Houston Metro Area Landlord Guide 2026 Texas Local Government Code §214.902 (HB 2902, eff. Sept 1, 2023) absolutely prohibits every Texas municipality and county from enacting any form of rent control. Houston, Sugar Land, The Woodlands, Katy, Pasadena TX, and League City all have NO rent control. Texas Property Code Ch. 92: no deposit cap; 30-day return; $100+3× treble damages. §24.005 3-day vacate-ONLY notice — no cure option for non-payment (unlike California or New York). SB 339 flood disclosure required (Harvey 2017 history). Harris County 16-precinct JP system complexity. THREE-COUNTY SPLIT: Katy spans Harris/Waller/Fort Bend. TWO-COUNTY SPLIT: League City spans Galveston/Harris.

1. Texas Local Government Code §214.902 — the Complete Rent Control Preemption

The legal foundation for the absence of rent control throughout the Houston Metro area is Texas Local Government Code §214.902, which in its 2023 form (HB 2902, eff. September 1, 2023) provides in relevant part that a political subdivision may not adopt or enforce an ordinance, order, resolution, or other regulation that controls the price at which private residential rental property is leased or offered for lease. The 2023 revision expanded coverage from “municipalities” (the prior text) to “political subdivisions,” explicitly foreclosing county-level rent control ordinances as well.

The preemption is categorical in several respects. First, it covers all forms of rent regulation — not only percentage caps but also rent stabilization boards, rent registration requirements tied to increases, relocation assistance mandates triggered by rent increases above a threshold, and just-cause requirements linked to rent increase refusals. Second, it covers the entire Houston Metro regardless of local political preferences: Harris County (which contains Houston, Pasadena, and portions of Katy and League City), Fort Bend County (Sugar Land), Montgomery County (The Woodlands), Galveston County (League City majority), and Waller County (portions of Katy) are all political subdivisions subject to §214.902. The Houston City Council cannot enact rent control. The Harris County Commissioners Court cannot enact rent control. The Woodlands Township Board cannot enact rent control. No public referendum can override the preemption — a voter initiative authorizing rent control in Houston would be invalid under §214.902 unless the Texas Legislature first amended the statute.

The disaster exception in §214.902(b) is narrow and temporary. During a declared state of disaster under Government Code Chapter 418, the Governor may by executive order authorize a political subdivision to impose a temporary rent cap, but only for up to 60 days and only for the specific affected area. This exception has never been invoked for residential rents in Texas. Governor Abbott's executive orders during Hurricane Harvey (2017) and Winter Storm Uri (2021) addressed price gouging under Texas Business and Commerce Code Chapter 17 (Deceptive Trade Practices Act) rather than residential rent caps under §214.902. The disaster exception does not create a standing authority — it requires an affirmative executive order in each instance and expires automatically.

No statewide Texas rent control law exists. Texas Property Code Chapter 92 (the Residential Landlord and Tenant Act) contains no rent cap provisions. Chapter 91 (month-to-month tenancies) similarly imposes no limit on the amount of a rent increase, only on the procedure for giving notice. Texas's approach to housing affordability relies on supply-side measures (zoning permissiveness, MUD infrastructure financing, subdivision development flexibility) rather than demand-side price controls — a policy philosophy reflected in Houston's status as the largest U.S. city without traditional land-use zoning.

Practical consequence for Houston Metro landlords: there is no annual filing requirement with any rent board, no maximum increase percentage to calculate, no just-cause-for-increase requirement, and no relocation assistance obligation tied to rent increases. Landlords may raise rent by any amount at lease expiration (for fixed-term leases) or with proper notice (for month-to-month tenancies). The only practical ceiling on rent increases is the market.

2. Texas Property Code §24.005 — the 3-Day Vacate-Only Notice

The single most important Texas eviction procedural rule for Houston Metro landlords — and the rule most frequently misunderstood by out-of-state investors — is the 3-day vacate-only notice under Texas Property Code §24.005. This provision requires the landlord to give written notice to vacate before filing a Forcible Entry and Detainer action, with the standard notice period set at 3 days (the lease may specify a different, longer period; some Houston leases specify 7 days or require notice via certified mail which extends the timeline by a day or two).

The decisive feature of the Texas notice is that it demands the tenant vacate — not “pay rent or vacate,” not “cure the default or vacate.” The notice does not give the tenant a statutory option to pay the overdue rent and remain in the unit. Once the 3-day period expires, the landlord has the right to file an eviction regardless of whether the tenant subsequently tenders payment in full.

This is a fundamental departure from the law in virtually every other major state:

• California: 3-day pay rent or quit (Code Civ. Proc. §1161(2)) — tenant may pay all overdue rent within 3 days to cure the default; eviction cannot proceed if tenant timely pays
• New York: 14-day rent demand + 14-day notice of termination (RPAPL §711(2)) — tenant has multiple cure opportunities; HPD regulations add additional layers in NYC
• Oregon: 72-hour pay-or-vacate (first notice, ORS §90.394(1)) or 144-hour pay-or-vacate (second notice within 12 months) — tenant may pay to cure
• Colorado: 10-day demand for compliance or possession (CRS §13-40-104) — tenant may cure within the notice period
• Washington: 14-day pay-or-vacate (RCW §59.12.030) — tenant may pay to cure

In Texas, once a valid 3-day notice has been served and the period has expired, the landlord’s right to file is absolute even if the tenant thereafter tenders the full overdue amount. Most Texas landlord-tenant attorneys advise Houston landlords to refuse any rent payment after the 3-day notice period expires and to proceed directly to filing, since accepting payment after the period has run may be construed as waiving the eviction or reinstating the tenancy, complicating the proceeding.

Service of the 3-day notice: §24.005 allows service by in-person delivery to the tenant or any resident 16 years or older, by affixing to the inside of the main entry door, or by regular mail or certified mail. Many Houston landlord attorneys recommend combining posting on the door AND certified mail return receipt to create a clear service record for the JP Court. The notice must state the amount of rent owed and demand that the tenant vacate. The notice period begins to run after service (or the day after mailing if served by mail, depending on how the lease defines notice).

End-of-lease non-renewal and holdover: for tenants who remain after lease expiration without permission (holdover), Texas Property Code §24.005 similarly permits a 3-day vacate notice before eviction filing. The notice period may be different if the lease specifies a different holdover termination process. Month-to-month tenancies may be terminated with 30 days’ notice (Texas Property Code §91.001 specifies notice equal to the advance payment period, typically one month). A holdover tenant on a month-to-month basis cannot be removed with a 3-day notice — the 30-day termination notice applies, and eviction may not be filed until after that period expires and the tenant fails to vacate.

