Texas Senate Bill 38 (SB 38) makes it much faster and easier to evict tenants

[Neil Narayan]

Starting January 1, 2026, Texas Senate Bill 38 (SB 38) makes it much faster and easier to evict tenants who aren’t paying rent. 

Here’s what’s changing

Eviction courts will ONLY decide who gets possession

No more tenant counterclaims slowing things down

Faster timelines for service, hearings, appeals & writs

Quicker removal of squatters & unauthorized occupants

Notices can be mailed, posted, handed to occupants (16+), or sent electronically (if agreed)

Tenants MUST pay rent during appeals—or the appeal is dismissed

Statewide uniform rules (no extra local court hoops)

Translation: Fewer delays. Less abuse. Faster possession