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Signed Into Law
Signed June 20, 2025Effective 2025-09-01
SB1333

Regular Session

Relating to the unauthorized entry, occupancy, sale, rental, lease, advertisement for sale, rental, or lease, or conveyance of real property, including the removal of certain unauthorized occupants of a dwelling; creating criminal offenses; increasing a criminal penalty; authorizing a fee.

Government Affairs & Regulatory Compliance Analysis

SB1333: Government Affairs Overview

Effective September 1, 2025, SB1333 fundamentally alters Texas property law by authorizing the non-judicial, immediate removal of unauthorized occupants ("squatters") by law enforcement, bypassing the traditional eviction court process. While this provides a powerful tool for property owners, the legislation simultaneously creates First Degree Felony liability for fraudulent real estate transactions and imposes severe civil penalties for the wrongful removal of legitimate occupants.

Sen. Bryan Hughes·Senate Bill·Regular Session

Critical
Medium Cost
Effective:2025-09-01
Enforcing Agencies

County Constables • County Sheriffs • Local District Attorneys (Prosecution of new criminal offenses)

Business Impact

Who SB1333 Affects

This legislation has regulatory implications for the following Texas businesses and organizations:

Regulatory Priority: critical

Significant regulatory changes (effective 2025-09-01). Review with your legal and compliance teams to understand implications.

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Real Estate

Affected business types:

  • Property developers
  • Commercial landlords
  • Property managers
  • Real estate investors
View all real estate legislation

Key Operational Considerations

  • 1Notary Protocols: Staff signing complaints must understand they are signing under penalty of perjury.

Estimated Cost Impact

mediumModerate costs expected for implementation.

Enforcing Agencies

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SB1333
Critical
Relating to the unauthorized entry, occupancy, sale, rental, lease, advertisement for sale, rental, or lease, or conveyance of real property, includin...
Critical Compliance Urgency
Requires immediate attention
Cost Impact
Medium
Effective
2025-09-01
Enforcing Agencies
County ConstablesCounty SheriffsLocal District Attorneys
Primary Author: Sen. Bryan Hughes
89th Texas Legislature
jdkey.com
01

Compliance Analysis

Key implementation requirements and action items for compliance with this legislation

Implementation Timeline

  • Effective Date: September 1, 2025
  • Compliance Deadline: September 1, 2025 (All protocols must be active; criminal penalties apply to conduct starting this date).
  • Agency Rulemaking: No central state agency rulemaking is mandated. However, individual County Sheriff and Constable offices will develop decentralized intake procedures between now and the effective date. Expect a "regulatory gray zone" regarding fee standardization and intake hours during Q4 2025.

Immediate Action Plan

  • 1. Update Insurance: Review E&O and General Liability policies to determine if "wrongful removal" or statutory treble damages are covered.
  • 2. Draft "Proof of Authority" Checklists: Prohibit agents from listing any property for lease or sale without physical review of the recorded deed to avoid felony liability.
  • 3. Liaise with Law Enforcement: Contact local Constable precincts in August 2025 to obtain their specific fee schedule and preferred intake method for Sec. 24B complaints.
  • 4. Segregate Workflows: Create a distinct operational workflow for "Squatter Removal" separate from "Tenant Eviction" to prevent procedural cross-contamination.

Operational Changes Required

Contracts

  • Property Management Agreements (PMAs): You must amend PMAs to explicitly authorize the Agent to sign the Sec. 24B.002 Sworn Complaint. Add an indemnification clause protecting the Agent if the Owner provides false information regarding the occupant’s status (e.g., failing to disclose a family relationship).
  • Listing Agreements: Insert strict representations and warranties requiring the seller/landlord to prove legal title. This is necessary to mitigate the new First Degree Felony risk under Sec. 32.57 for listing properties without authority.

Hiring/Training

  • Triage Training: Frontline staff must be trained to distinguish between a "tenant holding over" (requires judicial eviction) and an "unauthorized occupant" (eligible for SB1333 removal). Misidentifying a tenant as a squatter triggers treble damages.
  • Notary Protocols: Staff signing complaints must understand they are signing under penalty of perjury.

Reporting & Record-Keeping

  • Statutory Form Adoption: You must integrate the specific "Complaint to Remove Person Occupying Dwelling" form detailed in Sec. 24B.002 into your software systems. Generic affidavits will be rejected.
  • Audit-Ready Files: To utilize this law, the Sheriff requires immediate proof of ownership (Deed) and authority (Management Agreement). These cannot be "pending" in a file; they must be physically present at the time of the request.

