.052, the duty is triggered when you give notice of the problem (written notice, if your lease requires it, sent to the place you pay rent), you are current on rent when you give notice, and the condition either materially affects health or safety or is a failure to supply at least 120°F hot water. There is generally no duty for damage you caused yourself.
How long does my landlord have to make the repair?
Tex. Prop. Code § 92.056 requires an initial notice plus a follow-up notice (by certified mail or another trackable method) after a reasonable wait, and gives the landlord a reasonable time to fix the problem — the statute presumes 7 days is reasonable, but that presumption can be rebutted based on the facts.
Can I fix the problem myself and deduct the cost from rent?
For specific serious conditions, Tex. Prop. Code § 92.0561 allows repair-and-deduct up to one month's rent or $500, whichever is greater — for example, immediately for sewage backup, after 3 days for total loss of water or inadequate heat/cooling, or after the landlord's 7-day grace period for other health/safety issues. You generally must use a licensed or listed contractor and give the landlord a copy of the bill.
What if my landlord still doesn't fix it?
Under Tex. Prop. Code § 92.0563, the Justice of the Peace, county, or district courts can order repairs, retroactively reduce your rent, and award a civil penalty of one month's rent plus $500, actual damages, and attorney's fees. JP courts are capped at $20,000 in judgments, with hearings typically set within 6-10 days of service.
Should I send this by certified mail?
Yes, especially your follow-up notice — send by a method you can prove (certified mail, or email with delivery/read confirmation) and keep a dated copy. That record is what supports the notice requirements of §§ 92.052 and 92.056 and any later repair-and-deduct or court action.