A stranger moves into a vacant rental with a forged lease. Or someone who was never on the lease simply refuses to leave once the real tenant moves out.
For years, Texas landlords had one option in these situations: the same slow eviction process used for legitimate tenant disputes. Senate Bill 1333 changes that, but only for a specific, narrow set of cases.
We want Fort Worth landlords to understand exactly what this law covers, since using it in the wrong situation can create legal problems of its own.
Key Takeaways
- Senate Bill 1333 took effect September 1, 2025, and created a new chapter of the Texas Property Code focused on unauthorized occupants.
- It allows property owners to file a sworn complaint with law enforcement to remove true squatters, without going through eviction court.
- The law does not apply to actual tenants or anyone with a prior landlord-tenant relationship, even an informal one.
- Using fraudulent documents, like a fake lease or deed, to occupy or rent property is now a criminal offense under the new law.
- SB 1333 works alongside Senate Bill 38, which separately reformed the standard eviction process for legitimate tenant disputes.
What SB 1333 Actually Does
SB 1333 created a new chapter of the Texas Property Code, Chapter 24B, titled Removal of Certain Unauthorized Occupants. It gives property owners a faster path to remove someone who entered a property without consent and has no legitimate lease or rental history there.
Rather than filing a civil eviction case and waiting for a court date, an owner can file a sworn complaint directly with law enforcement. Once ownership is verified, officers can act far faster than the traditional eviction timeline allows.
Who This Law Is For, and Who It Is Not
This is the part landlords most often get wrong. SB 1333 is built specifically for true squatters, meaning someone who was never a tenant and never had the owner's consent to be there.
If the person was ever your tenant, even informally, or you allowed them to stay as a guest at any point, this law does not apply. Those situations still require a standard eviction through the courts.
How the Fast Removal Process Works
To use SB 1333, you or your property manager files a sworn complaint attesting under oath that the occupant has no right to be there. You need to show proof of ownership or management authority as part of that filing.
Filing this complaint incorrectly, especially against someone with a legitimate claim to tenancy, can expose you to real liability. This is not a shortcut to use when a tenant dispute simply feels frustrating.
New Criminal Penalties for Rental Fraud
SB 1333 also raises the stakes for rental fraud itself. Presenting a false or fraudulent document, like a fake lease or deed, to gain entry or occupancy is now a Class A misdemeanor.
Using fraudulent documents to instigate the sale, rental, or lease of a property is treated even more seriously, as a first-degree felony. These new penalties target the schemes that made unauthorized occupancy such a persistent headache for owners.
SB 1333 and SB 38 Work Together
Texas also passed Senate Bill 38 in the same legislative session, which reformed the standard eviction process used for legitimate tenant disputes under Property Code Chapter 24. Both laws are fully in effect as of January 1, 2026.
Think of it this way: SB 38 speeds up the court process for real tenant disputes, while SB 1333 gives you a law enforcement path for true unauthorized occupants. Our eviction service handles both situations correctly, since choosing the wrong path can cost you time either way.
How Fort Worth Landlords Should Prepare
Keep your ownership documents, leases, and management agreements current and easy to produce, since SB 1333 filings depend on that proof. Inspect vacant properties regularly so an unauthorized occupant is caught early rather than months later.
Clear lease language naming every authorized occupant also matters more now than ever. Our tenant screening process documents exactly who is approved to live in a property, which removes any ambiguity if a dispute ever comes up.
Frequently Asked Questions
Can I use SB 1333 to remove a tenant who stopped paying rent?
No. SB 1333 applies only to true unauthorized occupants with no prior tenancy. A tenant who stopped paying rent still has to go through the standard eviction process.
What happens if I file an SB 1333 complaint against an actual tenant by mistake?
This can expose you to legal liability, since the sworn complaint requires you to attest the person has no right to be there. Verify the person's history at the property carefully before filing.
Does SB 1333 apply to a roommate who was never on the lease?
It depends on the specifics. If the person was allowed to live there with your knowledge, even informally, they likely fall outside the definition of an unauthorized occupant and would need a standard eviction.
What proof do I need to file a complaint under SB 1333?
You generally need to show proof of ownership or authorized management of the property. Law enforcement verifies this before taking action against the occupant.
When did SB 1333 take effect?
The law took effect September 1, 2025, and is fully in force alongside the state's broader eviction reforms under SB 38 as of January 1, 2026.
Protect Your Property the Right Way
SB 1333 gives Fort Worth landlords a genuinely useful tool, but only when it is used for the situation it was built for. Misusing it, or missing it entirely, can both cost you time and money.
At 1st Choice Property Management, we know exactly which process applies to which situation, whether that is a true unauthorized occupant or a standard tenant dispute. If you are dealing with either situation right now, reach out to our team or explore our owner resources to see how we protect owners across Tarrant County.