3. Texas Property Code Chapter 92 — Security Deposits

Texas Property Code Chapter 92 governs security deposits for all Texas residential landlords. The Houston Metro rules differ meaningfully from California, New York, and other major metro states in their tenant-facing provisions:

3.1 No Deposit Cap (§92.102)

Texas law imposes no statutory maximum on security deposit amounts. Houston area landlords may charge any agreed deposit — market practice typically runs 1–2 months’ rent for multifamily apartment rentals and 1.5–3 months for single-family homes in premium master-planned communities (Cinco Ranch, Sugar Land’s First Colony, The Woodlands’ Sterling Ridge). For a 3BR home at $2,800/month in Katy’s Cinco Ranch, a deposit of $4,000–$5,600 is market-appropriate and fully lawful. Compare to California (maximum 1 month’s rent for unfurnished units under SB 267, effective 2024), Arizona (1.5 months maximum), and New York City RSL units (1 month maximum under HSTPA 2019).

3.2 30-Day Return with Itemized Statement (§92.103)

The landlord must return the security deposit, or the portion not subject to valid deductions, with a written itemized statement of all deductions within 30 days after the tenant surrenders possession. “Surrenders possession” means the tenancy has ended and the landlord has reasonable belief the tenant has vacated the premises. The 30-day period is fixed — unlike Colorado, which shortens the deadline to 30 days but can extend for itemized documentation, Texas provides a firm 30-day deadline without extension. The tenant is not required to make any additional demand to trigger the 30-day clock; it begins running automatically upon surrender.

Each deduction must be individually itemized: “damages: $600” as a single line is insufficient. The itemized statement must break out each category of deduction (e.g., “carpet replacement — pet damage beyond normal wear: $325; broken window latch: $85; uncleaned oven: $75”) with individual dollar amounts. A landlord who provides a lump-sum deduction without itemization risks a bad-faith finding under §92.109.

3.3 Treble Damages and Attorney Fees for Bad-Faith Withholding (§92.109)

A landlord who in bad faith retains a security deposit is liable to the tenant for $100 plus three times the amount of the deposit wrongfully withheld plus the tenant’s reasonable attorney fees and court costs. The treble damage penalty is one of the most significant financial risks facing Houston area landlords in property management. A landlord who wrongfully retains $2,000 from a deposit faces a potential judgment of $100 + $6,000 + $2,000–$5,000 attorney fees = $8,100–$11,100. For a $250,000 Sugar Land townhome generating $2,200/month, that is a four-to-five month rent equivalent lost on a single deposit dispute.

The “bad faith” standard requires willfulness — a landlord who makes a good-faith mistake about a legitimate deduction may owe only the withheld amount, not treble damages. Courts look to whether the landlord had a reasonable factual basis for each deduction and whether the itemized statement was provided timely. Practical protection: document the unit’s condition thoroughly at move-in (photographs of every surface, appliance, fixture; timestamped) and at move-out (same process), and provide the itemized statement within 25 days of surrender to avoid any deadline risk.

3.4 Normal Wear and Tear Is Not Deductible

Texas courts consistently hold that normal wear and tear — minor scuffs on walls, carpet worn in traffic patterns, small nail holes from picture hanging, light fixture bulb burnout — cannot be deducted from the deposit. The landlord bears the burden of proving that damage exceeds normal wear. For Houston-area landlords renting to Texas Medical Center rotating residents (1–3 year tenancies), NASA contractor engineers (2–5 year project assignments), or ExxonMobil corporate relocations (often 3–5 year stays), the distinction between wear and damage is particularly litigated.

4. SB 339 — Flood Disclosure (Essential for Houston Metro Landlords)

Texas Senate Bill 339 (codified at Texas Property Code §92.0135, effective January 1, 2022) imposes a mandatory flood disclosure requirement on all residential landlords in Texas. The disclosure is not optional and must be included in the written lease agreement.

4.1 What Must Be Disclosed

The landlord must disclose in the lease: (1) whether the property is located in a 100-year flood plain (Zone A, AE, AO, AH) or 500-year flood plain (Zone X shaded) as designated by FEMA’s National Flood Insurance Program (NFIP); and (2) whether, to the best of the landlord’s knowledge, the dwelling has been damaged by flooding caused by a lake, pond, reservoir, or waterway that has overflowed or been affected by an overflow at least once during the five-year period preceding the date the lease is signed.

The “five-year period” is calculated from the lease signing date. For a lease signed in October 2026, the relevant five-year lookback extends to October 2021. Hurricane Harvey made landfall on August 25, 2017 — a property that flooded during Harvey would have fallen outside the lookback by October 2022. However, many Houston-area properties also flooded during Tropical Storm Imelda (September 2019), the tax day flood (April 2016, within the lookback for leases signed through April 2021), and the Memorial Day flood (2015). Any property that experienced flooding during Imelda (2019) or any subsequent flood event remains within the five-year lookback for leases signed through at least September 2024. For leases signed in 2025–2026, the lookback covers 2020–2026.

4.2 Why This Matters More in Houston Than Anywhere in the U.S.

The Greater Houston area is the most flood-prone major metropolitan area in the United States. Harris County alone has experienced five 500-year flood events in the last decade. The combination of flat topography, impervious surface coverage from rapid suburban development, and proximity to the Gulf of Mexico creates flood risk across virtually every submarket discussed in this guide:

• Katy: substantial Harvey (2017) flooding; portions of Katy in the Addicks and Barker reservoir flood pools were deliberately inundated when the Army Corps of Engineers released reservoir water to protect downtown Houston; some Katy properties have flooded three or more times since 2015
• League City / Clear Lake: Galveston Bay and Clear Creek drainage basin flood risk; waterfront properties in South Shore Harbour require particular attention
• Sugar Land / Fort Bend County: Brazos River and Oyster Creek flood history; some First Colony and Sienna properties flooded during Harvey
• Pasadena TX: Buffalo Bayou and San Jacinto River drainage; Harvey flooding in the Pasadena area was significant
• The Woodlands: Spring Creek and San Jacinto River; northern Woodlands villages (Grogan’s Mill, Panther Creek) have lower flood risk than some other Houston suburbs due to better drainage infrastructure

Failure to make the required SB 339 disclosure is a violation of Texas Property Code §92.0135. While the statute provides for tenant-initiated lease termination as a remedy (the tenant may, within the first 30 days of the lease, terminate if the landlord failed to disclose known flood history), the broader risk to landlords is potential fraud/misrepresentation liability and habitability-based lease termination claims. Best practice: check FEMA’s Flood Map Service Center (msc.fema.gov) for the property’s flood zone designation, review Harris County Flood Control District (hcfcd.org) flood information, and use the Texas REALTORS® standard lease form that includes the SB 339 disclosure language.

