Landlord won't fix flickering lights? Texas repair laws

Quick facts	Answer
Cost range	Outlet or switch repair: $150–$300
Time	Local pro calls back within the hour, Mon–Fri 8am–6pm CT
Who's qualified	Electrical work must be done by a licensed electrician, unless an exemption applies

What should I do today if my lights keep flickering?

Under Texas Property Code Section 92.052, a landlord must repair conditions that materially affect the physical health or safety of an ordinary tenant, and electrical wiring problems are a listed example. Put your repair request in writing and send it to the place where you normally pay rent. Keep a copy and note the date.

Do I have to pay rent to get a repair?

To trigger the landlord's repair duty, you must usually be current on rent. The problem also cannot be caused by you, your family, or your guests, except for normal wear and tear. If you send your first notice by certified mail, Texas law does not require a second notice before further action.

What should I check when hiring an electrician?

Anyone doing electrical work in Texas generally must be licensed, subject to certain exemptions. Ask the pro for proof of licence and insurance. Texas electrical contractors must carry at least $300,000 per occurrence and $600,000 aggregate in liability coverage. Repairs made after tenant notice must also follow building codes and get a permit when required.

What can I do if the landlord still does not repair?

If the landlord does not repair after the required notices and waiting period, you may be able to have the repair done and deduct the cost from rent, ask a court to order the repair, or terminate the lease in some cases. Justices of the peace can order health-and-safety repairs when the cost does not exceed $10,000.

What to do next

Send your repair request in writing to the place where you pay rent, and keep a dated copy.
If you use certified mail, keep the receipt, since a second notice is not required before further action.
Verify the electrician's license with the Texas Department of Licensing and Regulation (TDLR) before work starts.
Ask the pro for proof of insurance and a written quote that states the repair will follow building codes and permit rules.
Call (737) 367-2100 or email [email protected] for a free quote from a licensed, insured electrician.

Austin Volts is a free referral service: an independent contractor does the work and may pay us a referral fee. You never pay us anything.

Quick answers

How do I notify my landlord in writing?

Send your notice to the person or place where rent is normally paid. Certified mail gives you a record of delivery. Keep a copy of everything you send.

What if landlord ignores repair request?

You may be able to have the repair done and deduct the cost from rent, ask a court to order the repair, or terminate the lease in some cases. Justices of the peace can order repairs costing up to $10,000.

Is flickering light a safety hazard in Texas?

It can be. Texas law treats electrical wiring problems as an example of conditions that materially affect physical health or safety. Whether your situation qualifies depends on the specific problem.

Can I withhold rent for repairs in Texas?

Texas remedies for failure to repair include repair-and-deduct, a court order, or lease termination in some cases. Confirm the correct steps with the Texas State Law Library or an attorney before withholding rent.