SB 38 Brings Big Changes for Texas Evictions

On January 1, 2026, Senate Bill 38 takes effect and updates Texas’ eviction process. The changes speed up timelines, expand notice options, and create new procedures for handling unauthorized occupants.

Here’s what’s changing:

• More notice options: deliver by mail, in-person, or electronically (if agreed in writing)
• Faster service deadlines: constables have 5 business days to serve citations and writs
• Quick action on squatters: streamlined process when no lease exists and facts aren’t in dispute
• Shorter court timelines: eviction trials and appeals must happen within 21 days
• Rent during appeal: tenants must keep paying rent, set by the lease or fair market value
• Statewide consistency: local courts can’t add extra steps unless authorized

These updates aim to make the process faster and more consistent across Texas. Some federal rules may still apply, so review the details before acting.

Download the SB 38 Eviction Law Updates Guide for the full breakdown and compliance tips.