Eviction Process in Houston, Texas: 2026 Landlord Guide

The eviction process in Houston, Texas is a seven-step legal procedure that takes 3 to 6 weeks when uncontested. It begins with a written Notice to Vacate (minimum 3 days for non-payment), followed by filing a forcible detainer suit at the Harris County Justice of the Peace Court for your property’s precinct, a hearing 10–21 days later, a 5-day appeal window, and finally a Writ of Possession executed by a constable.

Dealing with a problem tenant is one of the most stressful situations a Houston landlord can face. Maybe they’ve stopped paying rent. Maybe they’ve violated the lease. Whatever the reason, you need to know the Houston eviction process inside and out, because one misstep can cost you weeks, reset the clock, and hand your tenant a defense.

This guide walks you through how to evict a tenant in Houston from the moment you decide to act to the day your constable shows up with a writ of possession. We’ve updated it for 2026 Texas law, including the changes that took effect January 1, 2026 under Senate Bill 38. We’ve also included a printable Houston Eviction Checklist and a visual flowchart so you can track exactly where you are in the process.

3 Days
Minimum notice to vacate (non-payment)

10–21
Days until JP Court hearing after filing

5 Days
Tenant’s window to appeal after judgment

3–6 Wks
Typical total timeline (uncontested)

Key Takeaways

The eviction process in Houston, Texas takes 3–6 weeks uncontested and 2 to 4 months or longer if the tenant appeals to County Court.
You must serve a written Notice to Vacate before filing. The minimum is 3 days for non-payment of rent under Texas Property Code § 24.005, not 30 days.
New for 2026: If your tenant has never been late before, S.B. 38 requires your first non-payment notice to be a “pay rent or vacate” notice, not a straight notice to vacate.
You must file in the correct Harris County JP precinct. The one where the property sits. Harris County has 5 precincts and 16 court locations. Filing in the wrong one gets your case dismissed.
Your hearing will be set 10 to 21 days after filing, and the constable must attempt service within 5 business days of your petition.
After you win, the tenant has 5 days to appeal, and the writ cannot be executed until at least 6 days after judgment unless you file a possession bond.
After the writ is issued, the constable posts a 24-hour notice before physically removing the tenant.
Self-help eviction is illegal in Texas. Never change locks, remove belongings, or shut off utilities without a writ.
Total cost: roughly $150 – $500 for an uncontested Houston eviction, excluding lost rent which is almost always the bigger number.

📋 In This Guide on The Houston Eviction Process

Confirm You Have Legal Grounds for Eviction
Serve the Notice to Vacate
File Your Eviction Lawsuit at the Houston JP Court
Attend the JP Court Hearing
Judgment & the 5-Day Appeal Window
Request a Writ of Possession
Regain Possession of Your Property
What Changed Under S.B. 38 in 2026
Houston Eviction Process Flowchart
Printable Houston Eviction Checklist
5 Common Mistakes to Avoid
Timeline & Cost Breakdown
Frequently Asked Questions

Step 1: Confirm You Have Legal Grounds for Eviction

How do you start the eviction process in Texas? You start by confirming you have a legally recognized ground to evict. In Texas, you cannot evict a tenant simply because you want them to leave. You must have a reason governed by Texas Property Code Chapter 24.

Non-payment of rent — the most frequent reason. Even one day late qualifies once your lease’s grace period has passed.
Lease violation — unauthorized pets, subletting without permission, running a business from the unit, etc.
Holdover tenancy — tenant remains after the lease has expired and you have not renewed it.
Illegal activity — drug activity, criminal behavior, or anything that constitutes a public nuisance under Texas law.
Month-to-month termination — you want to end a month-to-month tenancy for any reason, with proper notice.

💡 Houston Landlord Tip

Document everything before you start the eviction process. Take timestamped photos of lease violations, print copies of your rent ledger showing missed payments, and save all text/email communications with the tenant. This evidence will matter in court.

Step 2: Serve the Notice to Vacate

A legal notice to vacate for non-payment of rent is taped to a porch pillar of a brick house with a for rent sign in the yard.

