If you manage rentals in Round Rock, you’ve probably heard bits and pieces about preparing for SB 38, the new Texas eviction rules. The bill has been talked about everywhere because of a surge in eviction filings in metro areas in the last 12 months, with over 178,000 eviction cases filed in the Houston, Dallas, Austin, and Fort Worth regions combined, according to Eviction Lab.
So, the practical question is, while the state works through the rollout, what should a Round Rock landlord or anyone managing single-family rentals actually do right now?
Most of it comes down to updating your lease. And honestly, that is where the biggest mistakes happen. Below is a clear way to prepare for the new eviction rules in SB 38.
Key Takeaways
- Evictions are climbing across Texas, with more than 178,000 cases last year in major metros, so landlords in Round Rock need to get leases and notice processes straight now.
- SB 38 speeds up unauthorized occupant cases starting January 1, 2026, so your lease language, notices, and records have to be clear and solid to avoid court delays.
- Make sure electronic notices are covered, unauthorized occupants are defined, and all records are in one place for faster action when timelines tighten.
Why SB 38 Matters for Round Rock Landlords
SB 38 is basically Texas tightening the screws on situations where someone is living in a place without any real right to be there. Effective January 1, 2026, SB 38 will speed up how courts handle those cases and place greater emphasis on how notices are delivered. It came out due to too many complaints about unauthorized occupants and courts getting backed up.
For owners and managers around Round Rock, the SB 38 takeaway is pretty simple:
- Your notices need to be clear and sent the right way
- Old lease language can slow you down
- Judges won’t waste time digging through vague or messy paperwork
- And since the timelines move faster now, you can’t afford sloppy processes
Practical Steps: Updating Your Round Rock Lease to Be SB 38-Ready
Getting your lease in shape for SB 38 isn’t complicated, but it does take a little effort. These updates help you stay aligned with the new rules and avoid headaches when it gets fully implemented next year.
1. Update Your Notice Delivery Section
This is the part most leases get wrong. One of the expected impacts of SB 38 is that courts may lean more heavily on what the lease says about notices, especially electronic notices. If your lease doesn’t say the tenant agreed to get notices electronically, then you can’t assume that a text or email counts.
When preparing for SB 38’s new Texas eviction rules, make sure your lease:
- States that the tenant agrees to receive certain notices electronically if they choose that option
- Lists the agreed method (email, portal message, or both)
- Says the tenant must keep their contact info updated
Here’s a simple clause you can use:
Sample clause
“The parties agree that any notice permitted by Texas law may be delivered electronically if the Tenant selects this option at signing. Electronic delivery includes email or Property Management Portal messaging. Notice is considered delivered when sent to the most recent email address or portal account provided by Tenant.”
Pro Tip: You can also hire a professional Round Rock property manager if you want a more comprehensive analysis and update of your lease and notices.
2. Spell Out what Happens with Unauthorized Occupants
The push behind SB 38 came partly from cases where people were staying in homes with zero authority to be there. The courts want clarity, and they want it documented in your lease.
When preparing for SB 38’s new Texas eviction rules, focus on two things:
- Define unauthorized occupants
- Define the process you’ll follow
A clean clause looks something like this:
Sample clause
“An Unauthorized Occupant is any person not listed on the lease who resides at the Property for more than 48 hours without written approval from Landlord. If an Unauthorized Occupant is discovered, Tenant must remove the individual within 24 hours of written notice from Landlord unless otherwise agreed. Failure to comply is a material lease violation.”
3. Shorter Timelines Mean You Need Cleaner Documentation
The talk around SB 38 has focused a lot on speed. What matters for landlords is that shorter timelines only work if your documentation is airtight. We see this all the time in Round Rock. A landlord tries to move fast, but the documentation isn’t consistent — mismatched emails, notices written differently, dates unclear, and so on. When that happens, judges slow everything down.
If you’re preparing for SB 38 New Texas Eviction Rules, tighten these areas:
Stick to the Same Notice Template
Use the same notice format every time. It keeps things clear, makes your process easier to follow, and avoids confusion if the case ends up in court.
Keep a Simple Dated Log
Write down every message, call, or email with the date. It shows you did things by the book and helps prevent delays if a judge asks for proof.
Put Everything in One Spot
Store all notices and records in your property management system. Don’t leave them scattered across emails or folders. Having one place makes it easy to find what you need fast.
4. Add a “Rapid-Response Notice Section” to Your Lease
This is a simple update you can make across your management agreements. This reflects the reality that eviction procedures shift from time to time, and the lease needs room to adapt.
Here’s a flexible clause landlords can use:
Sample clause
“Tenant acknowledges that Texas eviction timelines may be modified by state law. In the event of changes, Landlord may issue legally required notices using the timelines permitted by law. Tenant agrees to comply with updated notice periods without the need for a lease amendment.”
It’s straightforward and keeps you from rewriting leases every time the state adjusts a deadline.
FAQs about SB 38 Texas Eviction Rules
Can a landlord use SB 38 to evict any tenant faster?
No, SB 38 disposition only speeds up cases where someone is in a property without permission, like squatters. Normal evictions, for missed rent or lease issues, don’t qualify. Landlords still have to do the usual steps, like serving proper notices, following tenant timelines, and filing in court correctly. Cutting corners or misusing SB 38 won’t make things faster.
Can tenants appeal an eviction under SB 38?
If a tenant disagrees with the judgment, they can appeal. They have five days to file a notice and usually need to post a bond. The county court then sets a hearing, usually within three weeks. This gives both sides a chance to go over the case again and make sure everything is fair.
Can justice court hearings under SB 38 be held remotely?
Yes, if both sides agree. SB 38 allows hearings remotely by video, phone, or other electronic means. Remote hearings can save time and make scheduling easier, especially if someone can’t travel. The court still protects everyone’s rights, and no one can be forced to do a remote hearing without saying yes.
Act Now and Update Your Round Rock Leases to Comply with SB 38!
At 512 Society Property Management, we know SB 38 can feel overwhelming. Notices, leases, and unauthorized occupant rules are changing, and small mistakes can cost time and money. That’s why we focus on simple, practical updates that keep your properties running smoothly and your processes clean.
Here’s what we do for Round Rock landlords:
- Update leases with the new SB 38 notice language
- Let tenants pick how they want to get notices
- Log unauthorized occupant reports the moment they happen
- Keep all notices in one digital system for easy access
- Watch county-level changes so you stay compliant
If you want your leases and notice process ready for SB 38, we can help. We’ll review your current agreements, make practical updates, and set up systems that make enforcement faster and easier.
Get SB 38 ready today and make sure your properties are fully compliant before the new rules take effect.
You can also check out our other 512 Society Property Management services!
How We Screen Your Rental Applicants
