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problems as well. Be sure to read your lease to find out. If you are uncertain how to classify the problem, consult a lawyer, health or building inspector, or tenant association.

A landlord that has an on-site management or superintendent's office must provide to you a telephone number that will be answered 24 hours a day for the purpose of reporting emergencies related to a condition of the property that materially affects your physical health or safety. The landlord must post the phone number prominently outside the management or superintendent’s office.

The remaining sections of "Repairs and Improvements" will only discuss the requirements and remedies provided by state law as described above. Although some of the general advice may be appli- cable in other situations, a tenant should not assume that ANY of the remedies discussed below would be available.

[Tenants with Section 8 rental vouchers or in government-owned or government-subsidized housing have additional rights concerning repairs. For example, a tenant with a Section 8 rental voucher may request that the housing authority that administers the Section 8 program inspect the unit. If there are repairs that require the landlord’s attention, the housing authority may choose to "abate" (stop) paying its portion of the rent on the tenant's dwelling until the repairs are com- pleted. If the landlord files for eviction, the landlord may not be able to evict the tenant based on nonpayment of the housing authority's rent, as long as the damage was not caused by the tenant's abnormal or reckless use of the premises. For more information about these programs, you should call your local housing authority, attorney, or tenant association.]

Exceptions to the Landlord's Duty to Repair Texas law does not require a landlord to repair a condition caused by the tenant or a guest, family member, or lawful occupant of the tenant (unless the condition was caused by normal use of the premises). The law also specifically provides that the landlord need not furnish security guards for an apartment complex, although better lighting, locks, fencing, and other security measures could be required in some situations.

Other exceptions to a landlord’s duty to repair are only valid if the tenant has agreed to them in a written lease and certain conditions are met. It should also be noted that these exceptions are fairly rarely used. For example, Texas law allows landlords with one rental unit to change, in the lease, their duty to repair, but only if the unit was free of health and safety risks when the tenant moved in and the landlord was unaware that there would be repair problems during the lease, and only if the landlord puts a specific and clear lease provision in the lease to this effect that is underlined or in bold print.

A landlord and a tenant may also agree in a lease that it is the duty of the tenant to pay for the repair of broken windows, screens, and doors,


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