How do you get an eviction notice served in Texas? You prepare a written Notice to Vacate yourself (or through your property manager or attorney) and deliver it using one of the four methods permitted by Texas Property Code § 24.005. There is no court-issued eviction notice at this stage the landlord creates and delivers it. This is the official start of the eviction process and cannot be skipped.This is the official start of the process and cannot be skipped.

How Many Days Notice Do You Need to Give?

Situation	Minimum notice
Non-payment of rent	3 days (unless your lease specifies more)
Lease violation	3 days, though complex violations may warrant more
Holdover tenancy (after fixed-term lease expires)	3 days
Month-to-month termination	1 month (30 days), unless the lease says otherwise
Federally backed / CARES Act–covered property	30 days before the writ can be executed

Per Texas Property Code § 24.005, the notice period begins the day after you deliver the notice not on the delivery day itself. So a 3-day notice served on Monday means the tenant has until end-of-day Thursday to vacate or cure.

New in 2026: “Pay Rent or Vacate” Requirement

Under S.B. 38, if your tenant was not previously late or delinquent before the month in question, your first non-payment notice must be framed as a notice to pay rent or vacate giving the tenant the option to cure. If the tenant already has a delinquency history on the lease, you may use either a pay-or-vacate notice or a straight notice to vacate. Getting this wrong is now one of the fastest ways to have your case dismissed.

How to Deliver the Notice to Vacate

Texas law (§ 24.005, as amended by S.B. 38) permits four delivery methods use the one most likely to create a clear paper trail:

In person to the tenant or any resident 16 years of age or older
Affixed to the main entry door in a conspicuous place on the premises
Regular mail, registered mail, or certified mail to the premises (certified adds 3 extra days to the notice period)
Electronic delivery new under S.B. 38, but only if the parties have agreed to electronic notice in writing in the lease

✅ Best Practice

Deliver in person and send certified mail simultaneously. This gives you two proof points: the certified mail receipt as documentary evidence, and the in-person delivery to start the clock immediately without the 3-day mail extension.

What Must the Notice to Vacate Include?

The date of the notice
The tenant’s full name and property address
The reason for eviction (be specific “failure to pay rent for October 2026,” not just “non-payment”)
The number of days to vacate
Whether the tenant may cure by paying (for first-time non-payment)
Your name and contact information as the landlord

Keep a signed, dated copy for yourself. Do not accept partial rent payments during the notice period doing so may waive your right to evict for that month’s non-payment in Texas.

Step 3: File Your Eviction Lawsuit at the Houston Justice of the Peace Court

Where do you file an eviction in Houston? At the Harris County Justice of the Peace Court for the precinct where the rental property is located. If the tenant has not vacated or resolved the issue by the end of the notice period, it’s time to file a Forcible Detainer (eviction) lawsuit at the Justice of the Peace (JP) Court for that precinct. for the precinct in which the rental property is located.

Harris County JP Court Precincts

Harris County has 5 precincts and 16 court locations. Under S.B. 38, venue is now explicit: the suit must be filed in the justice precinct where the property sits. Filing in the wrong court will get your case dismissed and reset your clock. Look up your precinct at the Harris County JP Court website using your property’s address.Look up your precinct at the Harris County JP Court website using your property’s address.

What to Bring When You File

A completed Petition for Eviction (forms available at the courthouse or online via the Texas court system)
A copy of the signed lease agreement
A copy of the Notice to Vacate with proof of delivery
Your documentation of the reason (rent ledger, violation photos, etc.)
Payment for the filing fee (Harris County JP court fees typically range from $46 to $121 depending on the precinct and number of defendants — call your specific court to confirm current fees)

What Happens After You File?

The court will set a hearing date between 10 and 21 days after your petition is filed (§ 24.0051). The court then issues a citation and an official summons that must be served on the tenant no fewer than 6 days before the hearing.
New under S.B. 38: the constable must attempt service within 5 business days of your filing. If service fails, you may request that another trained law enforcement officer complete it. This provision was written specifically to fix the citation backlogs that used to push service out for weeks in busy Harris County precincts.

⚠️ New in 2026 — S.B. 38 Changes

Senate Bill 38 (89th Legislature, signed June 20, 2025, effective January 1, 2026) applies to eviction suits filed on or after January 1, 2026. It amended Texas Property Code §§ 24.005, 24.0051, 24.0052, 24.0053, 24.0054, and 24.0061, and prompted the Texas Supreme Court to rewrite Rule 510 of the Texas Rules of Civil Procedure (Rules 510.1–510.24). Confirm you are using the updated 2026 petition forms and ask the JP court clerk about current requirements when you file.

