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Proposed Texas Rules of Eviction Procedures (TREP)

              Analysis: Operationalizing SB 38 Through TREP Background

As of January 1, 2026, the SB 38 modernizes Texas eviction law by establishing uniform jurisdiction, venue, timelines, and limits on local rulemaking. However, the bill does not provide the procedural infrastructure necessary for statewide implementation.

Problem

Texas has more than 800 justice courts. Without standardized procedures, each court will interpret SB 38 independently, resulting in:

  • inconsistent application of the law

  • variable timelines

  • clerk‑level rejections

  • procedural dismissals

  • unequal due‑process protections

  • increased burden on courts and litigants

This undermines the Legislature’s intent and the real estate investors will still continue to lose money because the courts lack the procedural system, however, Texas Rules of Eviction Procedures (TREP) will fill the broken procedural gap. ​

Solution: Texas Rules of Eviction Procedures (TREP)

TREP is a comprehensive procedural system designed to align directly with SB 38. TREP provides:

  • standardized statewide forms

  • uniform notice templates

  • clerk filing checklists

  • service and trial workflows

  • summary disposition procedures

  • appeal and registry protocols

  • implementation guidance for all 254 counties

How TREP Complements SB 38

SB 38 Reform               TREP Implementation

Standardized venue  =   Statewide venue guidance + filing checklists

Computation of time  =   Uniform calendaring tools + clerk workflows

Limits on local rules   =   Statewide forms + prohibition‑compliant templates

Summary disposition =   Step‑by‑step procedures + sworn motion templates

Appeal timelines        =   Registry payment protocols + appeal workflows

Impact

TREP ensures:

  • statewide uniformity

  • reduced court backlog

  • predictable timelines

  • consistent due‑process protections

  • reduced procedural dismissals

  • improved operational efficiency

SB 38 establishes the policy. TREP provides the procedures. Together, they modernize eviction practice statewide and fulfill the Legislature’s intent.

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