Detailed Summary of New Texas Laws Property Updates 2025 Legislative

Why this matters to Houston property owners & investors

The 89th Texas Legislature was very active in 2025. Several new laws directly impact evictions, squatter removal, lead generation/texting, HOA/condo meetings, and buyer representation requirements starting Sept 1, 2025 and Jan 1, 2026. Below is a plain‑English breakdown and how SPM Houston helps you stay compliant and protected.

Quick help: Need guidance on a specific situation (non‑paying tenant, suspected squatter, or compliance questions)? Request a consult or call 281-754-1300

Texas Laws Property Updates

Laws Effective September 1, 2025

1) Enhanced authority to remove squatters (SB 1333)

What changed: Property owners (or their agents) may request immediate removal of a person who unlawfully entered and is occupying a dwelling without the owner’s consent, if statutory conditions are met.

Key conditions (high level):

  • Owner/agent submits a sworn request with proof of ownership and a certification that the occupant has no legal right to possession.
  • The property wasn’t open to the public when the person entered.
  • There is no pending litigation over possession between owner and occupant.
  • Owner/agent has already directed the person to leave and they refused.

What this means for owners: Faster relief when a break‑in/holdover is clearly not a landlord‑tenant dispute. Law enforcement can act sooner, reducing damage and liability exposure.

How SPM helps:

  • Drafts the sworn request and assembles ownership proofs.
  • Coordinates with sheriff/constable and documents the condition of the property (photos, video, inventory).
  • Secures the unit and manages immediate make‑safe repairs.

Owner action checklist:

  • Keep proofs of ownership handy (deed, tax statements).
  • Save time‑stamped communications directing the person to leave.
  • Record photos/video establishing the property was not open to the public.

2) New rules for real estate solicitations & texting (SB 140)

What changed: Texas now treats texts/MMS and other electronic marketing messages as telephone solicitations. Certain outreach may require registration with the Secretary of State, a fee, and a $10,000 bond/letter of credit. Consent/opt‑out standards apply.

Practical takeaways for brokerages/investors:

  • Written consent is required for marketing texts; every message must include a clear, immediate opt‑out.
  • Exemptions include communications with current clients or former clients within 2 years of the last transaction, and messages sent with prior express written consent.
  • Penalties can be significant per message for violations.

How SPM helps:

  • Lead generation and resident/owner messaging built around opt‑in/opt‑out compliance.
  • Audit of your investor drip campaigns, SMS templates, and CRM workflows.
  • Training for your team on compliant texting practices.

Owner action checklist:

  • Use opt‑in forms for prospects.
  • Add one‑tap STOP opt‑out language to all texts.
  • Centralize logs for consent timestamps and opt‑outs.

3) Electronic HOA/condo meetings & e‑voting

What changed: Texas now expressly permits electronic member and board meetings (e.g., virtual meetings) for many POAs/HOAs and condominium associations, with electronic voting alongside proxies/absentee ballots when association rules provide for it.

Why it matters: Virtual options increase participation and reduce delays for approvals (repairs, budgets, special assessments, bylaws updates, etc.).

How SPM helps:

  • Coordinates annual and special meetings via compliant e‑meeting tools.
  • Prepares notices, agendas, and e‑ballots; retains records for audit and challenge.

Owner action checklist:

  • Review your association’s bylaws and election policies to enable e‑meetings/e‑voting.
  • Adopt authentication and audit procedures for electronic ballots.

Laws Effective January 1, 2026

4) Mandatory written buyer agreements & “showing‑only” option (Agency law modernization)

What changed: A license holder must have a written agreement with a prospective buyer before performing any act of real estate brokerage for that buyer. Showing a property is expressly included as an act of brokerage; however, the law also recognizes a limited, non‑exclusive “showing‑only” agreement (no advice/opinions) with special limits.

Required contents for a buyer agreement (high level):

  • Services to be provided
  • Termination date
  • Exclusive vs non‑exclusive
  • Representation type (buyer’s agent or none)
  • Compensation terms with conspicuous language that broker compensation is not set by law and is fully negotiable

Showing‑only option (touring without representation):

  • Must be non‑exclusive and cannot exceed 14 days.
  • If the buyer later requests any other brokerage act (advice, offer drafting, negotiation), a separate representation agreement is required.
  • Open houses: If an agent hosts an open house for a property not listed by their brokerage, the agent must have a written agreement with each viewer (a simple non‑exclusive showing agreement at entry is recommended).

How SPM/VRP helps buyers & sellers:

  • Streamlined TXR forms and disclosures
  • Clear fee and service explanations up front
  • Touring agreements for casual lookers; full representation agreements for clients ready to write

Owner action checklist:

  • If selling, update your listing package to reflect buyer‑side changes.
  • Expect more signed paperwork from prospective buyers before showings or advice.

5) Streamlining of the eviction process (SB 38)

What changed (selected highlights):

  • Faster service windows for constables/writs and clarified venue rules (file in the correct JP precinct).
  • Courts focus on possession, not title disputes; limits on counterclaims/joinder that can slow cases.
  • Clearer timelines for trials and appeals; updates to rent into registry during appeal.
  • Notice delivery methods broadened when agreed in writing (including electronic delivery), plus coordination of required “opportunity to respond” timing.

What stays the same: Landlords must still give proper notice and follow JP court rules. Tenants retain due process—the case is still heard by a judge.

How SPM helps:

  • Statutory‑compliant notices, filings, and court packets
  • Coordination with constables; move‑out supervision and securing possession
  • Turnover/make‑ready management to reduce vacancy days

Owner action checklist:

  • Ensure leases allow electronic notice delivery methods.
  • Keep ledger and notice history clean for court.
  • Use experienced help; mistakes can reset the timeline.

FAQs

Q: Can I text prospects about a rental I have listed?
A: Yes, but ensure you have prior express written consent and include a clear opt‑out in every message. Keep audit logs of consent and opt‑outs.

Q: How fast can squatters be removed now?
A: When all SB 1333 conditions are met, law enforcement may remove an unauthorized occupant promptly upon a valid sworn request. Where facts are disputed, a standard JP eviction may still be required under SB 38.

Q: Do I need a contract to unlock a door for a showing?
A: The law recognizes a showing‑only (non‑exclusive, ≤14 days) agreement for access without advice. For any further brokerage acts, a separate buyer representation agreement is required.

Q: Can HOAs/condos hold virtual meetings and allow e‑voting?
A: Yes—subject to association governing documents and state requirements for authentication and recordkeeping.

How SPM Houston protects your investment

  • Eviction & possession: Notices, filings, hearings, and constable coordination.
  • Squatter response: Rapid evidence collection, sworn requests, re‑key, secure, and make‑safe.
  • Compliance‑first communications: Opt‑in/opt‑out SMS and email frameworks.
  • HOA/Condo coordination: Virtual meeting logistics and vote recordkeeping.
  • Leasing & brokerage (via VRP): Touring‑only and full buyer representation options.

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**Note: This post is for general information and is not legal advice. For case‑specific guidance, consult counsel. SPM Houston can coordinate with your attorney as needed.