Step 4: Attend the JP Court Hearing

A courtroom scene at harris county, texas justice of the peace, precinct 2, showing a judge presiding over a legal proceeding.

At an eviction hearing, the Justice of the Peace judge hears both sides and decides one question only: who has the right to possess the property. Hearings are informal, no jury, no formal rules of evidence and most last 15 to 30 minutes. The judge typically rules the same day, from the bench.
A typical hearing runs in this order: check in with the clerk, the case is called, you present your evidence as the plaintiff, the tenant responds, the judge asks clarifying questions, and the judge rules.
Under S.B. 38, the JP court’s scope is now narrower: the hearing addresses possession only. Tenants can no longer file counterclaims for damages or affirmative relief in an eviction case; those must be filed separately in a different court. Tenants can still raise habitability as a defense to possession, and they can still argue improper notice or retaliation. Continuances longer than 7 days now require both parties’ written agreement.

What to Bring to Court

Two copies of everything (one for you, one for the judge)
Your lease agreement
Rent ledger or payment history printout
Your Notice to Vacate with proof of delivery
Any photos, text messages, or emails documenting the violation
A copy of your filed petition

What If the Tenant Doesn’t Show Up?

If the tenant was properly served and doesn’t appear, the judge will typically grant a default judgment in your favor on the spot. This is the best-case scenario and happens more often than landlords expect.

What If the Tenant Does Show Up?

The judge will hear both sides. Keep your presentation factual and brief. Stick to the documented evidence and don’t let the hearing become emotional. Common tenant defenses include claims that you didn’t follow proper notice procedures, that the property had habitability issues, or that rent was paid. This is where your paper trail saves you.

Step 5: Judgment — and the 5-Day Appeal Window

If the judge rules in your favor, you will receive a judgment for possession. However, the eviction is not immediately enforceable. Under Texas law, the tenant has 5 days to appeal the ruling to the County Court at Law.

If the tenant does not appeal within 5 days, you can proceed to request a Writ of Possession.
If the tenant does appeal, the case moves to County Court for a trial de novo; this adds weeks or months to your timeline and may require an attorney.

How Long After Eviction Court Do You Have to Move Out?

After a Houston eviction hearing, a tenant has 5 days to appeal or vacate. If they do neither, the landlord requests a Writ of Possession, and the constable then posts a 24-hour notice on the door before physically removing them. In practice, most tenants who lose at the JP hearing have between 6 and 12 days from judgment before the constable arrives.

Two 2026 rules tighten this further in your favor:

Appealing no longer automatically stops the eviction. Under the rewritten Rule 510.19 and § 24.0053, a tenant who appeals a non-payment judgment must file an appeal bond (or a sworn Statement of Inability to Afford Payment) and pay one rental period’s rent into the JP court registry within 5 days, then continue paying rent into the registry as it comes due. If they fail to deposit, you may proceed to a writ of possession without an additional hearing.
Appeals must be sworn in good faith. S.B. 38 requires tenants to swear under penalty of perjury that the appeal is made in good faith, which discourages delay-only appeals.

A tenant may also ask the court for a stay of execution (a hardship extension) for additional time to move, but this requires a judge’s approval and is not automatic.

If the tenant appeals but then fails to pay their rent during the appeal period, under § 24.0054 you can petition the court to issue a writ of possession immediately without waiting for the appeal to be heard — a significant protection added to Texas law.

📋 What If You Lose the Hearing?

You also have 5 days to appeal if the judgment goes against you. Review what went wrong — most landlord losses come from procedural errors (improper notice, wrong court, failure to serve properly) rather than substantive issues. Fix the error and restart the process.

Step 6: Request a Writ of Possession

Once the 5-day appeal period has passed with no appeal, return to the JP Court and request a Writ of Possession. This is the court order that authorizes law enforcement to remove the tenant from the property.

