Interrupting the Tenant's Utilities

Handling the Tenant's Utilities can be tricky....

Landlords and landlords' agents are prohibited from certain  conduct with  regard to rent collection. For example, neither may interrupt or  cause the  interruption of utilities paid by the tenant directly to the utility  company  unless the interruption results from bona fide repairs, construction,  or an  emergency. 

A landlord is generally prohibited  from  interrupting water, wastewater, gas, or electric service furnished to a  tenant by the landlord as an incident of the tenancy or by other agreement.  However, interruptions resulting from bona fide repairs, construction, or an  emergency are permissible. Additionally, interruption is allowed as an incident of the  tenancy or by other agreement if certain conditions are met. Under the first  exception, the electrical service furnished to the tenant must be individually metered or sub-metered for the dwelling unit. Then, the electrical service  connection with the utility company must be in the name of the landlord or the landlord's agent. 

Additionally the landlord must comply with the rules  adopted  by the Public Utility Commission for discontinuance of sub-metered  electrical  service found in Texas Property Code 92.008(c). 

Under the  second exception, a landlord may interrupt or cause the  interruption of  electrical service furnished to a tenant by the landlord as  an incident of the  tenancy or by other agreement even if the electrical  service furnished to the tenant is not individually metered or sub-metered for  the dwelling unit. This may be done if (1) the electrical service connection  with the utility company  is in the name of the landlord or the landlord's  agent; (2) the tenant is at  least seven days late in paying the rent; (3) the  landlord has mailed or  hand-delivered to the tenant at least five days before  the date the electrical  service is interrupted a written notice that states  the earliest date of the  proposed interruption of electrical service; the  amount of rent the tenant  must pay to avert the interruption; and the name  and location of the  individual to whom or the location of the on-site management office where the delinquent rent may be paid during the landlord's  normal business hours; (4)  the interruption does not begin before or after  the landlord's normal business  hours; and (5) the interruption does not begin  on a day, or on a day  immediately preceding a day, when the landlord or other designated individual  is not available or the on-site management office is not open to accept rent and restore electrical service.  A landlord who makes use of one of the  exceptions permitting interruption of service must restore the service not  later than two hours  after the time the tenant tenders, during the landlord's normal business  hours, payment of the delinquent amount to the landlord. In the case of an  improper interruption, the tenant may either recover possession of the  premises or terminate the  lease. The tenant may also recover from the  landlord an amount equal to the  sum of the tenant's actual damages, one month's rent or $500, whichever is  greater, reasonable attorney's fees, and  court costs, less any delinquent  rents or other sums for which the tenant is  liable to the landlord.  

If a landlord wrongfully interrupts utilities the tenant may  (1) either  recover possession of the premises or terminate the lease; and (2)  recover  from the landlord one month's rent or $500, whichever is greater,  actual  damages, court costs, and reasonable attorney's fees in an action to recover  property damages, actual expenses, or civil penalties less any  delinquent rent or other sums for which the tenant is liable to the landlord. 

Residential lease provisions waiving rights or exempting a  party from a  liability or duty under the provisions relating to interruption  of utilities,  or wrongful removal of property or exclusion of the tenant are void. 

Email:  Darrell W. Cook

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