If you own a rental property in McKinney, TX or anywhere in Collin County, you may have noticed an increase in questions around evictions, squatters, court timelines, and what landlords must do to regain possession of their property the right way. Texas Senate Bill 38, commonly referred to as SB 38, is scheduled to take effect on January 1, 2026, and it updates key parts of the eviction process in Texas.This article shares practical takeaways for rental property owners and explains why having a process-driven property management team is more important than ever, especially as laws and court procedures continue to evolve.
Educational Note
This article is for informational purposes only and does not constitute legal advice. For guidance specific to your situation, consult a qualified Texas attorney.
What Is Texas SB 38
Texas SB 38 is legislation designed to reform and clarify eviction procedures, particularly in cases involving individuals who are not entitled to enter, occupy, or remain in possession of a property. In simple terms, the law is intended to streamline eviction cases and reduce avoidable delays within the court system.
Why Landlords in McKinney TX Should Care
As eviction procedures become more structured and time sensitive, the margin for error becomes much smaller. Most landlord issues are not caused by a lack of fairness or good intentions. Instead, problems typically arise from procedural mistakes such as missed steps, improper notice delivery, weak documentation, or waiting too long to take action.
When timelines tighten, doing things correctly the first time becomes critical.
Key Changes Owners Should Know About in 2026
1. Faster timelines and increased urgency
SB 38 introduces tighter expectations around how quickly service attempts must occur and how soon a trial is expected after an eviction case is filed. Delays that were once common may no longer be tolerated.
2. Clearer rules for where cases are handled
Eviction cases remain tied to the justice precinct where the property is located. The law also includes provisions that allow a case to be transferred to an adjacent precinct in certain defined situations, helping prevent procedural delays.
3. Eviction cases stay focused on possession
SB 38 limits what can be addressed within an eviction case by restricting counterclaims and additional parties. This keeps eviction proceedings focused solely on the right to possession, while other disputes must be handled separately in the appropriate court.
What Did Not Change and What Landlords Still Get Wrong
Even with updated procedures, the fundamentals still matter. Rental owners often expose themselves to unnecessary risk when they:
1. Use the wrong notice or serve it incorrectly
2. Allow unpaid rent to accumulate based on verbal promises
3. Fail to document lease violations and tenant communication consistently
4. Treat a legal process too casually
A Tenant Story That Shows Why Systems Matter
The following is a composite scenario shared to protect privacy.
A tenant falls behind on rent and repeatedly promises to catch up “next week.” Wanting to be fair, the owner delays taking action. Over time, unauthorized occupants move into the home. Neighbors begin to complain, the property condition declines, and the owner loses several months of rent while trying to determine the next step.
The lesson is simple:
A good heart needs a clear system.
What a Well-Oiled Property Management Company Does
A strong property management company does more than collect rent. It operates a repeatable system designed to protect both the property and the owner.
A process-driven management operation includes:
1. Consistent tenant screening standards
2. Strong leasing and documentation practices
3. Clear enforcement timelines for nonpayment and lease violations
4. Maintenance coordination with accountable vendors
5. Clean owner reporting and reliable financials
Why PMI Collin and the PMI Brand Matter
PMI Collin is locally owned and backed by Property Management Inc., a national property management brand founded in 2008. That backing matters because it provides established systems, training, and infrastructure designed to operate consistently across multiple property types.
Property Management Inc. supports residential, commercial, multifamily, association, and short-term rental management. This breadth allows processes to remain stable, repeatable, and scalable.
For McKinney TX rental owners, stability means:
1. Consistent screening and leasing
2. Faster response times and clearer documentation
3. Better protection of cash flow through proven systems
4. Reporting that keeps owners informed without added stress
Checklist for McKinney TX Landlords Before January 1, 2026
1. Review your lease and notice procedures to ensure they align with your practices
2. Strengthen documentation for notices, communication, and lease violations
3. Establish a clear nonpayment timeline and follow it consistently
4. Improve screening to reduce the risk of nonpayment and unauthorized occupants
5. Maintain a reliable system for maintenance coordination and record keeping
Need Help Protecting Your Rental Income in McKinney TX
If you own a rental property in McKinney, TX or Collin County and want a professional, process-driven plan for leasing, compliance, and ongoing management, PMI Collin can help. Start with a rental analysis and management review so you can move forward with clarity and confidence.
Request a free rental analysis with PMI Collin today.
