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Renting in Texas: Who Fixes a Broken Appliance?

Texas Property Code chapter 92 sets the landlord repair rules. This is general information, not legal advice. Checked November 1, 2026.

What the law says

• A landlord must make a diligent effort to repair a condition if the tenant gives notice to the person or place where rent is normally paid, the tenant is not behind on rent when notice is given, and the condition materially affects the physical health or safety of an ordinary tenant, or is a hot water device that fails to supply water of at least 120 degrees Fahrenheit (Sec. 92.052). (Texas Legislature: Property Code Chapter 92, Residential Tenancies)
• Unless it is normal wear and tear, the landlord has no duty during the lease to repair a condition caused by the tenant, a lawful occupant, a family member or a guest (Sec. 92.052). (Texas Legislature: Property Code Chapter 92, Residential Tenancies)
• There is a rebuttable presumption that seven days is a reasonable time to repair (Sec. 92.056). (Texas Legislature: Property Code Chapter 92, Residential Tenancies)
• A repair and deduct may not exceed one month's rent or $500, whichever is greater (Sec. 92.0561(b)). (Texas Legislature: Property Code Chapter 92, Residential Tenancies)
• Repair and deduct is allowed only if all of these are met: the landlord has a duty to repair the condition under Sec. 92.052 and the tenant has not waived it in a written lease under Sec. 92.006(e) or (f); the tenant gave the notice required by Sec. 92.056(b)(1), and any later notice required by Sec. 92.056(b)(3), and at least one notice says the tenant intends to repair or remedy the condition and reasonably describes the intended repair; and one of these has happened: the landlord has failed to remedy a backup or overflow of raw sewage, or flooding from broken pipes or natural drainage, inside the dwelling; the landlord agreed in the lease to furnish potable water and water service to the dwelling has totally ceased; the landlord agreed in the lease to furnish heating or cooling equipment, it is producing inadequate heat or cooled air, and a local housing, building or health official has notified the landlord in writing that this materially affects the health or safety of an ordinary tenant; or such an official has notified the landlord in writing that the condition materially affects the health or safety of an ordinary tenant (Sec. 92.0561(d)). (Texas Legislature: Property Code Chapter 92, Residential Tenancies)
• Court remedies include a repair order, a rent reduction, a civil penalty of one month's rent plus $500, actual damages, and court costs and attorney's fees (Sec. 92.0563). (Texas Legislature: Property Code Chapter 92, Residential Tenancies)
• A justice court may not award a judgment under Sec. 92.0563, including an order of repair, that exceeds $20,000, excluding interest and court costs (Sec. 92.0563(e)). (Texas Legislature: Property Code Chapter 92, Residential Tenancies)
• The Attorney General's Renters' Rights page still says $10,000 for justice court repair orders (checked November 1, 2026). The statute controls. (Office of the Texas Attorney General: Renters' Rights)
• The Attorney General advises sending a dated repair letter by certified mail, return receipt requested, or registered mail, keeping a copy, and making sure rent is current when the notice is received. (Office of the Texas Attorney General: Renters' Rights)
• We found no section of Property Code chapter 92 that names a refrigerator, stove or washer as a landlord repair duty. Whether a broken appliance counts depends on whether it materially affects health or safety, and on your lease. (Texas Legislature: Property Code Chapter 92, Residential Tenancies)

Practical steps

• Read your lease for who supplies and maintains each appliance.
• Give notice the way the law and your lease require, keep a copy, and note the date.
• Get legal advice before you withhold rent or deduct a repair; the rules on notice and limits are strict.

Need a shop? See who can repair appliances in Texas. Problem with a shop? See complaints.

FAQ

Last updated: November 1, 2026