Texas Targets Squatting Crisis: New Laws Give Homeowners Faster Relief

Texas property owners will soon have new tools to protect their homes and land. At a ceremony this week at the Texas Capitol, Governor Greg Abbott signed into law Senate Bill 38 and Senate Bill 1333, two measures designed to tackle what state leaders have called a “squatting crisis” and to close loopholes that left homeowners and landlords struggling to reclaim their property. The laws, which take effect this fall and in early 2026, are aimed at speeding up eviction timelines, empowering law enforcement to act quickly when unauthorized occupants are discovered, and increasing penalties for fraudulent property transactions.

Governor Abbott said the reforms send a clear message that Texas will not tolerate squatters taking advantage of the system. “Private property rights are a cornerstone of our Texas values,” he said, joined by legislators who helped carry the bills, including Senator Bryan Hughes and Senator Paul Bettencourt, along with Representative Jeff Leach. Leaders from the Texas Association of Business, the Texas Public Policy Foundation, and real estate representatives also stood in support, describing the new laws as critical for safeguarding homeowners.

Senate Bill 38, authored by Bettencourt, makes major changes to the state’s eviction process. It requires eviction suits to be filed in the justice precinct where the property is located and compels courts to hold a trial within 21 days of a petition being filed. Landlords must provide at least three days’ written notice before filing, but the law also ensures that notices can be delivered in multiple ways, including by mail, hand delivery, placement inside the property, or even electronically if both parties agree. The legislation introduces the option for landlords to seek summary judgment if no genuine dispute exists, which can prevent drawn-out delays when facts are uncontested. Tenants who appeal an eviction must pay rent into the court registry during the appeal, and they must affirm that their challenge is being filed in good faith rather than as a tactic to stall. Courts are also now permitted to conduct hearings through videoconference or teleconference with the agreement of both parties, bringing the process in line with modern practices.

Senate Bill 1333, carried by Hughes, strengthens the criminal side of property protections. It creates penalties for presenting fraudulent leases, deeds, or documents to claim ownership of property and makes it a felony to sell, rent, or lease residential real estate without having legal authority to do so. The law also empowers sheriffs and constables to act immediately when a property owner submits a sworn complaint that someone has unlawfully taken over a dwelling. Once the complaint is verified, law enforcement is instructed to serve notice to vacate and return the property to its rightful owner without delay. This fast-track process cannot be used against current or former tenants, family members, or anyone involved in ongoing litigation, but it gives owners a clear path to reclaim their homes when someone truly has no right to be there. Individuals who are wrongfully removed have the right to sue for damages, including treble rent, court costs, and attorney’s fees.

Together, the two measures represent one of the most comprehensive property-rights reforms Texas has seen in years. Senate Bill 38 standardizes procedures and enforces timelines, while Senate Bill 1333 gives law enforcement the authority to deal with squatters directly in cases of trespass and fraud. For many Texans, the changes come after months of hearing stories of owners locked out of their homes by people who were never supposed to be there, forced into drawn-out legal fights just to regain access. The new laws were crafted to ensure that property rights are not left in limbo and that homeowners have meaningful recourse.

At this week’s ceremonial signing, Abbott emphasized that the reforms are about more than just efficiency in the courts. They are a reaffirmation of the state’s commitment to protecting property ownership. “Texas will not tolerate squatters exploiting loopholes while hardworking families are left fighting to reclaim what is rightfully theirs,” he said. With the combined force of Senate Bill 38 and Senate Bill 1333, lawmakers say Texas has drawn a clear line to defend property owners, streamline the courts, and give law enforcement the authority they need to act.