Texas property managers are navigating a major shift in how evictions are handled. Senate Bill 38 (SB 38) represents one of the most significant updates to the state’s property law in decades—introducing new procedural requirements, faster timelines, and less room for error in the eviction process.
Signed by Governor Greg Abbott in August of 2025, SB 38 is effective as of January 1, 2026, and the changes directly impact evictions for property owners, managers, and partners. The primary goal of SB 38 is to increase transparency and fairness in eviction proceedings across Texas, but with that goal comes heightened compliance risk. Outdated processes can lead to numerous legal and financial issues, including case dismissals, additional court fees, and prolonged loss of rental income.
Luckily, you don’t have to navigate these updates alone. We’ve prepared this comprehensive SB 38 readiness checklist to help ensure your team is prepared for the changes ahead.
1. Audit Eviction Workflows and Templates
The first, and arguably most important, step in SB 38 readiness is taking a hard look at your existing eviction workflows. Many property management teams rely on standard operating procedures (SOPs) and templates that were built for a very different legal environment. Under SB 38, those processes may no longer be sufficient.
One of the most impactful changes introduced by the bill is stricter venue requirements. Eviction suits must be filed in the justice precinct where the property is physically located. While venue transfers are still possible, they are now allowed only in limited circumstances. Filing in the wrong precinct is no longer a minor mistake—it can result in case dismissals that costing over $8,000.
To prepare, review all eviction-related documentation, including:
- Notices to vacate
- Eviction petitions
- Internal filing checklists
- And more
Ensure templates reflect the correct venue rules and that your internal processes clearly define how filing locations are selected before submission. This is also an ideal time to eliminate manual workarounds or unofficial steps that increase the risk of human error.
2. Confirm Legal Partners Are Aligned
Even the most prepared internal team can be derailed if external partners are not ready for SB 38. Property managers should proactively confirm that their legal counsel and eviction service providers fully understand the new requirements and are equipped to operate within them.
Ask key questions such as:
- Are your attorneys trained on SB 38 procedures and timelines?
- Have they updated their review processes?
- How will they handle venue transfer scenarios?
- What safeguards are in place to prevent noncompliant filings?
Alignment is critical. SB 38 introduces faster-moving deadlines and less tolerance for procedural errors, which means delays or miscommunication between teams and partners can quickly become costly. Making sure everyone is operating from the same playbook can help avoid unnecessary friction.
3. Train Teams on New Timelines and Requirements
On-site teams play a vital role in eviction compliance, particularly when it comes to documentation, notice delivery, and recordkeeping. Even small mistakes, such as improper delivery methods or missing documentation, can derail an entire case under the new law.
As you adjust on-site team training, focus on updated eviction timelines, documentation standards, notice delivery rules, and escalation procedures for time-sensitive cases. Additionally, regular training and refreshers can help ensure consistency across properties and reduce risk, especially for portfolios with multiple locations or high staff turnover.
4. Adopt Compliance Software to Track Filings and Deadlines
As eviction laws become more complex, manual tracking and disconnected processes simply aren’t sustainable. Legislation like SB 38 makes standardized electronic workflows essential.
While some property managers turn to general legal tools, such as Buildium’s eviction tracking features or AppFolio’s legal workflow add-ons, many find these options lack the depth and specialization required for today’s evolving compliance landscape.
A compliance-focused solution like Inhabit® Lease Compliance by Nationwide Compliant® is purpose built to help property managers centralize eviction activity, track filings and deadlines in real time, and maintain visibility across portfolios. By automating critical steps and creating a clear audit trail, teams can save time, reduce operational costs, and minimize the risk of missed deadlines or noncompliant filings.
With greater oversight and consistency, property managers are better equipped to adapt to SB 38 requirements without adding additional burden to already stretched teams.
Stay Ahead of SB 38 with Inhabit
SB 38 represents a new era of eviction compliance in Texas, and preparation is the difference between smooth operations and costly disruptions. By auditing workflows, aligning partners, training teams, and leveraging the right technology, property managers can approach SB 38 with confidence.
Ready to get started with Inhabit Lease Compliance? Contact us today to learn how our eviction software integrates seamlessly with your property management suite to help ensure your process is compliant, efficient, and future-proof.
Schedule a demo today to ensure your eviction strategy is ahead of the changes: https://inhabit.com/residential/
Disclaimer: This information is for educational and informational purposes only and is general in nature and may not reflect the most current developments or apply to your specific situation. It does not purport to be or constitute legal advice and has not been reviewed, and is not provided by, legal counsel. Readers are urged to seek and obtain independent legal counsel regarding the matters set forth in this information paper.