5. Harris County Justice of the Peace System — Eviction Filing Guide

Harris County, Texas has 16 Justice of the Peace courts — Precincts 1 through 8, each with Place 1 and Place 2 — making it the most complex JP court system of any Texas county. For residential evictions (Forcible Entry and Detainer, often called “FED”), the landlord must file at the JP Court that serves the precinct in which the property is physically located. The precinct is determined by geography, not by the city name or mailing address.

Precinct	General Coverage Area	Key Cities / Neighborhoods
Pct 1	Central Houston	Downtown, Midtown, Montrose, Museum District, Third Ward, EaDo, Riverside Terrace
Pct 2	North / Northeast Houston	Near Northside, Acres Homes, Greenspoint, Spring (unincorporated), Humble
Pct 3	Southwest Houston	Westheimer / Westchase, Meyerland, Bellaire, West University (border), Sharpstown, Braeburn
Pct 4	Northwest Houston	Jersey Village, Spring Branch, Memorial City, Cypress, Copperfield, 290 corridor
Pct 5	West Houston / Katy (Harris Co.)	Memorial, Energy Corridor, Katy (Harris Co. eastern portions), Cinco Ranch (Harris Co.), Bear Creek
Pct 6	Southeast Houston / Pasadena	Pasadena TX, South Houston, Galena Park, Deer Park, Baytown (western portions), Hobby Airport area
Pct 7	South Houston / Missouri City border	South Houston city, Almeda area, Fort Bend County border communities
Pct 8	Southeast / Clear Lake / Bay Area	Clear Lake City (Harris Co.), Webster (Harris Co. portions), Friendswood (Harris Co. strip), League City (Harris Co. northeastern strip), Seabrook (Harris Co. portion)

Each precinct has Place 1 and Place 2 courts, sometimes physically located in different locations within the precinct. To identify the exact court for a specific address, use the Harris County Clerk’s JP Court locator at hcclerk.org or the Harris County Appraisal District (HCAD) property search at hcad.org which identifies the JP precinct in the property record. Filing in the wrong precinct results in the case being dismissed for lack of jurisdiction — the landlord must refile in the correct court and the process begins again.

The FED filing process in Harris County: (1) Serve the 3-day notice to vacate and wait for the notice period to expire. (2) File the Eviction Petition (also called Eviction Complaint or FED petition) at the correct JP Court, paying the filing fee (typically $100–$150). (3) The JP Court schedules the hearing, typically within 10–21 days. (4) The constable serves citation on the tenant. (5) If the landlord prevails at the hearing, the JP issues a Judgment for Possession. The tenant has 5 days from judgment to appeal to the Harris County Civil Court at Law (County Court). If no timely appeal is filed, the landlord may request a Writ of Possession from the JP Court. (6) The Harris County Constable posts a 24-hour door notice on the property and then executes the lockout on the following day. The constable must be present at the lockout — landlords cannot execute the lockout themselves. Total uncontested timeline from 3-day notice through lockout: approximately 3–5 weeks.

Suburban Harris County filings outside the JP system: properties in Sugar Land, The Woodlands, and most of League City are NOT in Harris County and use their respective county JP systems (Fort Bend County, Montgomery County, and Galveston County). Those are covered in the city-specific sections below.

6. City-by-City Analysis

6.1 Houston — Harris County

Houston (population approximately 2.3 million city residents; approximately 4.8 million Harris County residents) is the fourth-largest city in the United States and the largest city without traditional land-use zoning. The absence of zoning — unique among major U.S. cities — is one of the most consequential facts for Houston landlords: new apartment and SFR development can occur on any parcel that meets deed restrictions and city codes, creating a supply elasticity that has historically kept Houston rents lower relative to income than comparable coastal metros.

Texas Medical Center (TMC): the TMC (main campus: Texas Medical Center Blvd, Houston) is the largest medical complex in the world by any measure — approximately 106,000 full-time employees, 10 million patient visits annually, 60+ institutions occupying approximately 1,345 acres. TMC anchors rental demand in the Medical Center, Museum District, Greenway Plaza, and outer Midtown submarkets. Key TMC employers: Houston Methodist Hospital (the flagship; 1,600+ beds; ~26,000 employees system-wide); Memorial Hermann — Texas Medical Center (1,300+ beds; largest hospital complex in the TMC); University of Texas MD Anderson Cancer Center (~21,000 employees; world’s leading cancer center; major driver of Museum District and Rice Village rentals); Baylor College of Medicine (~12,000 faculty, staff, students); UTHealth Houston (~7,000 employees); Texas Children’s Hospital (~13,000 employees). TMC employees range from medical students and residents (stipend-level incomes) to attending physicians, cancer researchers, and hospital executives ($150K–$800K+), creating demand across the full price spectrum in adjacent submarkets.

Energy Corridor: the Houston Energy Corridor (roughly bounded by I-10 on the north, Beltway 8/Sam Houston Tollway on the east, Westheimer on the south, and extending west toward Katy) employs approximately 70,000+ energy industry professionals. Major Energy Corridor campuses: BP America (501 Westlake Park Blvd; ~2,000–3,000 employees; one of BP’s two primary U.S. campuses; petroleum engineers, geoscientists, corporate functions; $90K–$300K+); Shell USA (150 N. Dairy Ashford Rd; ~5,000 employees in the Houston metro; engineers, scientists, commercial staff; one of Houston’s largest single private employers); ConocoPhillips (925 N. Eldridge Pkwy; ~3,000–4,000 employees; large campus built 2012; exploration, production, corporate); Hewlett Packard Enterprise (HPE; 1701 E Mossy Oaks Rd, Spring — and Renew Park Dr near Energy Corridor; ~4,000–6,000 Houston metro; tech professionals). The Energy Corridor drives premium rental demand in Memorial, Briargrove Park, Westchase, and Katy (I-10 corridor). A 2BR unit in the Westchase/Energy Corridor submarket typically runs $1,400–$2,400/month for new construction, vs. $1,100–$1,800 for comparable square footage in inner southwest Houston.

Port of Houston: the Port of Houston complex (Port Houston; Barbours Cut and Bayport Container Terminals) handles approximately $235 billion in annual trade and supports approximately 3.2 million jobs in Texas. Port employment is concentrated in the Baytown, La Porte, and Deer Park corridor east of central Houston, driving workforce housing demand in Harris County Precinct 6 (Pasadena area) at $900–$1,600/month for older 1–2BR units.