The JP court will issue the writ to the Harris County Constable’s Office for your precinct.
Under amended § 24.0061, there is a minimum 6-day delay between the judgment date and writ execution unless you filed a possession bond, which can shorten the wait.
The constable will post a 24-hour notice on the rental unit door, giving the tenant one final opportunity to vacate voluntarily.
If the tenant has not left after 24 hours, the constable returns to physically remove them and their belongings.
S.B. 38 also expanded who may execute the writ beyond sheriffs and constables to include other TCOLE-trained officers. If the primary officer hasn’t executed within 5 business days, you may request a replacement writ for service by another qualified officer.

There is a fee for the constable’s service — typically $75–$150 depending on the precinct. Call your precinct’s constable office to confirm current rates.

⚠️ Do NOT “Self-Help” Evict

Never change the locks, remove the tenant’s belongings, shut off utilities, or otherwise try to force the tenant out without a writ of possession executed by a constable. Self-help eviction is illegal in Texas and exposes you to civil liability for damages — potentially far exceeding any back rent owed.

Step 7: Regain Possession of Your Property at The End of a Houston Eviction Process

Movers carrying a couch out of a house with a'Notice to Vacate' sign while a constable vehicle stands nearby.

When the constable executes the writ, you regain legal possession of the unit. The constable will be present to supervise they will not help you move the tenant’s belongings, but they will ensure the removal is peaceful and lawful. Change the locks immediately; most constables prefer you do it while they are still on site so the tenant cannot attempt re-entry.

Texas law gives you limited rights over any personal property the tenant leaves behind. Generally, you must give reasonable notice before disposing of abandoned property consult your attorney or property manager on the correct procedure for your specific situation to avoid liability.

Once the tenant is out, document the condition of the property thoroughly with timestamped photos before you clean or repair anything. This protects your right to make deductions from the security deposit, which must be accounted for within 30 days under Texas law.

What Changed in the Texas Eviction Process Under S.B. 38 (2026)?

Senate Bill 38 took effect January 1, 2026 and applies to every eviction suit filed on or after that date. It did not change the substantive grounds for eviction, but it materially changed how Houston eviction cases are administered. Here’s the before-and-after:

Area	Before S.B. 38	After S.B. 38 (2026)
Notice delivery	Three methods, with practical gray areas	Four methods, including agreed electronic delivery
First non-payment notice	Straight notice to vacate acceptable	Must be “pay rent or vacate” if tenant had no prior delinquency
Venue	Precinct routing less explicit	Suit must be filed in the precinct where the property sits
Citation service	Backlogs pushed service out for weeks	Constable must attempt service within 5 business days
Trial setting	Often drifted to 30+ days in busy precincts	Standardized at 10–21 days from filing
Tenant counterclaims	Could be raised in the eviction case	Not permitted; must be filed separately
Appeals	Appeal often stayed enforcement	Must post bond and pay rent into registry, sworn in good faith
Writ execution	Narrow officer pool, longer waits	6-day minimum delay (waivable with possession bond), broader officer eligibility

The practical takeaway for Houston landlords: S.B. 38 rewards landlords who file correctly and punishes sloppy paperwork faster than before. The procedural windows are tighter in your favor, but a defective notice now leads to dismissal more quickly.

Houston Eviction Process Flowchart

Here’s the complete Houston eviction process at a glance. Use this to track your progress and identify which step you’re on.

Confirm Valid Legal Grounds
Non-payment, lease violation, holdover, illegal activity

Serve Written Notice to Vacate Day 0
3-day notice (non-payment/violation) · 30-day notice (month-to-month) · Deliver in person + certified mail

Wait for Notice Period to Expire Day 1–3
Do not accept partial rent. Document any contact from tenant.

File Eviction Petition at Harris County JP Court Day 4+
File in the correct precinct · Bring lease, notice, evidence · Pay filing fee ($46–$121)

Court Issues Hearing Date + Serves Tenant Citation Day 4–14
Hearing scheduled 10–21 days after filing · Constable serves citation on tenant

Attend JP Court Hearing Day 14–25
Present your evidence · Judge rules same day in most cases

Judgment in Your Favor → 5-Day Appeal Window Day 25–30
If tenant does not appeal within 5 days → proceed to writ

Request Writ of Possession from JP Court Day 30–35
Issued to Harris County Constable · Constable posts 24-hour notice on door

✓

Constable Executes Writ — Property Regained Day 36–42
Constable supervises removal · Document unit condition immediately · Begin turnover

Timeline assumes an uncontested eviction. Appeals or procedural issues can add 4–12+ weeks.

