Austin TX rent increase 2026 Austin has no rent control and cannot enact any: Texas Local Government Code §214.902 expressly prohibits all Texas municipalities from controlling residential rent amounts. No statewide Texas rent cap either. Austin landlords may raise rent by any amount with proper notice under Texas Property Code Chapter 92. Tech-sector capital and state capital (~978,000 city residents; ~2.4M Greater Austin metro). Dell, Apple, Tesla, Oracle, Samsung Galaxy relocation. Travis County. South Congress, East Austin, Hyde Park, Rainey Street, Barton Hills market context.

Texas Local Government Code §214.902: the preemption

The legal foundation for the complete absence of rent control in Austin — and everywhere in Texas — is Texas Local Government Code §214.902, which provides that a municipality may not adopt an ordinance that controls the amount of rents charged for residential rental property. This provision was enacted by the Texas Legislature to ensure a uniform statewide policy that market forces, rather than governmental price controls, govern residential rent levels across all Texas cities and counties.

The preemption is categorical and makes no distinctions. It applies regardless of city population, whether the city has adopted a home-rule charter, or what the local political consensus favors. Any municipal ordinance controlling the amount of rent — whether implemented as a percentage cap, CPI guideline, hardship petition system, rent stabilization ordinance, or any other mechanism — is void under §214.902. Austin’s home-rule charter grants the Austin City Council broad authority over zoning, transportation, environmental standards, and many other local matters, but residential rent control is expressly carved out as a prohibited municipal action by state law. The Council cannot override a Texas statute through a local charter provision or voter referendum.

Travis County — which surrounds Austin and has approximately 1.3 million residents — likewise has no authority to enact rent control. Texas counties are similarly preempted from enacting any residential rent ordinance. Adjacent Williamson County (home to Round Rock, Cedar Park, and Georgetown; approximately 800,000 residents) and Hays County (home to Kyle and Buda; approximately 280,000 residents) are under the same prohibition. The result is that no rent control of any kind exists or can exist anywhere in the Greater Austin metropolitan area without a change in Texas state law.

Texas’s approach makes it categorically different from three important comparison states. California permits municipal rent control within the Costa-Hawkins Rental Housing Act’s framework (post-1995 CoC exempt; single-family homes generally exempt), and AB 1482 provides a statewide 5%+CPI backstop cap. Oregon enacted statewide rent control via SB 611, capping annual increases at 7% above CPI (9.5% for 2026). New Jersey has no preemption in either direction, leaving each municipality free to enact its own system (Newark, Jersey City, Hoboken, and others have active ordinances). Texas’s express statewide prohibition is also used by Arizona (A.R.S. §33-1329), Wisconsin, and (prior to 2023 modification) Colorado (C.R.S. §38-12-301). For more on the same preemption as applied to Texas’s largest city, see Houston TX rent increase 2026.

What Austin landlords can do: no cap on rent increases

Austin landlords may raise rent on residential rental units by any amount. No percentage ceiling applies, no CPI calculation is required, and no administrative body reviews or approves the increase. The only operative constraints are:

1. Lease contract terms (fixed-term): during an active fixed-term lease (typically a 12-month term), the rent is contractually locked at the signed amount. A landlord cannot unilaterally raise rent mid-term without the tenant’s written agreement. The increase takes effect only at renewal or expiration of the lease term.
2. Notice for periodic tenancies (Texas Property Code §91.001): for month-to-month tenancies, the landlord must provide advance written notice equal to the advance payment period — typically 30 days for a monthly tenancy. A rent increase effective before expiration of the required notice period is contractually unenforceable.
3. Lease renewal notification provisions: most Austin leases specify that the landlord must notify the tenant of new terms (including rent) a certain number of days before the current lease expires, commonly 30 to 60 days. Landlords must review their specific lease language for this provision, as failing to comply can convert the tenancy to month-to-month.
4. Federal Fair Housing Act: rent increases that are applied selectively based on the tenant’s race, color, national origin, religion, sex, disability, familial status, or other protected class are prohibited regardless of the absence of rent control. A landlord may not raise rent specifically to induce a protected-class tenant to leave. Uniform increases based on market conditions and lease-renewal decisions applied consistently across comparable units are compliant.

