🔧 Texas Maintenance Request Form
Tenant Repair Request – Landlord Work Order
📋 Purpose of This Form
Documents repair requests and creates paper trail:
- For tenants: Official written notice of repair needed (required by § 92.052)
- For landlords: Work order to track and manage repairs
- Creates record: Date request made, issue described, response documented
- Legal protection: Evidence if repair-and-deduct or other remedies pursued
- Communication tool: Clear description of problem for faster resolution
⚠️ Landlord’s Repair Obligations (§ 92.052)
Texas law requires landlord make repairs:
- After written notice: Tenant must notify landlord in writing
- Materially affect health/safety: Landlord must repair conditions that pose safety hazards
- Reasonable time: Must repair within reasonable time (depends on severity)
- Emergency vs. routine: Life-threatening = immediate; cosmetic = longer timeframe
- Tenant remedies: If not repaired, tenant may have right to repair-and-deduct, terminate, or sue
🚨 EMERGENCY Repairs – Call Immediately
Do NOT just submit form – CALL LANDLORD NOW if:
- No heat in winter: Freezing temperatures, risk of pipes bursting
- No AC in extreme heat: Summer temperatures over 100°F with vulnerable occupants
- Gas leak: Smell of gas – call gas company AND landlord
- Fire/electrical hazard: Sparking outlets, exposed wiring, smoke
- Major water leak: Flooding, burst pipe, water pouring
- No water: Complete loss of water service
- Sewage backup: Raw sewage in unit
- Security breach: Broken exterior lock, broken window
Submit form AFTER calling so there’s written record, but call first for emergencies!
📝 Maintenance Request Details
Tenant Information
Maintenance Issue
Be as specific as possible – helps get faster, accurate repair
Access for Repairs
For Landlord Use
📚 Texas Maintenance Request Guide
Landlord’s Repair Obligations
What landlord must repair (§ 92.052):
- Conditions materially affecting health/safety: Landlord must maintain and repair
- Structural issues: Roof leaks, foundation problems, wall damage
- Water/sewage: Plumbing leaks, clogged drains, toilet issues
- Heating/cooling: HVAC system must work (especially extreme temperatures)
- Electrical: Wiring, outlets, breakers must be safe
- Hot water: Water heater must provide hot water
- Security: Exterior doors and windows must lock
- Pest control: Landlord responsible (unless caused by tenant)
Tenant’s Responsibilities
Tenant must:
- Notify in writing: Verbal request not sufficient – must be written
- Describe problem: Specific description of issue
- Allow access: Let landlord/repair person enter to make repairs
- Not cause damage: Tenant liable for damage they cause
- Report promptly: Don’t delay reporting issues that worsen over time
Priority Levels Explained
🚨 EMERGENCY – Immediate Response Required
Call landlord immediately, don’t just submit form:
- No heat in winter: Freezing temps, risk of pipes bursting
- No AC in extreme heat: 100°F+ with elderly/children/medical needs
- Gas leak: Call gas company AND landlord immediately
- Electrical fire hazard: Sparking, smoke, exposed wires
- Major flooding: Burst pipe, sewage backup
- No water: Total loss of water supply
- Security breach: Broken locks, broken windows/doors
Response time: Immediately – within hours
⚠️ URGENT – Repair ASAP
Materially affects health, safety, or habitability:
- No hot water: Water heater not working
- Toilet not flushing: If only toilet in unit
- Major leak: Water damage, mold risk
- Broken stove/oven: If only cooking appliance
- Refrigerator not cooling: Food spoilage
- Pest infestation: Cockroaches, rodents, bed bugs
- Heating/cooling inadequate: Not working properly
Response time: Within 1-3 days typically
📋 ROUTINE – Non-Urgent Repair
Needs repair but not immediate health/safety issue:
- Dripping faucet: Minor leak, not flooding
- Running toilet: Wastes water but works
- Stuck window: Won’t open but not security issue
- Minor cosmetic issues: Peeling paint, small cracks
- Light fixtures: One of several lights not working
- Broken appliance: If backups available (e.g., second bathroom)
Response time: Within 7-14 days typically
Reasonable Time for Repairs
What is “reasonable time” depends on issue:
- Emergency: Same day, within hours
- Urgent safety/health: 1-3 days
- Impacts habitability: 3-7 days
- Routine maintenance: 7-14 days
- Cosmetic/minor: 30 days
Factors affecting timeline:
- Severity of issue
- Parts/contractor availability
- Weather conditions
- Tenant’s availability for access
Tenant Remedies if Not Repaired
If landlord doesn’t repair after written notice:
✅ Tenant Options Under Texas Law
1. Repair and Deduct (§ 92.0561):
- If landlord doesn’t repair within reasonable time
- Tenant can hire repair person and deduct cost from rent
- Limited to one month’s rent or $500 (whichever less)
- Must follow specific procedures
- Must give landlord copy of repair bill
2. Terminate Lease (§ 92.056):
- If condition materially affects health/safety
- Landlord doesn’t repair within reasonable time
- Tenant can give notice and move out
- Not liable for remaining rent
- Can recover pro-rated rent, deposit, relocation costs
3. Sue for Damages:
- Can sue for actual damages caused by failure to repair
- May recover one month’s rent + $500
- Plus attorney’s fees and court costs
4. Rent Reduction:
- Court may reduce rent if property less usable
- Based on reduced value/habitability
How to Submit Effective Request
✅ Maintenance Request Best Practices
- Always in writing: Verbal requests don’t count legally
- Be specific: Detailed description helps get right repair
- Include location: Exact room/area of problem
- Note when started: Helps determine urgency
- Take photos: Visual evidence of issue
- Keep copies: Retain copy of every request submitted
- Use certified mail: For serious issues, proof of delivery
- Follow up: If no response, send reminder
- Document everything: Dates, conversations, actions taken
- Allow access: Make yourself available for repairs
Common Landlord Mistakes
❌ What Landlords Should NOT Do
- Ignore requests: Must respond to written requests
- Excessive delay: Waiting weeks for urgent repairs
- Claim “not my problem”: Unless truly tenant-caused damage
- Retaliate: Cannot punish tenant for requesting repairs (§ 92.331)
- Enter without notice: Must give 24-hour notice except emergencies
- Shoddy repairs: Must actually fix problem, not band-aid
- Charge tenant: Can’t charge for normal maintenance (unless tenant caused)
⚖️ Legal Disclaimer
This form is provided for informational purposes only and does not constitute legal advice. Texas Property Code § 92.052-056 governs landlord repair obligations. Landlord must repair conditions materially affecting health/safety after receiving written notice from tenant. Reasonable repair timeframe depends on severity – emergencies immediate, routine repairs within 7-14 days typically.
Written notice required. Tenant must notify landlord in writing of repair needed. Verbal request not sufficient. Keep copies of all requests. Use certified mail for serious issues. If landlord doesn’t repair, tenant may have remedies: repair-and-deduct (§ 92.0561), terminate lease (§ 92.056), sue for damages.
Emergencies – call first. For life-threatening issues (gas leak, no heat in freezing weather, major flooding, fire hazard), call landlord immediately. Submit written request after calling to create paper trail. Cannot withhold rent without following proper procedures. Consult tenant rights attorney if landlord refuses to make necessary repairs.