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Printable Houston Eviction Process Checklist

Print this out and check off each item as you move through the process. Missing any step is the most common reason evictions get dismissed.

Before Filing

Confirmed valid legal grounds for eviction under Texas Property Code
Pulled rent ledger / documented lease violation with photos/evidence
Written Notice to Vacate prepared with all required information
Notice delivered in person AND sent via certified mail (keep receipt)
Full notice period has expired (3 days minimum for non-payment)
Have NOT accepted any rent payments after serving notice
Identified the correct Harris County JP Court precinct for your property

At the Courthouse

Completed and signed Petition for Eviction (2026 version)
Copy of signed lease agreement
Copy of Notice to Vacate + proof of delivery
Rent ledger or documentation of violation
Filing fee paid (confirm amount with your specific JP court)
Obtained hearing date and confirmed citation will be served on tenant

At the Hearing

Two copies of all documents (one for you, one for judge)
Arrived early and checked in with the clerk
Presented case calmly and factually — stuck to documented evidence
Obtained written judgment from the court

After the Judgment

Confirmed no appeal filed after 5 days
Returned to JP court to request Writ of Possession
Constable fee paid for writ execution
Constable posted 24-hour notice on unit door
Present (or arranged to be present) when constable executes writ
Timestamped photos/video of unit condition taken immediately after possession
Security deposit accounting completed within 30 days per Texas law

5 Common Mistakes Houston Landlords Make During Evictions

1. Accepting Partial Rent After Serving Notice

This is the #1 mistake. Once you accept any payment after serving a non-payment notice, you’ve legally waived your right to evict for that period in many circumstances. If you want to work out a payment plan, do it in writing before you serve the notice — or not at all.

2. Filing in the Wrong JP Court Precinct

Harris County has 16 JP court locations across 5 precincts. If you file in the wrong precinct, your case will be dismissed and you’ll restart the clock. Always verify your property’s precinct before you go to the courthouse.

3. Defective Notice to Vacate

A notice that’s missing required information (tenant’s name, specific reason, correct address, date) can be challenged and thrown out. Use a standardized Texas Notice to Vacate form and fill it out completely.

4. Entering the Property Without Permission During the Process

Once you’ve filed for eviction, your tenant still has full rights to the unit until the constable executes the writ. Any unauthorized entry can give the tenant grounds for a counterclaim, potentially including a retaliation defense.

5. Not Having Proper Documentation

Judges see landlords come in with verbal accounts and no paper trail all the time. The landlords who win quickly are the ones who walk in with a clear rent ledger, timestamped photos, and clean records of every communication. Start documenting from the first missed payment, not the day you decide to evict.

Houston Eviction Process Timeline & Cost Breakdown

Stage	Typical Duration	Typical Cost
Notice to Vacate period	3–30 days	$0 (your time only)
File petition at JP Court	1 day	$46–$121 (filing fee)
Waiting for hearing	10–21 days	$0
JP Court hearing	1 day (30–90 min)	$0–$150 (attorney if used)
Appeal window	5 days	$0
Writ of Possession & constable	3–7 days	$75–$150 (constable fee)
Unit turnover (cleaning/repairs)	3–14 days	Varies ($300–$2,000+)
Total (uncontested)	3–6 weeks	$150–$500+ (excl. lost rent)
Total (if tenant appeals)	2–4 months+	$500–$2,500+ (with attorney)

Costs above exclude lost rental income during the eviction period, which is typically the largest financial impact for landlords.

Frequently Asked Questions

How long does an eviction take in Houston, Texas?

An uncontested eviction in Houston typically takes 3 to 6 weeks from the time you serve the Notice to Vacate to the day the constable executes the Writ of Possession. If the tenant appeals to County Court, the process can extend to 2–4 months or longer.

Can I evict a tenant without going to court in Texas?

No. Texas law requires a court judgment before you can legally remove a tenant. You cannot change locks, remove belongings, or shut off utilities as a means of forcing someone out — this is called a “self-help eviction” and is illegal under Texas Property Code § 92.0081.

What is the cost to evict a tenant in Houston?

