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Key Takeaways
Fair Housing compliance starts with written screening criteria applied uniformly to all applicants, not selective enforcement based on protected characteristics.
Texas requires specific lease disclosures, proper notice delivery for late rent and evictions, and a 30-day security deposit return timeline that triggers liability if missed.
The City of Dallas Single-Family Rental Registration Program requires annual registration, a $74 fee, and an owner's self-inspection checklist, with city inspections every five years.
Recordkeeping matters: document all tenant communications, maintenance requests, lease violations, and notice delivery so you can defend your decisions if a dispute reaches court.
Becoming a landlord in Dallas comes with legal obligations that trip up accidental landlords and owners managing properties from out of state.
Screening tenants, drafting leases, delivering notices, handling security deposits, and keeping records all carry legal weight under Texas Property Code and Dallas City Code.
This landlord compliance checklist walks you through the lifecycle of a rental, from screening criteria through notice delivery, so you know what you must do to stay defensible.
SGI Property Management Dallas handles these steps for owners who want to transfer the legal and operational burden, but understanding the process helps you evaluate what any manager should be doing on your behalf.
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Fair Housing Screening Criteria
Your tenant screening process is the first compliance checkpoint. Under the Fair Housing Act and Texas Property Code, you must apply the same criteria to all applicants.
Written screening standards protect you because they show your decisions were based on business factors, not protected characteristics like race, color, national origin, religion, sex, familial status, disability, or sexual orientation.
Criminal background screening is permitted, but the Fair Housing Administration warns against blanket policies that reject all applicants with any criminal record.
Texas Property Code Section 92.008 allows you to require proof of income and employment. Request recent pay stubs, an employment verification letter, or tax returns. If an applicant is self-employed, ask for 1099s or business tax returns.
Prior landlord references carry weight because they reveal payment history and lease compliance. Call or email previous landlords directly.
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Required Lease Disclosures in Texas
Your lease is a binding contract, and Texas law requires you to include specific language and disclosures. Missing them doesn't void the lease, but it weakens your position in court if you need to enforce it.
Texas Property Code Section 92.019 requires you to provide the tenant with a written notice of the property's condition at move-in and give them a reasonable time to document defects. This protects you at move-out because the tenant cannot claim pre-existing damage.
Section 92.006 mandates that you disclose in writing the lawful purposes for which you may use the security deposit: unpaid rent, damage beyond normal wear and tear, and unpaid utilities.
If the property is in the City of Dallas, you must disclose the annual rental registration requirement and the $74 registration fee. As of October 1, 2025, owners must submit an online application and an Owner's Self-Inspection Checklist with an affidavit.
Late Rent and Notice Requirements
When rent is late, the notice you send and how you send it determine whether your eviction case succeeds or fails. Texas Property Code Section 92.008 allows you to charge a late fee if you disclose it in the lease.
Before you file for eviction, you must deliver a written notice to vacate. Texas Property Code Section 92.008 requires at least three days' written notice before you can file in Justice Court.
The notice must be delivered in person, left at the property in a conspicuous place, sent by certified mail, or delivered by a process server. Email or text does not satisfy the requirement.
If the tenant does not vacate within three days, you can file for eviction in Dallas County Justice Court.
Security Deposit Handling and Return
Texas Property Code Chapter 92 sets strict rules for security deposits. You must hold the deposit in a separate account and cannot commingle it with operating funds.
You cannot use the deposit to cover normal wear and tear, which the law defines as deterioration that results from ordinary use of the property.
At move-out, inspect the property and document its condition with photos or video. Within 30 days of move-out, return the full deposit or provide an itemized written accounting of deductions.
If you fail to return the deposit within 30 days or fail to provide an itemized accounting, the tenant can sue you for three times the wrongfully withheld amount plus court costs and attorney fees.
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Dallas Rental Registration and Inspections
As of October 1, 2025, you must register your property annually with the city. Registration requires an online application, the $74 non-refundable annual fee, and a completed Owner's Self-Inspection Checklist with affidavit.
