URGENT UPDATE: Texas renters face significant changes as Senate Bill 38 is set to take effect on January 1, 2025. Signed into law by Governor Greg Abbott, this legislation aims to bolster property owners’ rights but raises alarms among tenant advocates concerning potential impacts on renters.
The new law introduces a streamlined eviction process that may leave tenants vulnerable. Local tenant rights advocate Shoshana Krieger from BASTA warns, “This bill erodes tenant protections and will make the eviction process faster.” Currently, evictions in Texas can occur within an alarming 21 days, and SB 38 maintains this rapid timeline while introducing a controversial summary judgment process.
Under the new regulations, landlords can seek court rulings without a trial if there are no factual disputes. Tenants will now have only four days to respond to eviction claims and five days to appeal judgments. However, they must now swear under threat of perjury that their appeals are genuine and not merely delaying tactics.
Supporters, including State Senator Paul Bettencourt (R-Houston), emphasize that the law targets unauthorized occupants and combats squatting. Bettencourt stated, “We’ve struck the right balance between the property rights of the owners and the needs of the renters to drive out the squatters.”
Critics, however, argue that SB 38 could worsen due process for tenants. Changes to who can serve eviction notices and electronic delivery methods may create confusion. “Many tenants may miss critical notices in their overflowing email inboxes,” warns Krieger.
The implications of this law are dire. Opponents fear it may exacerbate Texas’s homelessness crisis and strain government resources. With eviction rates in Travis County on track to reach record highs, experts predict the streamlined eviction process may escalate these figures even further in 2026.
The need for clarity and protection for renters has never been more urgent. As this law looms closer to implementation, the effects on Texas’s most vulnerable populations are becoming increasingly concerning.
Stay tuned for more updates as this situation develops and impacts unfold across the state.