Outside these constraints, an Austin landlord may implement a rent increase of any magnitude — 5%, 25%, 50%, or any other amount — with no required justification, no petition process, and no administrative appeal. There is no Austin counterpart to the California Department of Housing and Community Development annual CPI calculation, the Oregon Department of Administrative Services 9.5% cap announcement, or the New York City Rent Guidelines Board annual vote. Austin landlords determine rent purely by market analysis and business judgment.

In practical terms, this means Austin landlords captured the full benefit of the 2021–2022 rent surge without any regulatory lag. Landlords in rent-controlled markets (San Francisco, Los Angeles, New York) were constrained during the same period by their respective cap mechanisms. Austin landlords with vacant units in 2021–2022 could offer the unit at full market rates immediately; Austin landlords with lease renewals could implement increases of 20%, 30%, or more in a single renewal cycle. Conversely, in the 2023–2025 market correction, Austin landlords competed aggressively on price, offering concessions and below-prior-year rents to attract tenants — behavior that is also entirely unconstrained by regulation.

Texas Property Code Chapter 92: tenant protections

While Austin imposes no rent cap, Texas Property Code Chapter 92 (the Residential Landlord and Tenant Act) provides a baseline set of tenant protections that apply statewide, including in Austin. These protections are important context for both landlords and tenants operating in Austin’s unregulated market.

Habitability and repair (§§92.052–92.061)

Austin landlords must make a diligent effort to repair or remedy conditions that materially affect the physical health or safety of a tenant, following proper written notice from the tenant. The repair must be completed within a reasonable time — generally interpreted as 7 days for urgent health/safety conditions such as lack of water, no heat in freezing temperatures, or major plumbing failures. If the landlord fails to repair after proper written notice, the tenant may: (a) terminate the lease and recover one month’s rent plus $500 damages; (b) repair and deduct up to one month’s rent in repair costs; or (c) pursue a court order requiring repair with additional damages. Austin Code Department (512-974-2633) also enforces local housing codes that may set habitability standards above the state minimum.

Security deposits (§§92.101–92.111)

Texas law requires Austin landlords to return the security deposit, less lawful deductions with an itemized written statement of deductions, within 30 days of the tenant’s surrender of possession. A landlord who wrongfully withholds any portion of the deposit without good cause is liable for three times the amount wrongfully withheld, plus $100, plus attorney’s fees (§92.109). Texas law does not cap the initial security deposit amount a landlord may require (unlike, for example, California, which caps security deposits at two months’ rent for unfurnished units).

Retaliation protection (§92.331)

A landlord may not retaliate against a tenant by raising rent, reducing services, initiating eviction, or threatening adverse action within 6 months after the tenant: (a) files a good-faith complaint with a governmental authority about code violations or habitability conditions; (b) participates in a tenant organization; or (c) exercises a lease right. This 6-month presumption shifts the burden of proof to the landlord to demonstrate a legitimate non-retaliatory basis for any adverse action taken in that window. Austin Tenants Council (512-474-1961) advises tenants on documenting habitability complaints precisely to preserve this protection.

Lockout and utility shutoff prohibitions

Texas Property Code §92.0081 prohibits landlords from changing locks, removing doors, or otherwise preventing a tenant from entering the dwelling except through the lawful eviction process. A landlord who locks out a tenant unlawfully is liable for actual damages, one month’s rent, $1,000, and attorney’s fees. §92.008 prohibits landlords from intentionally interrupting utilities (water, electricity, gas, heat, air conditioning) to coerce a tenant to vacate or pay rent.

Austin’s tech-sector rental market: the biggest unregulated rent cycle of 2020–2024

Austin underwent one of the most dramatic residential rent surges of any U.S. metro in modern history during 2020–2022, driven primarily by a convergence of high-wage technology-sector corporate relocations that produced extraordinary net in-migration into the metro. Understanding this cycle is essential context for Austin’s rental market in 2026.

Corporate relocations 2020–2022: Oracle Corporation relocated its headquarters from Redwood City, California to Austin in December 2020, citing Texas’s no-income-tax environment and lower cost of living for employees. Tesla, Inc. moved its global corporate headquarters from Fremont, California to Austin in December 2021; simultaneously, Gigafactory Texas (at 13101 Harold Green Road in the Austin/Pflugerville area) began producing Model Y vehicles in April 2022 and subsequently began Cybertruck production. Apple Inc. opened its $1 billion North Austin campus in January 2022, with approximately 5,000 employees initially and expansion plans to 15,000; the campus at Parmer Lane and MoPac Expressway is part of Apple’s $430 billion U.S. investment commitment. Samsung Electronics announced a $17 billion semiconductor fabrication facility in Taylor, Texas (Williamson County, approximately 30 miles northeast of downtown Austin) in November 2021. Dell Technologies, founded in Austin and headquartered in adjacent Round Rock, employs approximately 25,000 people in the metro area.