The checklist covers structural integrity, roof condition, doors and locks, plumbing, electrical systems, heating and cooling, hot water temperature, and heating capacity. You sign the affidavit under penalty of perjury, confirming that the property meets these standards.
The city inspects registered properties at least once every five years. Chapter 27 of the Dallas City Code sets minimum standards for habitability. Violations can result in fines and, in severe cases, loss of your right to evict tenants until the violations are corrected.
Registration is not a one-time task. You must renew annually by October 31. Failure to register can result in fines up to $500 per day, and you lose the right to file for eviction until the property is registered.
Recordkeeping and Documentation
Document every interaction with the tenant: rent payments, maintenance requests, late notices, lease violations, and communications about lease enforcement.
Photograph or video the property condition at move-in and move-out. Walk through the property with the tenant if possible, or have them sign a move-in inspection form acknowledging the condition.
If you need to file for eviction, you will need proof that you delivered the notice to vacate. Certified mail receipts, signed delivery confirmations, and constable affidavits all serve as proof. Without documentation, the Justice Court will dismiss your case.
Fair Housing in Lease Enforcement
Fair Housing compliance does not end at screening. You must enforce your lease uniformly across all tenants. If you allow one tenant to have a pet despite a no-pets clause, you cannot enforce the clause against another tenant.
If you ignore late rent from one tenant but file for eviction against another, you expose yourself to a Fair Housing complaint.
Under the Fair Housing Act, you must engage in an interactive process and approve reasonable accommodations.
Conclusion
SGI Property Management Dallas manages this entire compliance checklist for owners, from screening and lease disclosures through notice delivery and deposit returns, so you can focus on your investment's performance rather than navigating Texas landlord-tenant law.
If you are managing a Dallas rental on your own or switching managers, confirm that your current or prospective manager has systems in place for each of these steps.
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Frequently Asked Questions
What Counts as Normal Wear and Tear in Texas?
Normal wear and tear is deterioration that results from ordinary use of the property without negligence or abuse. Texas courts recognize that carpet fades, paint chips, cabinet hardware loosens, and walls show minor marks from hanging pictures.
You cannot charge the tenant for these items. Damage that exceeds normal wear and tear includes large stains or burns in carpet, holes in drywall larger than a nail hole, broken windows, damaged appliances, broken fixtures, and missing hardware.
Can I Reject a Tenant Application Based on a Criminal Record?
The Fair Housing Administration requires that you evaluate the nature of the offense, how long ago it occurred, and whether it relates to property safety or management. A felony for property damage or violence is more relevant than a misdemeanor from 20 years ago.
Document your decision in writing, noting the specific factors you considered. This shows your decision was based on business criteria, not discrimination.
How Long Do I Have to Return a Security Deposit in Texas?
You must return the security deposit or provide an itemized accounting of deductions within 30 days of move-out. If you withhold any portion, list each deduction separately with the cost and the reason.
If you fail to return the deposit within 30 days or fail to provide proper documentation, the tenant can sue you for three times the wrongfully withheld amount plus court costs and attorney fees. This liability applies even if the tenant caused the damage, so the 30-day deadline is strict.
What Happens If I Do Not Register My Dallas Rental Property?
If your property is in Dallas and subject to the Single-Family Rental Registration Program, failure to register results in fines up to $500 per day. More significantly, you lose the right to file for eviction until the property is registered.
If a tenant stops paying rent and you try to evict them, the Justice Court will dismiss your case if the property is not registered. Registration is annual and must be renewed by October 31 each year, so treat it as a recurring compliance task.
What Notice Must I Give Before Filing for Eviction in Texas?
Before you file for eviction in Justice Court, you must deliver a written notice to vacate at least three days in advance. The notice must be delivered in person, left at the property in a conspicuous place, sent by certified mail, or delivered by a process server.
Email or text does not satisfy the requirement. You must prove delivery to the court, so keep the certified mail receipt, a photo of the notice left at the property, or a signed delivery confirmation. After three days, if the tenant has not vacated, you can file for eviction.
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