Dallas and Fort Worth / Inspection guide

What to inspect before renting in Dallas and Fort Worth, and how to get repairs made

By Homzora Team · September 22, 2026

A careful viewing is the cheapest protection a renter has. In North Texas, that means paying particular attention to cooling, security devices, water, foundations and pests, and knowing the exact steps Texas law requires when something needs repair.

Prepare before the viewing

Bring a phone for photographs, a small notebook, and a list of questions for the specific property. Before you go, look up the address on the county appraisal district website to confirm the owner and the city, and check the FEMA flood map. In Fort Worth, search the city's online multifamily inspection database for past inspection results at larger apartment properties.^[1] Dallas publishes service request data from its 311 system on its open data portal, which can show whether a property has a history of code complaints.^[2]

During the viewing, record only what you observe or are told, and note who told you. A feature listed in an advertisement is not the same as a feature you saw working.

Cooling and heating come first

Air conditioning is a health and safety issue in a region where summer temperatures regularly exceed 100 degrees.^[3] Ask the age of the system and when it was last serviced. Turn it on during the viewing and feel the air at several vents. Check that each bedroom has a vent and that the return air filter is clean.

Inside the city of Dallas, Chapter 27 of the city code requires refrigerated air equipment capable of keeping each habitable room at least 15 degrees cooler than the outside temperature and never warmer than 85 degrees, as well as heating capable of maintaining at least 68 degrees.^[4] Other cities in the region set their own standards, and they are not all the same. Ask the manager how quickly the property responds to an air conditioning failure in summer, and whether it provides portable units while a repair is pending.

Water, plumbing and hot water

Run the hot water in the kitchen and bathroom until it is hot, and note how long it takes. Texas Property Code Section 92.052 requires a landlord to repair a failure to provide hot water of at least 120 degrees Fahrenheit once the tenant gives proper notice, and Dallas separately requires water heating equipment that supplies at least 110 degrees at the outlet.^[5][4] Flush the toilets, check under sinks for leaks or stains, and look at ceilings for water marks, particularly in lower units of multistory buildings and below bathrooms.

Ask whether the property has had plumbing failures during hard freezes, including the February 2021 winter storm, and whether any pipes were replaced afterward. Ask what the property now does to protect pipes during freezes, such as insulating exposed lines or keeping heat on in vacant units.

Foundations, doors and windows

Foundation movement is worth checking for in any house or small building, because it can affect doors, walls and floors throughout the home. Signs include diagonal cracks in drywall near door and window corners, doors that stick or will not latch, gaps between walls and ceilings, and sloping floors. These are especially worth checking in older houses and duplexes, including many rentals in neighborhoods such as Lakewood. A crack alone is not proof of a serious problem, but it is worth noting and asking about.

Open and close every window and exterior door. A door that sticks may simply need adjustment, or it may be a symptom of movement. Either way, it matters for security.

Security devices the law requires

Texas Property Code Section 92.153 requires specific security devices at the landlord's expense.^[6] Check that each is present and working.

A window latch on each exterior window.
A keyed deadbolt or doorknob lock on each exterior door.
A keyless bolting device, which locks and unlocks only from inside, and a door viewer on each exterior door.
On each exterior sliding glass door, a pin lock plus either a handle latch or a security bar.^[6]

The landlord must rekey key, card and combination locks no later than the seventh day after each tenant turnover (Section 92.156).^[7] Ask for the date the unit was, or will be, rekeyed.

Smoke alarms, electrical and appliances

Check for a smoke alarm in each bedroom, in the hallway serving bedrooms and on each level.^[8] The landlord must test the alarms at the start of your tenancy.^[9] Look for missing outlet covers, scorch marks, flickering lights and extension cords used as permanent wiring. Test the stove burners, oven, refrigerator, dishwasher and garbage disposal, and ask which appliances the landlord will repair and which are provided as a courtesy. Some leases state that certain appliances are the tenant's responsibility.