The rent surge: these corporate relocations, combined with the general pattern of remote workers from higher-cost metros relocating to Austin, drove extraordinary net population growth. The Greater Austin metro added approximately 150,000–175,000 residents between 2020 and 2023. Austin 1-bedroom apartment rents rose from approximately $1,150–$1,250 in 2019 to approximately $1,800–$2,300 at the peak in mid-2022 — an increase of approximately 45–80% in three years. Two-bedroom rents at the peak in desirable neighborhoods (East Austin, South Congress, Domain) reached $2,500–$3,500. Without rent control, there was no ceiling on this surge: landlords with lease renewals in 2021–2022 could and did implement increases of 20%, 30%, 40%, or more in a single cycle.

The supply response and correction: Austin’s permitting environment enabled a historically large supply response. The metro permitted approximately 25,000–30,000 new multifamily units annually in 2021–2023, among the highest absolute volumes of any metro in the nation. As this supply came online in 2023–2025, vacancy rates rose significantly and rents corrected. By 2024–2025, Austin was one of the few major U.S. metros with meaningful year-over-year rent declines — a 5–15% correction depending on neighborhood and unit type — from the 2022 peak. Average 1-bedroom rents in 2026 in the Austin metro are approximately $1,400–$1,900, below the 2022 peak but still above pre-surge 2019 levels. In a rent-controlled market, the supply response would have been complicated by above-guideline petition processes, just-cause eviction requirements limiting portfolio repositioning, and administrative overhead. In Austin, the entire cycle — surge and correction — played out at full market speed.

Austin neighborhood rental market analysis

Downtown / Rainey Street District

Downtown Austin and the adjacent Rainey Street District (a one-block stretch of converted bungalows turned bars and restaurants east of Congress Ave and south of Caesar Chavez) represent Austin’s luxury multifamily peak. Dozens of high-rise and mid-rise apartment towers have been developed downtown since 2012, with more under construction in 2026. One-bedroom apartments in downtown towers typically range from $1,800 to $2,800+ per month. These buildings are by definition entirely exempt from any hypothetical rent control due to their post-2000 (and overwhelmingly post-2010) construction dates, even under the most expansive rent control frameworks. No cap applies, and the luxury amenity premium is fully market-priced.

East Austin (East 6th, East 11th, East Cesar Chavez)

East Austin represents one of the most dramatic urban transformation stories in any U.S. city. The neighborhoods east of Interstate 35 — historically Austin’s Black and Latino communities, with a history tracing to the 1928 Austin Master Plan’s intentional racial segregation of services to the east side — have been extensively gentrified since approximately 2010. The result is a neighborhood with significant economic and cultural tension: luxury condos and wine bars alongside historic Black-owned funeral homes, Latino barbershops, and community institutions. One-bedroom rents in East Austin range from approximately $1,600 to $2,400, varying by building age, proximity to East 6th Street entertainment, and unit quality. Pre-2000 stock (older fourplexes and courtyard apartments) is mixed with luxury new construction. Without any rent control, the displacement dynamic in East Austin has been unconstrained: long-term residents, particularly lower-income Black and Latino families who rented, have faced market-rate increases that led to displacement as the neighborhood’s demographics shifted.

South Congress (SoCo) / Bouldin Creek

South Congress Avenue (known locally as “SoCo”) is one of Austin’s most iconic commercial and residential corridors, characterized by its eclectic mix of vintage clothing stores, local restaurants, food trailers, music venues, and boutique hotels. Bouldin Creek, the residential neighborhood west of South Congress, features a mix of 1950s bungalows and newer townhomes. One-bedroom rents in this corridor range from approximately $1,600 to $2,300 per month. The proximity to Barton Springs Pool, Zilker Park, and downtown Austin commands a premium. No rent cap applies; the SoCo corridor has seen substantial rent appreciation over the past decade as the neighborhood’s retail character attracted a demographic with above-average incomes.