Houston neighborhood rent ranges 2026: Houston’s rental market is highly submarket-specific. Broad generalizations across the city miss significant variation:

• Uptown Galleria / River Oaks area (luxury high-rise; Post Oak corridor): 1BR $1,700–$3,500; 2BR $2,500–$5,500; penthouse high-rise $5,000–$15,000+
• Midtown (walkable; proximity to TMC and downtown; new high-rise supply): 1BR $1,200–$2,400; 2BR $1,700–$3,500
• Montrose (established walkable neighborhood; eclectic; Museum District proximity): 1BR $1,300–$2,300; 2BR $1,700–$3,200
• The Heights (historic bungalow district; premium for renovated stock; White Oak/20th St corridor): 1BR $1,500–$2,500; 2BR $1,900–$3,500; SFR 3BR $2,500–$4,500
• Museum District / Rice Village (TMC proximity; Rice University; upscale amenities): 1BR $1,300–$2,400; 2BR $1,800–$3,400
• EaDo (East Downtown) (gentrifying; Minute Maid Park; new development): 1BR $1,200–$2,100; 2BR $1,600–$3,000
• Energy Corridor / Westchase (suburban; corporate proximity; mixed age): 1BR $1,200–$2,200; 2BR $1,500–$2,800
• Southwest Houston / Sharpstown (working-class; older stock; diverse): 1BR $800–$1,400; 2BR $1,100–$1,800
• Greenspoint / North Houston (workforce housing; IAH proximity): 1BR $700–$1,200; 2BR $1,000–$1,600

Eviction filing for Houston properties: Harris County JP system as described in Section 5. Determine the precinct using hcad.org before filing.

6.2 Sugar Land — Fort Bend County

Sugar Land (population approximately 118,000; Fort Bend County) has consistently ranked among the top 10 best places to live in the United States by multiple publications in the 2000s–2020s, driven by top-tier Fort Bend ISD schools, master-planned community amenities, and proximity to the Houston Energy Corridor. The City of Sugar Land and Fort Bend County are both prohibited from enacting rent control under Texas LGC §214.902.

Schlumberger (SLB) Technology Center: the world’s largest oilfield services company (revenues ~$35–40B+ annually; NYSE: SLB) operates a major R&D and technology campus in Sugar Land. Approximately 2,000+ engineers, geoscientists, software developers, and technical professionals work at the SLB Sugar Land campus. SLB compensation ranges from approximately $75,000 (entry-level engineers) to $200,000+ (senior technical specialists and management). SLB employees are primary drivers of demand for Sugar Land Town Square, First Colony, and Greatwood master-planned community rentals. Many SLB employees on corporate relocation packages initially rent before purchasing in Fort Bend ISD premium school zones.

Houston Methodist Sugar Land Hospital (16655 Southwest Fwy, Sugar Land TX 77479): a 335-bed full-service acute care hospital and Level II Trauma Center, employing approximately 3,000–4,000 healthcare professionals including nurses (RN $65,000–$100,000+), physicians, pharmacists, and administrative staff. Together with Memorial Hermann Sugar Land Hospital (17500 W Grand Pkwy S; 149-bed; ~1,500–2,000 employees), the two hospitals generate substantial healthcare workforce rental demand in the Greatwood, New Territory, and First Colony submarkets.

Fort Bend ISD school premium: Fort Bend ISD is one of the most academically rated large school districts in Texas. The school zone premium for SFR rentals in top-tier attendance zones (Clements High School zone, Ridge Point High School zone, District 9 elementary clusters) adds approximately 15–30% to SFR rental rates compared to equivalent homes in other Houston suburban districts. A 3BR SFR in the Clements HS zone commands $2,400–$3,800/month; an equivalent 3BR in an outer Fort Bend community without the academic premium might rent for $1,800–$2,400.

SB 339 flood disclosure for Sugar Land: Fort Bend County experienced significant Harvey (2017) flooding, particularly in the Brazos River and Oyster Creek corridors. The Sienna Plantation and Missouri City border areas had notable flooding. Any Sugar Land property in the Brazos River 100-year or 500-year floodplain, or that flooded during Harvey and any subsequent rain event within the five-year lookback, requires the SB 339 disclosure.

Eviction filing for Sugar Land properties: Fort Bend County JP Court, Precinct 3, located at 1422 Eugene Heimann Circle, Richmond TX 77469 (the Fort Bend County Justice Center in Richmond, the county seat). Filing fee approximately $100–$125. Sugar Land is in Fort Bend County — do NOT file with Harris County courts.

Sugar Land 2026 rent ranges: Sugar Land Town Square / luxury new construction 1BR $1,300–$2,100; First Colony established MPC 1BR $1,200–$1,900; Greatwood / New Territory 1BR $1,200–$1,900; Sienna (new MPC, southern Fort Bend) 1BR $1,300–$2,000; SFR 3BR First Colony Clements zone $2,200–$3,800; SFR 3BR outer Fort Bend $1,800–$2,600.

6.3 The Woodlands — Montgomery County (Unincorporated)

The Woodlands (population approximately 118,000; unincorporated Montgomery County; never incorporated as a municipality) is one of the most successful master-planned community developments in American history — conceived by oilman George Mitchell and launched in 1974 on 28,000 acres of forested land north of Houston. Its legal governance structure is unique: The Woodlands is not a city but is instead managed by The Woodlands Township, a special-purpose governmental entity created by the Texas Legislature, which provides utility, maintenance, and community services but lacks most municipal police powers. Montgomery County and The Woodlands Township are both prohibited from enacting rent control under Texas LGC §214.902.

ExxonMobil Global Corporate Headquarters: the single most consequential employer for The Woodlands rental market is ExxonMobil’s global corporate campus, opened 2015–2022 at 22777 Springwoods Village Pkwy, Spring TX (adjacent to The Woodlands, approximately 10–15 minutes south of the Woodlands Town Center via I-45). The campus houses approximately 10,000+ corporate employees across oil and gas, engineering, corporate finance, IT, and executive functions. ExxonMobil compensation ranges from approximately $80,000 (entry-level engineering) to $300,000+ (senior technical and managerial roles). The relocation of ExxonMobil from its prior Irving, TX campus beginning in 2015 caused a major surge in SFR and luxury apartment demand in the northern Woodlands villages (Sterling Ridge, Creekside Park, Indian Springs) that are closest to the campus. ExxonMobil SFR rental premium in Sterling Ridge / Indian Springs: approximately 20–35% above comparable properties in southern Woodlands villages (Grogan’s Mill, Panther Creek).

Occidental Petroleum / Anadarko legacy campus (1201 Lake Robbins Dr, The Woodlands TX 77380): Occidental acquired Anadarko Petroleum Corporation in 2019 for approximately $38 billion in one of the largest energy sector acquisitions in history. The Lake Robbins campus (formerly Anadarko’s HQ) continues to house approximately 1,500–2,500 Oxy employees in petroleum engineering, geoscience, and corporate functions. Compensation typically $100,000–$300,000+.