Pests, mold and roofs

Look inside cabinets and under sinks for droppings, dead insects or bait stations, and ask how often the property treats for pests. Dallas requires infestations to be eliminated by a licensed pest control professional.^[4] Watch for musty odors, visible mold and discoloration around windows and vents, which can indicate moisture problems. In a house or small building, ask whether the roof has been repaired or replaced after recent hail or wind storms, and look for ceiling stains that could point to a roof leak.

Flood risk

Check the FEMA flood map for the address, and ask whether the property has ever flooded.^[10] Texas requires landlords to give a written flood disclosure at or before lease signing that states whether they know the home is in a 100 year floodplain and whether it has flooded in the past five years.^[11] Give extra attention to addresses near creeks, drainage channels and other low lying ground. A map is one piece of evidence, not a guarantee, so look for signs of past water damage in ground floor units and parking areas.

How to get a repair made under Texas law

Texas has a specific repair procedure, and the steps matter. Under Section 92.052, a landlord must make a diligent effort to repair or remedy a condition when three things are true: you give notice to the person or place where you normally pay rent, you are current on rent at the time of the notice, and the condition materially affects the physical health or safety of an ordinary tenant.^[5] The landlord does not have to repair damage caused by you, a household member or a guest, other than normal wear and tear.^[5]

Your notice must be in writing if your lease is written and requires written notice.^[5] Most do, so put every request in writing and keep a copy. To make the landlord liable under Section 92.056, you generally must either send a second written notice after a reasonable time has passed or send the first notice by certified mail, return receipt requested, registered mail, or another form of mail that allows tracking.^[12] The law presumes that seven days is a reasonable time to make a repair, although the landlord may be allowed longer depending on the severity of the problem and the availability of materials and labor.^[12]

If the landlord still does not make a diligent effort, Texas provides three remedies: ending the lease, repairing and deducting the cost from rent in limited situations, or going to court.^[12][13] A court, including a justice court, can order the repair, reduce rent, award a civil penalty of one month's rent plus $500, and award actual damages and attorney's fees.^[13] The repair and deduct remedy under Section 92.0561 applies only in specific circumstances, such as a sewage backup or flooding inside the home from broken pipes, a total loss of water service the landlord agreed to provide, or a condition that a local housing, building or health official has certified in writing.^[14] The work must be done by an outside company, contractor or repair person, not by you or a member of your household unless the landlord agrees otherwise, and the deduction in a given month generally cannot exceed the greater of one month's rent or $500.^[14]

Do not simply stop paying rent. Withholding rent outside these procedures can expose you to eviction. Also know that a landlord may not retaliate against you for requesting repairs or complaining to a government agency in good faith. Retaliation, such as filing an eviction without a lawful basis, raising the rent or reducing services within six months of your action, can make the landlord liable for a civil penalty of one month's rent plus $500, actual damages and attorney's fees (Sections 92.331 and 92.333).^[15][16]

For code violations, you can also contact the city. In Dallas, report problems through 311, and in Fort Worth through the MyFW app or the city's customer service line.^[17][1] A code citation often produces a faster repair than a private claim.

After the viewing

Within a day of each viewing, write a short summary while the details are fresh. List what worked, what did not, what you could not check and what the manager promised. If a promise matters to your decision, such as replacing a stained carpet or servicing the air conditioning before move in, ask for it in writing, ideally as a special provision in the lease. A verbal promise is difficult to enforce and easy to forget when staff change.

Starting points by area

Downtown Dallas: Many units are in high rise or converted buildings. Check window operation, elevator reliability and the building's emergency procedures.
Oak Lawn: The rental stock ranges from new towers to older garden apartments. In older buildings, look closely at cooling capacity and plumbing.
Lakewood: Older houses and small buildings. Check for foundation movement, roof condition and lawn or yard responsibilities in the lease.
Downtown Fort Worth: Search the city's multifamily inspection database before visiting larger properties.^[1]

Your completion record

Cooling and heating tested
Hot water and plumbing checked
Security devices present and working
Smoke alarms located and tested
Foundation, roof and pest notes
Flood map and disclosure checked
Repair reporting method confirmed

Keep dated photographs with this record. After the viewing, send one written list of unresolved items to the landlord, and keep the response. The evidence guide explains how to keep records that hold up in a dispute.

Sources and official resources

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