Tenants Are Behind on Rent in Dallas–Fort Worth: What Are Your Legal Options?

Updated for 2026 | Dallas–Fort Worth Landlord Guide

If you own a rental property in Dallas–Fort Worth, unpaid rent can quickly turn from a minor inconvenience into a serious financial problem. Missed payments affect cash flow, create stress, and can put you at risk if you don’t follow Texas law precisely.

The good news? Texas landlords have clear legal options—and in some cases, alternatives that avoid eviction altogether.

This guide walks you through exactly what to do when a tenant falls behind on rent in DFW, including communication strategies, legal notices, eviction timelines, and when selling the property may be the smartest exit.

Step 1: Communicate With the Tenant (Before It Escalates)

Before taking legal action, your first move should be direct communication.

Tenants often fall behind due to:

• Job loss or reduced income

• Medical emergencies

• Divorce or family issues

• Disputes over repairs or habitability

  
  

Reach out calmly and document everything in writing. While empathy matters, remember: rent payment is a legal obligation under Texas law.

If the tenant avoids communication or repeatedly misses deadlines, that’s often a signal the issue will not resolve on its own.

Step 2: Consider a Short-Term Payment Arrangement (If It Makes Sense)

In some situations, a temporary payment plan can be more cost-effective than eviction.

Examples:

• Partial rent payments for 30–60 days

• A written catch-up agreement

• Applying security deposit per lease terms

  
  

⚠️ Important:

Any payment arrangement should be documented in writing. Accepting partial rent without clarity can accidentally reset eviction timelines in Texas.

If the tenant shows no realistic path to recovery, delaying action can cost more in the long run.

Step 3: Understand Texas Eviction Law (This Matters)

Texas has landlord-friendly laws—but only if you follow the process exactly.

Evictions are governed by the Texas Property Code, and mistakes can:

• Delay eviction by weeks or months

• Get your case dismissed

• Force you to restart the process

  
  

If you’re unsure, consulting a Texas real estate attorney is often worth the cost—especially in contested cases.

Step 4: Send a 3-Day Notice to Vacate (Non-Payment of Rent)

If rent remains unpaid, the next step is issuing a 3-Day Notice to Vacate (unless your lease specifies a different period).

The notice must:

• State the amount owed

• Demand payment or possession

• Give the tenant three days to comply

• Be delivered properly (posting, certified mail, or per lease terms)

  
  

This notice is the legal foundation of the eviction. If it’s defective, the court will dismiss your case.

Step 5: Eviction Process in Dallas–Fort Worth (Step-by-Step)

If the tenant does not pay or move out, here’s what happens next:

1. File an eviction lawsuit in Justice of the Peace Court

2. Tenant is served with the lawsuit

3. Court hearing (usually within 10–21 days)

4. Judgment issued (for landlord or tenant)

5. Writ of possession requested if tenant stays

6. Constable or sheriff removes tenant

   
   

From start to finish, eviction in DFW typically takes 8–12 weeks, longer if contested.

Step 6: Secure and Protect the Property After Eviction

Once possession is returned:

• Change locks immediately

• Document property condition

• Handle abandoned belongings per Texas law

• Repair damages quickly to prevent further loss

• 
  

You may also pursue a money judgment for unpaid rent, though collection depends on the tenant’s assets and income.

Step 7: Prevent the Problem Next Time (Tenant Screening)

The best eviction is the one you never have.

Strong screening includes:

• Income verification (2.5–3x rent)

• Credit checks

• Rental history & landlord references

• Employment stability

• 
  

Using consistent screening criteria also helps protect you under Fair Housing laws.

When Selling the Property Makes More Sense Than Evicting

Sometimes the smartest move isn’t eviction—it’s exiting the investment entirely.

Many landlords choose to sell when:

• Tenants are non-paying or hostile

• Property needs major repairs

• Eviction stress outweighs returns

• They want immediate liquidity

  
  

Can You Sell a Rental Property With Tenants in Dallas?

Yes—and experienced cash buyers do this every day.

Selling to a professional Dallas cash home buyer allows you to:

• Sell as-is

• Avoid repairs and showings

• Transfer the tenant issue to the buyer

• Close in days, not months

  
  

Transparency is key. Reputable buyers expect tenant issues and price accordingly.

Also Read - Can I Sell My Rental Property with Tenants in it in Dallas, Texas? 

Sell a Dallas Rental Property With Problem Tenants

At Ninebird Properties, we work directly with landlords across Dallas–Fort Worth who are dealing with:

• Tenants behind on rent

• Pending or active evictions

• Inherited rental properties

• Problem or non-cooperative occupants

  
  

We buy houses in Dallas as-is, with tenants in place, and can close on your timeline.

No repairs. No commissions. No court appearances.

Final Thoughts: Protect Your Time, Money, and Sanity

Unpaid rent is one of the most stressful parts of owning rental property—but you do have options.

Whether you choose to:

• Work with the tenant

• Proceed with eviction

• Or sell the property and move on

  
  

The key is acting quickly, legally, and strategically.

If you’re tired of chasing rent or navigating eviction court, selling your Dallas–Fort Worth rental for cash may be the cleanest solution.