ChevronPhillips Chemical Company HQ (10001 Six Pines Dr, The Woodlands TX 77380): the 50/50 joint venture between Chevron and Phillips 66, headquartered in The Woodlands. ChevronPhillips Chemical ($10B+ annual revenues) employs approximately 3,000–4,000 global employees with a significant HQ concentration in The Woodlands. Chemical engineers, commercial staff, and executives; compensation range $80,000–$250,000+.

The Woodlands Township deed restriction compliance: unlike incorporated cities, The Woodlands Township enforces a comprehensive system of deed restrictions and community standards that apply to all properties within the planned community. Key requirements for landlords: (1) tenants must comply with all deed restrictions and community standards, and the landlord’s lease must include a clause binding the tenant to Township rules; (2) exterior maintenance standards are strictly enforced (lawn height, vehicle storage, architectural modifications); (3) some villages prohibit certain types of signage, including certain rental advertising signs. Landlord violations of Township community standards can result in citations, fines, and mandatory compliance orders. Include a specific deed restriction compliance addendum in every Woodlands lease.

Eviction filing for The Woodlands properties: The Woodlands is in Montgomery County (unincorporated). File at Montgomery County Justice of the Peace Court. The Woodlands falls in JP Precinct 3 or Precinct 5 depending on the specific village — verify the precinct using the Montgomery County Appraisal District (mcad-tx.org) or the Montgomery County Clerk’s website. The Montgomery County Justice Center is located at 501 N. Thompson St, Conroe TX 77301 (the county seat). Do NOT file in Harris County courts.

The Woodlands 2026 rent ranges: Town Center / Waterway luxury (Cynthia Woods Mitchell Pavilion; walkable; Occidental and ChevronPhillips campuses) 1BR $1,600–$2,600; Sterling Ridge / Indian Springs (ExxonMobil corridor; Conroe ISD top schools; SFR premium) SFR 3BR $2,800–$4,500+; Alden Bridge / Windsor Hills (mid-Woodlands; established; CISD schools) 1BR $1,300–$2,000; Panther Creek / Grogan’s Mill (oldest villages; most affordable Woodlands stock) 1BR $1,200–$1,800.

6.4 Katy — THREE-COUNTY SPLIT: Harris / Waller / Fort Bend

Katy is the most complex jurisdictional market in the Houston Metro for landlords. The “Katy area” as broadly used by residents and real estate professionals encompasses communities in three separate Texas counties: Harris County (the eastern and most densely developed portion, including Cinco Ranch east of the Waller County line and the I-10 commercial corridor), Waller County (the northwestern portions including the original incorporated City of Katy, which is largely in Waller County, and rural agricultural areas to the northwest), and Fort Bend County (the southern portions including Cross Creek Ranch, Fulshear, and Simonton). Each county has a completely separate JP Court and constable, and filing an eviction in the wrong county is a jurisdictional error that results in dismissal.

Determining the county: use the county appraisal district online search for the specific property address. Harris County: hcad.org. Waller County: wallercad.org. Fort Bend County: fbcad.org. Many Katy properties on the same street cross county lines — never assume based on zip code or city name.

JP Courts for Katy by county:

• Harris County portion (Cinco Ranch east of Barker Cypress Rd; Energy Corridor-adjacent; I-10 corridor): Harris County JP Precinct 5 — verify exact court location at hcclerk.org
• Waller County portion (City of Katy incorporated areas; Bear Creek area north of I-10): Waller County Justice of the Peace, 836 Austin St, Hempstead TX 77445
• Fort Bend County portion (Cross Creek Ranch; Fulshear; Simonton): Fort Bend County JP Court, 1422 Eugene Heimann Circle, Richmond TX 77469

Academy Sports + Outdoors HQ (1800 N Mason Rd, Katy TX 77449): Academy Sports + Outdoors (NYSE: ASO; Fortune 500; ~$6.5 billion annual revenues) maintains its corporate headquarters in Katy. Academy employs approximately 5,000–7,000 corporate and distribution employees at its Katy headquarters campus and nearby distribution facilities. Corporate salaries range from $55,000 (entry-level administrative) to $200,000+ (senior executives). Academy’s HQ proximity — particularly for mid-level management and corporate staff who prefer to avoid the I-10 Energy Corridor commute but live near Katy ISD schools — is the primary reason Cinco Ranch west of the county line maintains strong rental demand.

Katy ISD school zone premium: Katy Independent School District (100,000+ students; 14,000+ employees; 72+ campuses) is one of the most sought-after school districts in Texas. The school zone premium for SFR rentals in top high school attendance zones adds approximately 20–35% to rental values. The major HS zones generating the highest premiums: Seven Lakes High School zone (Cinco Ranch west; new construction; strongest premium), Jordan High School zone (Cinco Ranch area), Katy High School zone (historic Katy; lower premium than newer zones), Taylor High School zone (Katy northwest; mid-tier premium). A 3BR SFR in the Seven Lakes zone commands $2,200–$3,500/month; outside a top zone, $1,600–$2,200.

SB 339 flood disclosure for Katy — the Addicks/Barker reservoir issue: this is the most severe flood disclosure situation in the Houston Metro. During Hurricane Harvey (August 2017), the U.S. Army Corps of Engineers deliberately released water from Addicks Reservoir and Barker Reservoir to prevent catastrophic dam failure that would have flooded downtown Houston. The controlled releases inundated thousands of homes in the upstream pool areas of both reservoirs, including many Katy-area neighborhoods in Harris County (particularly along Mason Rd, the Bear Creek area, and portions of Cinco Ranch and other developments west of Beltway 8 in Harris County). Properties that flooded as a result of the Addicks/Barker releases and have subsequently flooded again in any rain event between 2018 and 2026 require the SB 339 disclosure. Some Katy-area properties flooded in Harvey 2017, again in Tropical Storm Imelda 2019, and possibly in subsequent events — these require unconditional disclosure.

Katy 2026 rent ranges: Cinco Ranch (LaCenterra lifestyle center; Seven Lakes zone) 1BR $1,300–$2,000; Cross Creek Ranch / Fulshear (Fort Bend County; Lamar CISD; newest MPC) 1BR $1,400–$2,100; Katy Town Center / I-10 corridor 1BR $1,100–$1,800; Bear Creek / West Houston older stock 1BR $1,000–$1,600; Old Town Katy / Waller County areas 1BR $900–$1,400.

6.5 Pasadena TX — Harris County (NOT Pasadena CA)

Pasadena, Texas (population approximately 154,000; Harris County) is the second-largest city in Harris County after Houston and is among the most commonly confused cities in real estate research: out-of-state investors searching for “Pasadena rent control” may find California AB 1482 information for Pasadena, California (Los Angeles County; Caltech; Rose Bowl; rent stabilization under Pasadena Rent Stabilization Ordinance covering qualifying pre-1979 multi-unit buildings). Pasadena, Texas has no rent control whatsoever and is legally prohibited from enacting any.