Court filing fees in Harris County JP courts typically range from $46 to $121. Add $75–$150 for the constable’s writ execution fee. If you hire an attorney, add $150–$500+ for an uncontested case. The biggest cost is usually the lost rent during the 3–6 week process.

Do I have to give 30 days notice to evict in Texas?

Only for month-to-month tenancies without a stated reason for termination. For non-payment of rent or lease violations, the minimum notice is 3 days under Texas Property Code § 24.005, unless your lease specifies a longer period.

Where do I file an eviction in Houston?

Evictions in Houston are filed at the Harris County Justice of the Peace Court for the precinct in which the rental property is located. Harris County has 5 precincts with multiple court locations. Find your precinct using the Harris County JP court website and your property address.

Can a tenant stop an eviction in Texas?

A tenant can delay an eviction by filing an appeal within 5 days of the JP court judgment. They can also potentially stop it by paying all back rent and fees before the writ is executed — whether you accept this is at your discretion (and may be limited by your lease terms). Tenants can also raise defenses such as improper notice or retaliation claims at the hearing.

How long after eviction court do you have to move out in Texas?

A tenant has 5 days after the judgment to appeal or vacate. If they do neither, the landlord requests a Writ of Possession, and the constable posts a 24-hour notice on the door before physically removing them. Most tenants have 6 to 12 days from judgment to the constable’s arrival.

How do I start the eviction process in Houston?

Start by confirming you have legal grounds under Texas Property Code Chapter 24, then serve a written Notice to Vacate minimum 3 days for non-payment. Once the notice period expires without the tenant curing or leaving, file a Forcible Detainer petition at the Harris County JP Court for your property’s precinct.

How do I get an eviction notice for my tenant?

You prepare and deliver the Notice to Vacate yourself if it is not issued by the court. Use a standardized Texas Notice to Vacate form, include the date, tenant name, property address, specific reason, and days to vacate, then deliver it in person, by posting it on the main entry door, by mail, or electronically if your lease allows it.

How do I evict a tenant in Houston without a lawyer?

Texas landlords can represent themselves in JP court, and Texas Property Code § 24.011 also allows a non-attorney agent, such as a property manager, to appear on the owner’s behalf. Most uncontested Houston evictions are handled without an attorney. Consider hiring one if the tenant appeals, raises habitability defenses, or the property is commercial.

What happens at an eviction hearing in Houston?

The Justice of the Peace judge hears both sides and decides one question: who is entitled to possession. You present your lease, rent ledger, and Notice to Vacate with proof of delivery; the tenant responds. Hearings usually last 15–30 minutes and the judge typically rules the same day.

The Bottom Line for Houston Landlords in Regards to the Houston Eviction Process

The Houston eviction process is manageable if you follow each step precisely and document everything. The landlords who struggle are almost always the ones who cut corners on the notice, file in the wrong court, or let emotions drive their decisions. Follow this guide, use the checklist, and you’ll be in the best possible position if it ever comes to court.

That said — evictions are time-consuming, stressful, and expensive even when they go smoothly. The best eviction is the one that never happens. That starts with rigorous tenant screening before anyone signs a lease.

Let Texas Lone Star Handle the Houston Eviction Process For You

From tenant screening that minimizes eviction risk to managing the full eviction process when needed — we handle it all. Houston landlords trust us to protect their investment so they don’t have to deal with this alone.

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⚠️ Important Disclaimer: Houston Eviction Process

This article on the Houston Eviction Process is for educational purposes only and does not constitute legal advice. Texas eviction law is technical — errors can invalidate your case and require you to start over. If you manage multiple properties or are dealing with a complex situation, consider consulting a Texas real estate attorney or a licensed Houston property management company.

Last updated: March 2026. This article reflects Texas Property Code Chapter 24 as amended by S.B. 38 (Acts 2025, 89th Leg., effective January 1, 2026). Laws change — always confirm current procedures with the Harris County JP Court or a licensed Texas attorney before proceeding.

Mohsen Alizadeh Owner

Texas Lone Star Property Management delivers reliable property management Houston owners can depend on. As a trusted Houston property management company, we combine personalized service with local expertise to help property owners maximize their investments.

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Eviction Process in Houston, Texas: A Step-by-Step Guide for Landlords (2026)

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