South Lamar / Barton Hills

South Lamar Boulevard and adjacent Barton Hills (south of the Barton Creek Greenbelt) represent a more residential character than SoCo, with a mix of 1960s–1980s apartment complexes, newer townhomes, and single-family rentals. The Alamo Drafthouse Cinema flagship location on South Lamar anchors the neighborhood’s cultural identity. One-bedroom rents typically range from $1,500 to $2,100 per month. The Barton Hills area near the Greenbelt commands a premium for outdoor recreation access. No rent control applies to any of these units.

Hyde Park / Hancock

Hyde Park, Austin’s first planned suburb (developed starting in 1891 just north of the UT Austin campus), is characterized by 1920s–1950s bungalows and Craftsman-style homes, many of which have been converted to rental units or replaced by apartment complexes. It is favored by UT Austin graduate students, faculty, and Dell Medical School residents. The adjacent Hancock neighborhood extends toward 38th Street with a similar housing stock. One-bedroom rents in Hyde Park typically range from $1,400 to $1,900 per month — somewhat lower than East Austin or SoCo, reflecting the older housing stock and relative distance from downtown entertainment. The University of Texas at Austin proximity (Hyde Park is approximately 1–2 miles north of the 40 Acres) creates consistent demand even in market downturns.

West Campus / Guadalupe (UT Austin)

West Campus and the Guadalupe Street “Drag” corridor immediately west of the UT Austin campus form Austin’s densest student-housing district. Multi-story purpose-built student housing towers have largely replaced older courtyard apartments over the past 15 years. One-bedroom rents range from approximately $1,400 to $2,200 per month, though many units are leased by the bed in shared configurations. The lease cycle is predominantly August-to-August, aligned with the academic year, creating a concentrated demand surge each summer (May–August) that can push rents significantly above off-season levels. Without rent control, this seasonal volatility is fully expressed in market pricing: landlords near the 40 Acres capture the full August rush premium.

The Domain / North Austin

The Domain, a mixed-use retail and residential development in North Austin (roughly at US-183 and MoPac Expressway), has become Austin’s secondary urban center since its opening in 2007. Domain Northside (a premium retail/entertainment expansion) and multiple luxury apartment towers have made the Domain area a significant residential market. The Apple North Austin campus (approximately 2–3 miles north of the Domain) has driven particularly strong demand for Domain-area apartments. One-bedroom rents in the Domain’s luxury towers range from approximately $1,700 to $2,500 per month. No rent control applies.

North Loop

North Loop (roughly centered on North Loop Boulevard and Duval Street, northeast of Hyde Park) is Austin’s hip neighborhood for independent vintage and record shops, taquerias, and dive bars. The housing stock is predominantly 1950s–1970s bungalows and small apartment complexes. One-bedroom rents range from approximately $1,300 to $1,800 per month, lower than comparable East Austin locations, reflecting the older stock and greater distance from major employment clusters. The neighborhood attracts musicians, artists, and creative-industry workers who value its non-gentrified character.

University of Texas at Austin: student demand and lease cycle dynamics

The University of Texas at Austin enrolled approximately 51,000 students in fall 2024, making it one of the three largest universities in the United States by enrollment. The UT system’s presence creates a distinctive demand structure for Austin’s rental market that interacts with the absence of rent control in ways worth understanding.

West Campus lease surge: the West Campus and Guadalupe Drag corridor executes essentially an annual lease cycle timed to the academic year. Most undergraduate leases run August to August. The concentration of lease signings in the March–May window (for the following August start) and the move-in surge in August creates a 30–60 day demand spike each summer during which West Campus landlords have significant pricing power. Without rent control, this seasonal pricing power is fully expressed: landlords may and do charge premiums for August availability relative to comparable units available in January.

Dell Medical School: the UT Dell Medical School, which opened in 2016 at 1701 Trinity Street (east of the main campus), is the first new research medical school at a major public university in the United States in approximately 50 years. Its growing medical student, resident, and fellow population (with higher income and longer stay profiles than undergraduates) has increased demand in Hyde Park and East Austin neighborhoods accessible to the medical school campus. Medical residents and fellows earning $60,000–$80,000 per year represent a different demographic from undergraduates, and their demand profile has contributed to sustained rent pressure in Hyde Park even as the broader Austin market corrected.