Feature	Pasadena, Texas	Pasadena, California
County	Harris County, Texas	Los Angeles County, California
Rent Control	None (Texas §214.902 prohibition)	Rent Stabilization Ordinance (RSO); pre-1979 multi-unit buildings
Population	~154,000	~138,000
Primary Industry	Petrochemical / Ship Channel	Tech / higher education (Caltech, JPL)
Eviction Court	Harris County JP Precinct 6	Los Angeles County Superior Court
Deposit Return	30 days (Texas PC §92.103)	21 days (Cal. Civil Code §1950.5)

Houston Ship Channel petrochemical complex: Pasadena TX’s rental market is driven by the Houston Ship Channel industrial corridor, one of the largest petrochemical manufacturing complexes in the world. Major employers in and near Pasadena:

• LyondellBasell Industries (one of the world’s largest plastics, chemicals, and refining companies; multiple major facilities in the Pasadena/Deer Park/Bayport complex; plant operations, engineering, maintenance workers; $60,000–$130,000+ with shift differential and OT)
• Huntsman Corporation (global specialty chemical manufacturer; headquartered in The Woodlands; major Pasadena-area polyurethane and performance products manufacturing operations; hundreds of plant employees; $65,000–$140,000+ for process operators and engineers)
• Arkema Inc. (French specialty chemical company; Pasadena TX manufacturing plant for organic peroxides and specialty coatings; mid-sized workforce)
• INEOS Battleground Manufacturing Complex (La Porte adjacent; one of the largest ethylene crackers in the U.S.; feeds the Ship Channel plastics ecosystem; significant maintenance and operations workforce)

The petrochemical workforce generates consistent demand for workforce housing in Pasadena’s $900–$1,500/month range. This is a fundamentally different tenant profile from the Energy Corridor or The Woodlands professional housing market: Pasadena tenants are largely hourly plant workers, shift supervisors, and junior engineers rather than white-collar corporate professionals.

San Jacinto College (8060 Spencer Hwy, Pasadena TX 77505; three campuses — Central, South, North; approximately 60,000+ annual credit and non-credit enrollment): one of the ten largest community colleges in Texas, with programs specifically aligned to the Ship Channel industry (process technology, chemical technology, maritime/industrial), healthcare, and logistics. San Jacinto College employs approximately 2,500–3,000 faculty and staff and serves as a primary pipeline for the Ship Channel workforce. College proximity drives modest student rental demand near Spencer Hwy.

Ellington Field Joint Reserve Base (EFJRB) SCRA obligations: Ellington Field (Houston TX; ~10–15 miles from central Pasadena) is home to the 147th Attack Wing of the Texas Air National Guard, operating MQ-9 Reaper unmanned aerial systems. Personnel count approximately 700–1,500 assigned military and civilian employees. Pasadena TX landlords renting to 147th TXANG personnel, or to any reservist or National Guard member who may be activated, must honor SCRA lease termination rights. Upon qualifying activation orders, the servicemember can terminate the lease with 30 days’ notice after providing order documentation, with no early termination penalty. This applies not only to 147th TXANG personnel but to any tenant who is a reservist in any branch.

Eviction filing for Pasadena TX properties: Harris County JP Precinct 6. The Precinct 6 courts serve southeast Harris County including Pasadena, Deer Park, South Houston, and Galena Park. Use hcclerk.org to verify the exact court location for the property address. Pasadena is entirely within Harris County — do NOT confuse with Galveston County or Brazoria County.

Pasadena TX 2026 rent ranges: South Pasadena / Red Bluff Rd (mid-market; modest apartments; older stock) 1BR $900–$1,400; Bay Area Blvd / Preston Rd (transitional; mix of ages) 1BR $950–$1,500; Fairmont Pkwy / Beltway 8 1BR $900–$1,350; Spencer Hwy / Southmore (older working-class; small units) 1BR $750–$1,200; Pasadena Town Square area 1BR $900–$1,400. Pasadena rents run substantially below west Houston and master-planned suburbs — primarily a workforce housing market.

6.6 League City — TWO-COUNTY SPLIT: Galveston County / Harris County

League City (population approximately 115,000; Galveston County’s largest city) spans two counties: the majority of the city is in Galveston County, and a northeastern strip (including portions of the Clear Lake City area near El Camino Real, I-45, and the NASA Rd 1 corridor) is in Harris County. This two-county split is the #1 source of eviction dismissals for League City landlords — a landlord who files in Galveston County JP for a property located in Harris County’s portion of League City, or vice versa, will have the case dismissed for lack of jurisdiction.

Determining the county for a League City address: use the Galveston County Appraisal District (galvestoncad.org) or Harris County Appraisal District (hcad.org). If the property appears in both databases (due to address ambiguity), the definitive source is the appraisal district that has the property record with the applicable county identifier. JP Courts: Galveston County portions → Galveston County Justice of the Peace, 600 59th St, Galveston TX 77551 (Precinct 1 or 5; verify at galvestoncountytx.gov); Harris County northeastern strip → Harris County JP Precinct 8 (Bay Area / Clear Lake area; verify at hcclerk.org).

NASA Johnson Space Center — the dominant rental demand driver: NASA Johnson Space Center (2101 NASA Pkwy, Webster TX; 10–15 minutes from central League City via Bay Area Blvd and NASA Rd 1) is the human spaceflight center of NASA, responsible for Mission Control (International Space Station, Artemis lunar program, Commercial Crew), astronaut training, and human spaceflight engineering. JSC employs approximately 3,000 NASA civil servants across the GS pay scale: GS-12 ~$83,000; GS-13 ~$99,000; GS-14 ~$117,000; GS-15 ~$138,000+; Senior Executive Service (SES) $175,000+. In addition, approximately 10,000+ contractor employees work on-site or within the broader JSC campus for major aerospace contractors:

• Boeing Space (600 Gemini Ave, Houston TX 77058; ISS operations and maintenance contract; approximately 2,000–3,000 employees at the JSC complex)
• Leidos / Perspecta (ISS environmental control and life support systems; IT contracts; ~500–1,000 employees)
• Jacobs Engineering (JETS contract) (Engineering, Science, Technical, and Mission Support; one of JSC’s largest contract vehicles; ~1,500–2,000 engineers and scientists)
• SAIC (aerospace systems and information technology; ~500–1,000 employees)
• Barrios Technology (Webster TX HQ; human spaceflight operations support; ~300–500 employees; small local firm unique to the JSC ecosystem)

The NASA/aerospace employment ecosystem creates a distinct League City rental market character: high proportion of STEM professionals (aerospace engineers, scientists, systems analysts) with incomes of $80,000–$200,000+; a significant number of government employees on GS pay scales; relocation packages common for contractors who move with program changes; and a nontrivial fraction of military reservists (many NASA civil servants and Boeing Space employees are Air Force or Army Reserve, triggering SCRA applicability). The JSC proximity premium adds approximately 10–25% to rental rates for properties along the Bay Area Blvd, NASA Rd 1, and Clear Lake corridors vs. comparable Galveston County properties without NASA access.

