Dallas Landlord Laws, the 2026 Quick Guide

Dallas operates under Texas state landlord-tenant law (Tex. Prop. Code Chapter 92) with City of Dallas Multifamily Inspection program overlay. Like other Texas cities, Dallas has no rent control (preempted) and a fast eviction process. This is the Dallas-specific quick reference for 2026.

## Texas baseline

• Security deposit: no cap (Tex. Prop. Code 92.101+).
• Return deadline: 30 days from vacating + forwarding address (Tex. Prop. Code 92.103).
• Late fee cap: 12% (1-4 units) / 10% (larger), 2-day grace (Tex. Prop. Code 92.019).
• Notice to vacate: 3 days minimum (Tex. Prop. Code 24.005).
• Flood disclosure: HB 531 (87th Leg.) at Tex. Prop. Code 92.0135.
• Rent control: preempted (Tex. Loc. Gov't Code 214.902).

## Dallas-specific rules

Dallas has more landlord regulation than Houston:

• Dallas Multifamily Inspection Program: buildings of 4+ units must register annually with City of Dallas Code Compliance, with periodic inspections.
• Dallas Habitability Code: stricter than state minimum on certain items (heat, electrical, infestation).
• Single-family rentals: no city registration required, but Dallas Code applies.
• Lead-based paint: federal 24 CFR Part 35 plus standard Texas disclosure.
• Flood: HB 531 disclosure especially relevant for Dallas neighborhoods near Trinity River.

## Dallas eviction process

Dallas evictions go through Dallas County Justice of the Peace courts:

1. 3-day notice to vacate.
2. Forcible detainer petition (filing $46-$70).
3. Tenant answer within 6-10 days.
4. Hearing within 10-21 days.
5. Appeal window 5 days, bond required.
6. Writ of possession + constable lockout (5-10 days).

Total: 3-5 weeks uncontested. SB 38 (89th Leg., effective Jan 1, 2026) is the latest amendment.

## Common mistakes

Operating an unregistered multifamily property. Dallas requires registration for buildings of 4+ units. Operating without it exposes the landlord to City Code penalties.

Using a generic Texas template missing HB 531. Pre-2022 templates do not include the Tex. Prop. Code 92.0135 flood disclosure, which is required for any Dallas property in a 100-year floodplain or with flood history.

For a Dallas-ready Texas residential lease, see leasekit.io/templates/texas-residential-lease for $29 one-time.