HOUSTON – A new Texas law meant to crack down on squatters is now in effect, bringing major changes not just for property owners, but for renters across the state.
Lawmakers say Senate Bill 38 is designed to help homeowners remove squatters and speed up eviction cases. Housing advocates argue the law goes much further, making it easier to evict everyday tenants.
The law takes effect Jan 1, 2026.
What the law does
Supporters of Senate Bill 38 often frame it as a response to squatting—people living in homes without the owner’s permission. But advocates who followed the bill closely say squatters are only a small part of the story.
The new law shortens eviction court timelines and removes several procedural hurdles for landlords. In certain cases involving unauthorized occupants or squatters, judges can now issue eviction orders without a full trial if the person has no legal right to be on the property.
But Mark Melton, with the Houston Eviction Advocacy Center, says most of the bill focuses on how landlords evict tenants—not squatters.
“I think the entire bill is a huge win for landlords,” Melton said.
“Senate Bill 38 is not really geared toward squatters in the first place. This is really a bill that was intended to make it easier for landlords to evict regular old tenants.”
Under the law, eviction notices can now be delivered through more relaxed methods, including email. Tenants are also limited in how they can appeal an eviction—only being allowed to do so for a “good faith” reason, such as not receiving proper notice.
A homeowner who lost everything
For Glory Gendrett, the law comes after the damage is already done.
She says squatters broke into her vacant family home and destroyed it beyond repair.
“It’s emotional because somebody breaks into your property and just kind of claims it as their own,” Gendrett said.
The home had deep personal meaning—it was built by her father.
“I’ve lost my home because it’s destroyed,” she said. “This was the home that my father built.”
Gendrett says allowing squatters to be removed without a trial could have saved her time and stress. Still, she believes the law doesn’t go far enough.
“It is a win, but there’s still more work to be done,” she said. “There’s no law that says they have to repay you or pay you anything.”
A tenant caught in the system
Senate Bill 38 does include one provision housing advocates consider a win: landlords can no longer evict tenants after their first late payment.
“Now, this requires that a landlord give a special notice in the case where the tenant has never been late before,” Melton explained.
For Njuki Njukia, that protection comes too late.
Njukia works for the Transportation Security Administration and says he was served an eviction notice after a single late payment during a federal government shutdown.
“If this person has been a good tenant and they have one issue for one month, possibly out of their control, I don’t think it’s reasonable to go straight to eviction,” Njukia said.
Progress—but concerns remain
With eviction timelines now shorter, appeals more limited, and notice requirements loosened, Melton warns the law could lead to more evictions happening faster, especially as housing costs continue to rise.
Both homeowners and tenants affected by the system say Senate Bill 38 is a step forward—but not a final solution.
Lawmakers call the law a modernization of Texas housing policy. Advocates say its true impact will depend on how it’s enforced—and who it ultimately protects.
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