South Shore Harbour waterfront — boat dock documentation critical: South Shore Harbour (a premier marina and waterfront residential community on Clear Lake, near the Kemah Boardwalk) is League City’s most distinctive rental submarket. SFR properties in South Shore Harbour often include boat docks, boat lifts, and waterfront access structures. These present unique deposit documentation challenges: boat dock, seawall, bulkhead, and boat lift repair and replacement costs can range from $5,000 (minor dock plank replacement) to $50,000+ (full seawall rebuild or boat lift replacement). Landlords must document the condition of every waterfront structure at move-in with detailed photographs and a signed checklist, or risk being unable to make deposit deductions for waterfront damage at move-out. Standard interior-only move-in checklists are insufficient for waterfront properties.

UTMB Health League City Campus (2240 Gulf Fwy S, League City TX 77573): University of Texas Medical Branch Health’s League City hospital (approximately 250 beds; approximately 2,000+ healthcare professionals) serves the Galveston County healthcare market and is a secondary rental demand driver. UTMB physicians, nurses, and staff contribute to demand in the Bay Area Blvd and NASA Rd 1 corridor.

Clear Creek ISD school zone premium: Clear Creek Independent School District (42,000 students; 5,000+ employees; serves League City, Friendswood, Webster, and Clear Lake area) has high-performing campuses. The highest SFR rental premiums within League City attach to properties in the Clear Creek High School, Clear Springs High School, and Clear Lake High School attendance zones — adding approximately 15–25% over comparable homes in other CCISD zones.

SCRA exposure in League City: League City landlords face above-average SCRA risk relative to other Houston suburbs due to: (1) NASA civil servants who may receive inter-agency assignments or who are military reservists; (2) Boeing Space, Leidos, and Jacobs employees who are Air Force, Army, or Navy reservists (aerospace contractors disproportionately employ military veterans and reservists with security clearances); (3) proximity to Ellington Field SCRA exposure (~20–25 miles north); (4) JSC proximity to Navy, Coast Guard, and DOD testing programs with personnel who are active reservists. Always include SCRA acknowledgment language in every League City lease.

League City 2026 rent ranges: South Shore Harbour waterfront SFR 3BR $2,200–$3,500; Clear Lake / NASA corridor 1BR $1,200–$2,000; Tuscan Lakes master-planned 1BR $1,300–$2,000; Brittany Lakes / Westover Park SFR 3BR $1,800–$3,000; Bay Area Blvd / I-45 mid-market 1BR $900–$1,500; Calder Rd / older core stock 1BR $850–$1,300.

7. Houston Metro 2026 Rent Ranges Summary Table

City / Submarket	County	1BR Range	2BR Range	3BR SFR Range
Galleria / Uptown Houston	Harris	$1,700–$3,500	$2,500–$5,500	N/A (high-rise)
The Heights	Harris	$1,500–$2,500	$1,900–$3,500	$2,500–$4,500
Midtown Houston	Harris	$1,200–$2,400	$1,700–$3,500	N/A (mostly apartments)
Montrose	Harris	$1,300–$2,300	$1,700–$3,200	$2,000–$3,800
Museum District / Rice Village	Harris	$1,300–$2,400	$1,800–$3,400	$2,200–$3,800
EaDo (East Downtown)	Harris	$1,200–$2,100	$1,600–$3,000	$1,800–$3,000
Energy Corridor / Westchase	Harris	$1,200–$2,200	$1,500–$2,800	$1,900–$3,200
Sugar Land Town Square	Fort Bend	$1,300–$2,100	$1,700–$2,700	$2,200–$3,500
Sugar Land First Colony	Fort Bend	$1,200–$1,900	$1,600–$2,500	$2,100–$3,800
Sugar Land Greatwood / New Territory	Fort Bend	$1,200–$1,900	$1,600–$2,500	$2,000–$3,200
The Woodlands Town Center / Waterway	Montgomery	$1,600–$2,600	$2,100–$3,800	$2,500–$4,200
The Woodlands Sterling Ridge	Montgomery	$1,400–$2,200	$2,000–$3,200	$2,800–$4,500+
The Woodlands Panther Creek / Grogan’s Mill	Montgomery	$1,200–$1,800	$1,600–$2,500	$2,000–$3,000
Katy Cinco Ranch (Seven Lakes zone)	Harris / Fort Bend	$1,300–$2,000	$1,700–$2,800	$2,200–$3,500
Katy Cross Creek Ranch / Fulshear	Fort Bend	$1,400–$2,100	$1,800–$2,900	$2,300–$3,800
Katy Town Center / I-10	Harris / Waller	$1,100–$1,800	$1,400–$2,400	$1,800–$2,800
Pasadena TX (South / Red Bluff)	Harris	$900–$1,400	$1,200–$1,900	$1,400–$2,200
Pasadena TX (Spencer Hwy / older stock)	Harris	$750–$1,200	$1,000–$1,600	$1,200–$1,800
League City South Shore Harbour	Galveston	$1,200–$1,900	$1,700–$2,800	$2,200–$3,500
League City / NASA Rd 1 corridor	Galveston / Harris	$1,200–$2,000	$1,600–$2,800	$1,900–$3,200
League City Bay Area Blvd mid-market	Galveston / Harris	$900–$1,500	$1,300–$2,000	$1,600–$2,500

