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Friendswood is a mid-sized suburban city straddling Galveston and Harris Counties, with a significant share of residents renting single-family homes, townhomes, and apartments in a competitive Houston-area market. As with all Texas cities, Friendswood renters' rights are governed entirely by the Texas Property Code — the city has enacted no local tenant-protection ordinances beyond state law.
Renters in Friendswood most commonly have questions about security deposit refunds, what happens when a landlord refuses to make repairs, how much notice they must receive before a lease ends or rent increases, and what legal protections exist against retaliatory or self-help evictions. Texas law addresses each of these topics with specific statutes and enforceable remedies that every Friendswood renter should understand before signing a lease or facing a dispute.
This page summarizes the key protections available to Friendswood tenants under Texas law. It is provided for informational purposes only and does not constitute legal advice. Laws can change, and individual circumstances vary — consult a licensed attorney or local legal aid organization for guidance specific to your situation.
Friendswood has no rent control, and no Texas city does. Texas state law explicitly preempts all local rent control ordinances. Under Tex. Prop. Code § 214.902, a municipality or county may not enact an ordinance that controls the price at which residential rental housing is offered for rent. This statewide prohibition means that no city, county, or local authority in Texas — including Friendswood — can cap rent increases, require advance notice of rent hikes beyond what the lease specifies, or limit how much a landlord may charge new tenants.
In practice, this means your Friendswood landlord can raise your rent by any amount at the end of a lease term or, for month-to-month tenants, with the proper notice period required by law. There is no ceiling on how high rents can go, and tenants have no legal right to contest a rent increase solely on the basis that it is large or unaffordable. The best protection against sudden rent hikes is a fixed-term lease, which locks in your rent for the duration of the agreement.
Although Friendswood has no local tenant ordinances, Texas state law provides several meaningful protections that apply to every renter in the city.
Security Deposits (Tex. Prop. Code §§ 92.101–92.109): Landlords must return your security deposit — along with a written, itemized list of any deductions — within 30 days of you vacating the unit. If a landlord wrongfully withholds your deposit in bad faith, you may be entitled to three times the withheld amount plus reasonable attorney's fees under § 92.109. Texas imposes no statutory cap on the deposit amount itself.
Repairs & Habitability (Tex. Prop. Code § 92.056): Landlords must make repairs that materially affect the health or safety of an ordinary tenant within a reasonable time after receiving written notice. If your landlord fails to act, you may have the right to (1) terminate the lease, (2) repair the condition yourself and deduct the cost — up to the lesser of $500 or one month's rent — from future rent, or (3) seek a court order. You must generally give written notice and allow a reasonable time to cure before exercising these remedies.
Notice to Terminate Month-to-Month Tenancy (Tex. Prop. Code § 91.001): Either party seeking to end a month-to-month tenancy must give at least one month's written notice before the termination date. A lease may specify a different notice period, but it cannot be shorter than the rental payment period unless both parties agree in writing after the tenancy begins.
Anti-Retaliation (Tex. Prop. Code § 92.331): Your landlord may not retaliate against you — by raising rent, reducing services, filing an eviction, or taking other adverse action — because you in good faith (1) requested repairs, (2) complained to a government agency about housing conditions, (3) exercised a right under your lease, or (4) organized with other tenants. Retaliation is presumed if the adverse action occurs within six months of a protected activity.
Lockout & Utility Shutoff Prohibition (Tex. Prop. Code § 92.0081): A landlord cannot change your locks, remove doors or windows, or interrupt utility service to force you out of your home without going through the formal court eviction process. Doing so is a self-help eviction and is illegal in Texas. If you are illegally locked out, you may seek a court remedy and attorney's fees.
Texas security deposit rules are governed by Tex. Prop. Code §§ 92.101–92.109. Here is how they apply to Friendswood renters:
No statutory cap: Texas law does not limit how much a landlord may charge as a security deposit. The amount is set by negotiation and stated in the lease.
30-day return deadline: After you vacate the rental unit, your landlord has 30 days to return your deposit (or the unused portion) along with a written, itemized statement of any deductions. The clock starts when you move out — not when you return keys or close out utilities.
Itemized deductions required: Any deduction must be for a legitimate purpose, such as unpaid rent or damage beyond normal wear and tear. The landlord must provide a written description and dollar amount for each deduction. Normal wear and tear — minor scuffs, carpet wear from ordinary use — cannot legally be deducted.
Penalty for wrongful withholding: If a landlord retains your deposit in bad faith — without a legitimate reason or without providing the required itemization — you may sue and recover three times the amount wrongfully withheld, plus $100, plus reasonable attorney's fees under Tex. Prop. Code § 92.109. To preserve your rights, provide written notice of your forwarding address and document the condition of the unit at move-out with photos and written records.
Evictions in Friendswood are governed by Tex. Prop. Code Chapter 24 (the Texas Eviction Statute) and processed through the Galveston County Justice of the Peace Courts. Texas law does not require just cause for eviction; a landlord may decline to renew a lease for any non-discriminatory reason, subject to providing proper notice.
Step 1 — Written Notice to Vacate: Before filing in court, the landlord must deliver a written Notice to Vacate to the tenant. For nonpayment of rent or lease violations, the minimum notice period is 3 days (unless the lease specifies a longer period). For month-to-month tenancies ending without cause, at least one month's notice is required under Tex. Prop. Code § 91.001.
Step 2 — Filing a Forcible Entry and Detainer Suit: If the tenant does not vacate by the deadline in the notice, the landlord may file an eviction lawsuit (called a forcible entry and detainer suit) in the Justice of the Peace Court for the precinct covering the rental property. The court will schedule a hearing, typically within 10–21 days of filing.
Step 3 — The Hearing: Both parties may appear and present evidence. If the judge rules for the landlord, a Judgment for Possession is issued. The tenant has 5 days to appeal to the County Court at Law; filing an appeal and paying the required bond (or obtaining a bond waiver) stays the eviction during the appeal period.
Step 4 — Writ of Possession: If no appeal is filed or the appeal is unsuccessful, the court issues a Writ of Possession authorizing a constable to remove the tenant and their belongings from the property.
Self-Help Eviction Is Illegal: A landlord may never remove a tenant by changing locks, removing doors, cutting off utilities, or removing the tenant's belongings without a court order. Doing so violates Tex. Prop. Code § 92.0081, and the tenant may seek reinstatement, damages, and attorney's fees.
The information on this page is provided for general informational purposes only and does not constitute legal advice. Tenant rights laws can change, and the applicability of any law depends on the specific facts of your situation. If you are facing an eviction, a security deposit dispute, or any other housing legal matter, you should consult a licensed Texas attorney or contact a local legal aid organization. RentCheckMe makes no guarantee as to the accuracy, completeness, or currency of the information presented here.
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