Breaking a Lease in Texas

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breaking lease texas

Whether it’s ignorance of the rules or life getting in the way, tenants breaking the lease early isn’t uncommon in the state of Texas. Regardless of the reason, breaking a lease is breaching a contract, and that is never an issue to be taken lightly.

As a landlord, you’re usually trying to find long-term tenants who will stick around and respect your property. However, things happen and you have to be prepared. The reasons to break a lease in Texas can be legally justified or not.

We here at Bigham & Associates have written this article to help you learn everything you need to know about what happens when a lease is broken in Texas.

how much to break a lease

What are the most common ways tenants break a lease in Texas?

  • Subleasing or subletting the property when it’s against the terms of the lease.
  • Failing to give the landlord sufficient notice when looking to move out. Texas landlord-tenant law requires a tenant to give their landlord a 30-days notice prior to moving out.
  • Terminating the lease early.
  • Committing other lease violations. This can include repainting the property, keeping a pet, or installing equipment without the landlord’s approval.

Reasons to Legally Break a Lease

As mentioned earlier, breaking a lease can be either one of two forms: It can be legally justified or not. When legally justified, it means that your tenant can move out of the property early without facing any legal or financial penalty.

The following are the instances when breaking a lease is legally justified:

1. When your tenant is a member of the uniformed services

The Servicemembers Civil Relief Act (SCRA) protects tenants who sign up for active military duty. As a uniformed servicemember, the only thing a tenant is required to do is serve you with 30 days’ notice.

This benefit is limited to ‘uniformed services’. This includes the armed forces, commissioned corps of the Public Health Service, the activated National Guard, and the commissioned corps of the National Oceanic and Atmospheric Administration.

2. When a tenant is a victim of stalking or abuse

Under the Texas Property Code, breaking a lease is justified if the tenant is a victim of domestic abuse or stalking. As a landlord, you can request legal proof, such as a restraining order or other court documents.

texas renters rights breaking lease

3. If the rental unit becomes unhabitable

Landlords are required by the Texas landlord-tenant law to provide housing that adheres to the state’s habitability laws. If you don’t do so, a court will determine that your tenant has been ‘constructively’ evicted.

Constructive eviction is when a landlord does things like change or remove the locks, or shut off utilities. Here are the specific requirements you must follow before terminating a lease.

4. If there is landlord harassment

Landlord harassment is a serious violation of the lease agreement in the state of Texas. Examples of landlord harassment include privacy violations, construction-related nuisance, serving improper notices, changing the locks, or refusing to make necessary repairs. Doing any of these things may give your tenant the right to legally break a lease early without penalty.

5. If you violate a tenant’s privacy rights

Your tenants have a legal right under Texas law to the peaceful and quiet enjoyment of their home. You cannot barge in as you like, and will need to serve at least 24-hours’ notice before showing up to their unit.

In addition to providing at least some notice, your reason for entry must also be reasonable. Some of the common reasons to access a tenant’s unit include to make needed or agreed repairs, under court order, or to show the property to a prospective tenant or buyer.

The timing must also be within reason. For example, between 8AM and 5PM during weekdays.

early termination of lease texas

Does a landlord have a duty to find a new tenant in Texas?

Yes. As a landlord, you must make reasonable efforts to re-rent the unit after your tenant moves out. By doing so, this helps you mitigate damages.

If you are successful in finding a replacement, then your tenant who broke the lease may end up being liable for only a fraction of the rent remaining under the lease.

Paying the remaining rent under the lease may not, however, be the only cost a tenant might need to shoulder if they break your lease. You may also charge them for certain expenses, like the cost of advertising the unit or screening new tenants. These terms should be outlined in your lease agreement.

Disclaimer: This information is only meant to be informational and is in no way a substitute for legal advice. If you have more questions or need further clarification about what to do in case a tenant decides to break the lease, please consider hiring legal services or a professional property management company.