8. The 10 Costliest Houston Metro Landlord Mistakes

1. Filing an eviction in the wrong county JP Court. The most expensive procedural error in the Houston Metro. Katy landlords must know which of three counties their property sits in. League City landlords must know whether they are in Galveston or Harris County. Filing in Harris County JP for a Sugar Land property (Fort Bend County) or a League City property in the Galveston County portion results in mandatory dismissal. The case must be refiled in the correct court, the process restarts, and the landlord loses 2–3 weeks of eviction timeline during which the tenant continues in possession without paying rent.
2. Treating the Texas 3-day notice as a pay-or-quit notice. Unlike California, New York, Oregon, and most other states, Texas §24.005 is a vacate-only notice. The tenant has no statutory right to pay overdue rent to stop the eviction. Landlords who orally tell tenants “pay the rent in the next 3 days and you can stay” create waiver and reinstatement arguments that complicate the eviction. Serve the vacate notice, accept no payment after the 3-day period, and file on day 4.
3. Failing to make the SB 339 flood disclosure for properties with Harvey / Imelda history. A landlord who knows the property flooded more than once in the last five years but fails to include the SB 339 disclosure in the lease is exposed to lease termination by the tenant (within the first 30 days) and potential fraud/misrepresentation claims. This is not a technical formality — in a metro where thousands of properties flooded in 2017 and again in subsequent rain events, SB 339 compliance is a material obligation.
4. Missing the 30-day deposit return deadline. Texas Property Code §92.103 is absolute: return the deposit with an itemized statement within 30 days of surrender. There is no extension, no grace period, no cure window. A day-31 return opens the door to a bad-faith withholding claim under §92.109 even if the deductions are substantively valid. Mark the return deadline on a calendar at the time of move-out and process deposit returns within 20–25 days to build in a buffer.
5. Deducting normal wear and tear from the deposit. Texas courts consistently rule against landlords who deduct for minor wall scuffs, carpet wear in traffic paths, or age-related fixture deterioration. Deducting $300 for “carpet cleaning” on a carpet that was 6 years old when the tenant moved in is the single most common basis for bad-faith deposit withholding claims in Harris County small claims court. Document the age and condition of all major items (carpet, paint, appliances) at move-in with timestamped photographs.
6. Self-help eviction: changing locks, removing property, cutting utilities without a Writ of Possession. Texas Property Code §92.0081 prohibits landlord self-help eviction. A landlord who changes the locks on a non-paying tenant without a Constable-executed Writ of Possession is liable to the tenant for actual damages, one month’s rent, and reasonable attorney fees. In addition to the statutory damages, the landlord must still complete the full eviction process. Self-help in Texas eliminates the cost advantage of the fast Texas FED timeline.
7. Misidentifying the Katy or League City county and serving the 3-day notice on the wrong constable’s form. Notice form requirements vary by county: Harris County, Waller County, Fort Bend County, and Galveston County each have their own constable precincts and may have slightly different procedural preferences for how the 3-day notice is served and documented for the JP Court. Using a Harris County notice form for a Waller County property is generally not a fatal defect, but variations in address identification and service documentation can create evidentiary issues at the JP hearing.
8. Failing to include the §92.201 owner/manager disclosure in the lease. Texas Property Code §92.201 requires every landlord to disclose in the lease (or by prominently posted notice) the name and address of the property owner or their authorized agent. This disclosure must be updated if the owner or agent changes. Failure to provide the required disclosure limits the landlord’s ability to collect certain remedies in litigation.
9. Ignoring SCRA obligations for Energy Corridor DOD contractors, Ellington Field reservists, or NASA aerospace employees. Charging an early termination fee, refusing to release a tenant who presents valid PCS or deployment orders, or accepting rent after a valid SCRA notice has been served can result in civil damages and DOJ referral. SCRA violations are among the few areas of Texas landlord-tenant law where federal law imposes consequences beyond state remedies.
10. For Sugar Land and The Woodlands landlords: failing to document pool, spa, or landscaping at move-in. SFR rentals in Cinco Ranch, Sugar Land First Colony, The Woodlands Sterling Ridge, and similar master-planned communities frequently include pools, spas, outdoor kitchens, landscaped yards, and automated irrigation systems. These amenities can be damaged or improperly maintained during a tenancy, with repair/replacement costs of $2,000–$15,000+. Standard apartment-oriented move-in checklists don’t cover these items. Use a comprehensive SFR move-in inspection form with a specific section for each outdoor amenity, with photographs of the pool/spa deck, equipment pad, and landscaping taken within 24 hours of move-in.

9. Texas / Houston Metro Landlord Compliance Checklist

• Verify the property’s county (Harris, Fort Bend, Montgomery, Galveston, Waller) using the county appraisal district (hcad.org / fbcad.org / mcad-tx.org / galvestoncad.org / wallercad.org) before signing the lease — do not rely on city name or zip code
• Include SB 339 flood disclosure in the lease: identify FEMA flood zone designation and disclose any flooding in the prior 5 years (msc.fema.gov for flood map; hcfcd.org for Harvey-specific history)
• Include Texas Property Code §92.201 owner/manager name and address disclosure in the lease or prominently posted notice
• Include SCRA acknowledgment language in the lease and advise all tenants of SCRA lease termination rights at lease signing
• For The Woodlands: include deed restriction / community standards compliance addendum binding tenant to Township rules
• For waterfront properties (League City South Shore Harbour, Friendswood, etc.): document every waterfront structure (dock, boat lift, seawall, bulkhead) at move-in with detailed photographs and signed condition checklist
• For SFR with pool/spa: document pool/spa deck, equipment pad, spa jets, and landscaping condition at move-in with timestamped photographs
• Photograph every room, appliance, wall, fixture, and outdoor surface at move-in; date-stamp and retain in tenant file
• On non-payment: serve §24.005 3-day notice to VACATE (not pay-or-quit) by posting on inside of main entry door and/or certified mail; retain proof of service
• After 3-day notice period expires: do NOT accept any rent payment; file FED petition at the correct county JP Court
• Identify the correct JP precinct for the property using the county clerk JP locator (hcclerk.org for Harris; respective county clerks for other counties)
• On move-out: photograph every room, appliance, wall, fixture, and outdoor surface; compare to move-in documentation
• Return deposit (or partial return with itemized statement) within 25 days of tenant surrendering possession (Texas PC §92.103 requires 30 days; build in buffer)
• Itemize every deduction specifically: category + dollar amount; do not use lump-sum deductions
• Retain all move-in/move-out documentation for at least 5 years (longer if any dispute is unresolved)
• For properties that flooded between 2019 and 2026: update SB 339 disclosure language in renewal leases to reflect current 5-year lookback

10. FAQ — Houston Metro Landlord-Tenant Law 2026

Related Texas and Houston Metro Resources

• Houston TX Rent Increase 2026 — Texas §214.902 preemption, Harris County, no zoning, market analysis
• Sugar Land TX Rent Increase 2026 — Fort Bend County, SLB Technology Center, Houston Methodist SL
• The Woodlands TX Rent Increase 2026 — Montgomery County, ExxonMobil HQ, Occidental, deed restrictions
• Katy TX Rent Increase 2026 — Harris/Waller/Fort Bend three-county split, Academy Sports HQ, Katy ISD
• Pasadena TX Rent Increase 2026 — Harris County, Ship Channel petrochemical, San Jacinto College, Ellington Field
• League City TX Rent Increase 2026 — Galveston/Harris split, NASA JSC, South Shore Harbour, UTMB
• Texas Property Code Chapter 92 Complete Landlord Guide 2026
• Texas Local Government Code §214.902 — Complete Rent Control Preemption History 2026
• Austin TX Rent Increase 2026 — Travis County, Texas preemption, tech sector
• Dallas TX Rent Increase 2026 — Dallas County, no rent control