UT System employment: the University of Texas at Austin employs approximately 25,000 faculty and staff. Faculty earning academic salaries in the $80,000–$200,000 range and staff earning $45,000–$90,000 are distributed throughout Austin’s rental market, with concentrations in Hyde Park, Rosedale, Mueller, and North Central Austin. This stable institutional demand base provides a floor under Austin rents even during tech-sector corrections.

Travis County and Austin suburbs: §214.902 applies everywhere

Every city and unincorporated area in the Greater Austin metro area is subject to the same Texas Local Government Code §214.902 prohibition on rent control. There is no Austin-metro equivalent of New Jersey’s patchwork, where some cities (Newark, Jersey City, Hoboken) have active ordinances and others do not. In Texas, the situation is uniform: zero rent control everywhere.

• Round Rock (Williamson County; ~130,000 pop) — no rent control. Dell Technologies HQ at 1 Dell Way employs approximately 13,000 workers directly on campus. 1BR rents typically $1,300–$1,700. Dell’s presence creates consistent middle-income demand in the Round Rock market.
• Cedar Park (Williamson County; ~90,000 pop) — no rent control. Suburban bedroom community north of Austin, approximately 20 miles from downtown. 1BR rents typically $1,400–$1,800. Growing technology campus presence in the 183A corridor.
• Georgetown (Williamson County seat; ~90,000 pop) — no rent control. The Williamson County seat, approximately 40 miles north of downtown Austin. Among the fastest-growing cities in the United States by percentage growth in recent Census periods. Samsung Taylor fab (Williamson County, 15 miles east of Georgetown) is driving significant demand growth. 1BR rents typically $1,300–$1,700.
• Pflugerville (Travis County; ~75,000 pop) — no rent control. Tesla Gigafactory Texas is located at 13101 Harold Green Road in the Pflugerville area of Travis County. 1BR rents typically $1,200–$1,600, driven partly by Tesla manufacturing worker demand.
• Kyle (Hays County; ~55,000 pop) — no rent control. Approximately 20 miles south of downtown Austin on IH-35. One of the fastest-growing suburbs in the metro. 1BR rents typically $1,300–$1,600.
• Buda (Hays County; ~18,000 pop) — no rent control. Approximately 20 miles south of Austin on IH-35, adjacent to Kyle. Rapid residential development following the IH-35 corridor expansion. 1BR rents typically $1,200–$1,500.
• San Marcos (Hays County seat; ~70,000 pop) — no rent control. Home to Texas State University (~38,000 enrolled). Approximately 30 miles south of Austin. 1BR rents typically $1,000–$1,400, with student-housing premium in university districts.

Austin vs. other major Texas cities: comparison table

City	County	Pop (approx.)	Rent Control	State Preemption	Statewide Cap	Typical 1BR Rent (2026)
Austin TX	Travis	~978,000	None; prohibited	Yes — Tex. LGC §214.902	No	$1,400–$1,900
Houston TX	Harris	~2.3M	None; prohibited	Yes — same §214.902	No	$1,200–$1,500
Dallas TX	Dallas	~1.3M	None; prohibited	Yes — same §214.902	No	$1,400–$1,700
San Antonio TX	Bexar	~1.4M	None; prohibited	Yes — same §214.902	No	$1,100–$1,400
Fort Worth TX	Tarrant	~940,000	None; prohibited	Yes — same §214.902	No	$1,200–$1,500
El Paso TX	El Paso	~680,000	None; prohibited	Yes — same §214.902	No	$900–$1,200

Every Texas city in this table operates under the identical §214.902 prohibition. Variation in rent levels reflects differences in labor market composition, land availability, construction activity, and proximity to employment centers — not differences in rent regulation, since all Texas cities have identical zero regulation. Austin’s historically higher rents (relative to other Texas cities) reflect the tech-sector premium and UT Austin enrollment; Houston’s relative affordability reflects its lack of zoning, enormous land supply, and supply-elastic construction environment.