Fees & Costs

  • Removal Service Fee: Budget for a fee payable to the Sheriff equivalent to the county's existing fee for a Writ of Possession.
  • Standby Costs: The law authorizes Sheriffs to charge a "reasonable hourly rate" to remain on-site while locks are changed or property is removed. This must be paid by the owner/agent.

Strategic Ambiguities & Considerations

  • Sheriff's "Verification" Standard: The statute requires the Sheriff to "verify" the complaint but does not define the methodology. Risk-averse Sheriffs may refuse to act if the occupant makes a verbal claim of an oral lease, forcing the owner back to the judicial eviction process.
  • "Immediate" Removal: The law commands "immediate" removal, but this is subject to law enforcement resource availability. In major metros, "immediate" may practically mean 24-72 hours.
  • Civil Liability Insurance Gaps: The statutory penalty for wrongful removal includes "3x fair market rent." Many General Liability policies exclude statutory/punitive damages and intentional torts.

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Information presented is for general knowledge only and is provided without warranty, express or implied. Consult qualified government affairs professionals and legal counsel before making compliance decisions.

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Legislative Timeline

This bill's path through the Texas Legislature

Filed
Feb 18, 2025
Passed Senate
Apr 15, 2025
Passed House
May 23, 2025
Signed
Jun 20, 2025
Effective
Sep 1, 2025
TopicsCivil Remedies & LiabilitiesCrimesCrimes--against PropertyLaw EnforcementProperty InterestsProperty Interests--real PropertyFraudSheriffs
03

Senate Authors

Sen. Bryan HughesRepublican · Primary Author
Coauthors (3)

House Sponsor

Rep. Jeff LeachRepublican · Primary Sponsor

Bill Text(with markup)

View bill text in multiple formats on Texas Legislature website

Fiscal NoteView Original

Related Legislation

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More from Sen. Bryan Hughes

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Related by Topic

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Quick Reference

Frequently Asked Questions

Common questions about SB1333

Q

What does Texas SB1333 do?

Effective September 1, 2025, SB1333 fundamentally alters Texas property law by authorizing the non-judicial, immediate removal of unauthorized occupants ("squatters") by law enforcement, bypassing the traditional eviction court process. While this provides a powerful tool for property owners, the legislation simultaneously creates First Degree Felony liability for fraudulent real estate transactions and imposes severe civil penalties for the wrongful removal of legitimate occupants.

Q

Who authored SB1333?

SB1333 was authored by Texas Senator Bryan Hughes during the Regular Session.

Q

When was SB1333 signed into law?

SB1333 was signed into law by Governor Greg Abbott on June 20, 2025.

Q

Which agencies enforce SB1333?

SB1333 is enforced by County Constables, County Sheriffs and Local District Attorneys (Prosecution of new criminal offenses).

Q

How significant are the changes in SB1333?

The regulatory priority for SB1333 is rated as "critical". Businesses and organizations should review the legislation to understand potential impacts.

Q

What is the cost impact of SB1333?

The cost impact of SB1333 is estimated as "medium". This may vary based on industry and implementation requirements.

Q

What topics does SB1333 address?

SB1333 addresses topics including civil remedies & liabilities, crimes, crimes--against property, law enforcement and property interests.

Q

What are the key dates for SB1333?

Key dates for SB1333: Effective date is 2025-09-01. Consult with legal counsel regarding applicability.

Q

What are the penalties under SB1333?

SB1333 establishes the following penalties: criminal penalty of First Degree Felony for Fraudulent sale, rental, or lease of residential real property without legal title/authority (Sec. 32.57); criminal penalty of Class A Misdemeanor for Presenting false/fictitious document (lease/deed) with intent to enter or remain on property (Sec. 32.56); criminal penalty of Second Degree Felony for Criminal mischief causing pecuniary loss of $1,000+ to a habitation while committing criminal trespass. Consult with legal counsel for specific applicability to your situation.

Q

Which Texas businesses are affected by SB1333?

SB1333 primarily affects property owners and real estate professionals. These businesses should review the legislation with their legal and compliance teams to understand potential impacts.

Need Strategic Guidance on This Legislation?

JD Key Consulting is an Austin, Texas-based government affairs firm led by James Dickey, former Chairman of the Republican Party of Texas. We specialize in Texas regulatory compliance and legislative strategy for data centers, energy, banking, and manufacturing.

Legislative data provided by LegiScanLast updated: January 11, 2026