Texas property managers are entering a new era of eviction compliance. Senate Bill 38 (SB 38) reshaped key eviction procedures, shortened critical timelines, and raised the standard for accuracy across every filing. For many operators, this legislation represents the most consequential update to Texas eviction law in decades, and the impact is already being felt.
Signed by Governor Greg Abbott in August 2025 and effective as of January 1, 2026, SB 38 was designed to improve fairness and consistency in eviction proceedings statewide. However, with tighter procedural requirements comes increased risk for housing providers. Processes that once worked may now expose teams to dismissed cases, added legal costs, and longer periods of lost rent if they aren’t updated to align with the new law.
To help property managers navigate these changes with confidence, Nationwide Compliant® has outlined a practical SB 38 readiness checklist to support compliant, efficient eviction operations.
1. Reevaluate Eviction Processes and Documentation
SB 38 compliance starts with your internal workflows. Many property management teams still rely on eviction procedures and templates created under older legal standards. Under the new bill, those materials may no longer meet filing requirements.
One of the most notable updates involves venue selection. Eviction filings must now be submitted in the justice court precinct where the rental property is located. While venue transfers may still occur, they are permitted only under specific circumstances. Filing in the wrong precinct can cause avoidable delays or result in outright dismissal costing over $8,000.
To prepare, review all eviction-related documentation, including:
- Notices to vacate
- Eviction petitions
- Internal filing checklists
- And more
Ensure that documents reflect current venue requirements and that your teams have a clear, repeatable process for confirming filing locations before submission. Streamlining or eliminating informal steps can further reduce the chance of errors.
2. Confirm Filing Partners Are SB 38-Ready
Compliance doesn’t stop with your internal teams. Attorneys, filing services, and other third-party partners must also be prepared to operate under SB 38’s updated framework.
Property managers should confirm that partners understand the bill’s procedural changes and have adjusted their processes accordingly. Consider asking:
- Have your teams been trained on SB 38 timelines and requirements?
- What changes have been made to filing and review workflows?
- How are venue-related issues handled under the new law?
- What controls are in place to prevent noncompliant submissions?
Because SB 38 leaves less room for correction, misalignment between teams and partners can quickly become costly. Early coordination helps ensure everyone is following the same compliant process.
3. Train Teams on New Timelines and Requirements
With SB 38 introducing shorter timelines, onsite accuracy is more important than ever. Documentation, notice delivery, and record keeping all play a critical role in whether an eviction moves forward without disruption.
Training should reinforce:
- Updated eviction timelines and deadlines
- Proper documentation standards
- Approved notice delivery methods
- Clear escalation paths for urgent cases
Ongoing education and training help maintain consistency, especially across multi-property portfolios or teams experiencing frequent turnover.
4. Adopt Compliance Software to Track Filings and Deadlines
As eviction regulations become more complex, manual systems like spreadsheets and email tracking become increasingly risky. SB 38 highlight the common need for standardized, digital processes that support transparency and accountability.
Some property managers rely on broad property management platforms or basic legal tools, such as eviction features within AppFolio or Buildium, but these solutions are often designed as add-ons rather than full compliance systems.
A compliance-focused solution like Nationwide Compliant® by Inhabit® helps 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.
By reducing administrative burden and improving accuracy, compliance software helps teams adapt to regulatory change without adding strain to daily operations.
Stay Ahead of SB 38 with Nationwide Compliant
SB 38 has permanently changed the eviction landscape in Texas. Property managers who take proactive steps now, by updating workflows, aligning partners, training staff, and leveraging purpose-built technology, will be best positioned to avoid disruption and protect their operations.
Nationwide Compliant is built to help housing providers navigate complex eviction requirements with clarity, consistency, and confidence.
Ready to get started with Nationwide Compliant? 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 before SB 38 takes effect to make sure your eviction strategy is ahead of the changes: https://nationwidecompliant.com/pricing/
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.