Austin vs. regulated markets: the unconstrained case

Comparing Austin’s regulatory environment to major regulated jurisdictions illustrates the full scope of what Austin landlords are not required to do:

California AB 1482: landlords in California cities with buildings covered by AB 1482 (15+ years old, not exempt as single-family homes or condos) must calculate the annual cap as 5% plus regional CPI (maximum 10%). They must identify whether their building is covered (requires construction date analysis), apply the correct CPI region (Los Angeles MSA, San Francisco MSA, Sacramento MSA, etc.), provide 90-day advance notice for increases exceeding 10%, comply with AB 1482’s just-cause eviction requirements (which are triggered simultaneously with the rent cap), and track banking provisions if increasing less than the maximum in a prior year. See California AB 1482 for the full compliance framework. Austin landlords: none of this applies.

Oregon SB 611: Oregon SB 611 landlords must: determine whether their building is exempt (15-year rolling construction date exemption, recalculated annually); calculate the annual cap (7% above Portland-Salem MSA CPI-U; 9.5% for 2026); provide 90 days’ advance notice for any rent increase regardless of amount; comply with the first-year bar (no rent increase in the first year of a new tenancy); and track the Portland RROA for increase-triggered relocation assistance obligations. Austin landlords: none of this applies.

New York City RSL: New York City Rent Stabilization Law landlords face the most complex compliance environment in the nation: annual Rent Guidelines Board vote setting permissible increase percentages (varies annually; 2-year leases at a different rate than 1-year leases); hard vacancy control (post-2019 HSTPA prohibits vacancy decontrol or vacancy bonus); Major Capital Improvement (MCI) petitions through DHCR; Individual Apartment Improvement (IAI) allowances; preferential rent tracking; stabilized lease renewal offer windows; DHCR registration requirements. Austin landlords: none of this applies.

Austin landlords operate in the purest version of the unconstrained case: no guideline lookup, no cap calculation, no administrative registration, no notice-period math beyond the lease, no banking analysis, no just-cause eviction requirement triggered by the rent increase. The compliance profile for a rent increase in Austin is: write a number, provide proper notice under the lease, and deliver it in writing. Compare this to Denver — another Sun Belt no-rent-control market — covered at Denver rent increase 2026.

8-step landlord checklist: rent increase in Austin

1. Review the lease for rent increase provisions: read the current lease agreement carefully. Identify: (a) whether it is a fixed-term lease (most commonly 12 months) or a month-to-month tenancy; (b) the notice period required for lease renewal or rent change notifications (commonly 30 to 60 days before expiration for fixed-term leases); (c) any specific rent increase procedures or limitations agreed to in the lease itself (unusual in Texas residential leases, but present in some commercial-style residential leases).
2. Research current market rents: check comparable listings on Zillow, Apartments.com, Rent.com, and CoStar (if available) for similar units in the same Austin neighborhood. Document these comparables at the time of the increase decision. No cap applies, but market documentation serves as a record against any future retaliation or Fair Housing claim (demonstrating the increase was market-driven, not targeted).
3. Determine the effective date and calculate the notice period: for a fixed-term lease, the rent increase takes effect at renewal. Count backward from the renewal date by the notice period required in the lease (commonly 30–60 days) to identify the date by which notice must be served. For month-to-month tenancies, Texas Property Code §91.001 requires at least 30 days’ advance written notice.
4. Prepare the written rent increase notice: Texas law does not prescribe a form or specific language for rent increase notices. The notice should clearly state: (a) the tenant’s name and rental address; (b) the current rent amount; (c) the new rent amount; (d) the effective date of the increase; (e) the applicable renewal or modification terms if a full lease renewal is being offered.
5. Serve the notice with proof of delivery: deliver the notice in a manner that creates proof of receipt. Options include: hand delivery with a signed acknowledgment; email with delivery and read confirmation requested; certified mail with return receipt; or per the service method specified in the lease. Avoid relying solely on a text message or oral notice.
6. Confirm the tenant’s response before the effective date: allow sufficient time for the tenant to accept the new rent, renegotiate, or provide notice of non-renewal. If the tenant does not respond, document your follow-up communications.
7. Update the lease or execute a lease addendum: at renewal, execute a new lease agreement or a written addendum to the existing lease documenting the new rent amount and term. Oral rent modifications are technically valid under Texas law but create evidentiary problems. A signed writing is best practice.
8. Retain documentation in the tenant file: file copies of the original notice, proof of service, the tenant’s response (if any), the executed new lease or addendum, and the market comparable data. Retain these records for at least 4 years (the Texas statute of limitations for contract claims is 4 years under Texas Civil Practice & Remedies Code §16.004).

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