📋 Texas Owner/Manager Disclosure
Required Notice – Texas Property Code § 92.201
🚨 CRITICAL – Required by Texas Law
Must be provided to ALL residential tenants:
- State law requirement: Texas Property Code § 92.201
- Must disclose: Name and street address of owner and manager
- Before or with lease: Give to tenant before/when lease signed
- Can be in lease: Or provided as separate document
- Penalty for non-compliance: $100 plus attorney’s fees if tenant sues
⚠️ Why This Is Required
Tenant needs to know who to contact:
- Emergency repairs: Know who to call for urgent issues
- Legal notices: Where to send legal communications
- Rent payments: Where to send rent if needed
- Maintenance requests: Who handles property management
- Legal service: Where to serve legal papers if dispute arises
📋 What Must Be Disclosed
Required information:
- Owner name: Individual or company that owns property
- Owner address: Street address (not just PO Box)
- Manager name: If different from owner
- Manager address: Street address of manager
- Contact information: Phone/email helpful but not required
📝 Disclosure Information
Property Information
Owner Information (REQUIRED)
Individual owner or company that owns the property
MUST be street address, not just PO Box
Property Manager Information
Tenant Acknowledgment
📋 Important – Tenant Signature
While not required by law, best practice is to have tenant acknowledge receipt:
- Print this disclosure
- Provide to tenant before or with lease
- Get tenant signature acknowledging receipt (recommended)
- Keep copy for your records
📚 Texas Owner/Manager Disclosure Guide
Purpose of This Disclosure
Why Texas requires this information:
- Tenant knows who owns property: Legal owner disclosed
- Tenant knows who to contact: For repairs, issues, rent
- Legal service possible: Tenant can serve legal papers if needed
- Accountability: Owner cannot hide behind anonymity
- Emergency contact: Tenant knows who to reach in urgent situations
Required vs. Optional Information
📋 What’s Required by § 92.201
REQUIRED (Must Provide):
- Owner name (individual or company)
- Owner street address
- Manager name (if applicable)
- Manager street address (if applicable)
NOT Required (But Recommended):
- Phone numbers
- Email addresses
- Emergency contacts
- Office hours
Why provide optional info: Makes tenant’s life easier, reduces disputes, shows professionalism
Street Address Requirement
Must be street address, not just PO Box:
- Physical address required: Cannot be only a PO Box
- Can include PO Box: But must also have street address
- Example (WRONG): “PO Box 123, Dallas, TX 75001” ❌
- Example (RIGHT): “456 Main St, Dallas, TX 75001” ✓
- Example (OKAY): “456 Main St, PO Box 123, Dallas, TX 75001” ✓
When to Provide Disclosure
Timing requirements:
- Before lease signed: Preferably give before tenant signs
- With lease: Can provide when lease is signed
- In lease itself: Can include as clause in lease agreement
- Not after: Cannot wait until after lease signed
- Each tenancy: Required for each new tenant (not renewals with same tenant)
Two Ways to Provide Disclosure
✅ Option 1: Include in Lease
Add clause to lease agreement:
- Include owner name and address in lease
- Include manager name and address (if applicable)
- Most common method
- Convenient – all in one document
Example Lease Clause: “Owner: John Smith, 123 Oak Street, Dallas, TX 75201. Property Manager: ABC Management, 456 Main Street, Dallas, TX 75202.”
✅ Option 2: Separate Document
Provide as standalone disclosure:
- Use this form
- Give to tenant separately
- Good if info changes frequently
- Easier to update
Recommendation: Get tenant signature acknowledging receipt
Owner vs. Manager
Understanding the difference:
- Owner: Person or company that legally owns the property (on deed/title)
- Manager: Person or company hired to manage property (day-to-day operations)
- Can be same: Owner can manage own property
- Often different: Many owners hire property management companies
If Information Changes
What if owner or manager changes during tenancy:
- Must notify tenant: If owner or manager changes
- Reasonable time: Notify within reasonable time of change
- In writing: Provide updated disclosure in writing
- Good practice: Give 30-day advance notice if possible
Penalties for Non-Compliance
💰 Penalty for Not Providing Disclosure
If landlord fails to provide this disclosure:
- $100 penalty: Tenant entitled to $100
- Attorney’s fees: Tenant can recover attorney’s fees if sues
- Court costs: Landlord may have to pay court costs
- Easy to avoid: Just provide the disclosure!
Note: This is per violation. If you have multiple properties and don’t provide disclosure for any of them, could be multiple $100 penalties.
Best Practices
✅ Owner/Manager Disclosure Checklist
- Provide before lease signed: Don’t wait until after
- Include in lease: Easiest method – part of lease document
- Street addresses: Not just PO Boxes
- Both owner and manager: Include both if different
- Contact information: Add phone/email even though not required
- Emergency contact: 24/7 number for urgent issues
- Keep proof: Signed lease or acknowledgment of disclosure
- Update if changes: Notify tenant of owner/manager changes
- Every new tenant: Provide to each new tenant
- Simple compliance: Easy requirement – just do it!
⚖️ Legal Disclaimer
This form is provided for informational purposes only and does not constitute legal advice. Texas Property Code § 92.201 requires landlord disclose to tenant name and street address of owner and manager (if different). Must provide before or when lease signed. Can be in lease or separate document. Failure to provide = $100 penalty + attorney fees.
Street address required. Cannot be only PO Box. Must provide physical street address where owner/manager can be reached. PO Box can be included in addition to street address but not instead of street address.
Easy compliance. This is simple requirement – just tell tenant who owns property and who manages it. Include in every lease. Notify tenant if owner or manager changes. Keep proof that disclosure was provided.
