Legal – Houstonius

Texas Governor Greg Abbott signed two key anti-squatting laws passed by the Texas Legislature: Senate Bill 38 and Senate Bill 1333. These measures aim to close legal loopholes, accelerate property recovery for owners, and eliminate long civil court delays when removing unauthorized occupants.

A

by Lauren Wellbank

Tue, September 8, 2026 at 7:00 AM CDT

Image Credit: New York Post / Facebook.

Key takeaways – Powered by Yahoo Scout. Yahoo is using AI to generate key points from this article. This means the info may not always match what’s in the article. Reporting mistakes helps us improve the experience.

Heather Ruybal finally found out her fate when she stood before a judge on Aug. 31, 2026. The Texas woman had been charged with felony fraud as a nearly lifelong squatter, racking up dozens of evictions and thousands of dollars’ worth of property damage over the years.

According to the New York Post, it all came to a head in July when she was found guilty of the crimes, which stemmed from a 2023 incident where she wrote a bad check and used a fake name to lease a house. The judge was also able to take a 2018 conviction into consideration during sentencing, which led to much harsher punishment.

In the end, Ruybal was hit with the maximum sentence, as well as a hefty restitution payment, which adds up to tens of thousands of dollars.

Whether that feels like justice to the couple Ruybal was convicted of defrauding remains to be seen, especially considering everything they lost as a result of her crimes.

Convicted Squatter Lived Rent-Free at Landlord’s Expense

The Texas woman was convicted of renting a home from Jessica Davis under her late father Rayes Ruybal’s name. According to the New York Post, once she moved in, the squatter never made a payment to Davis, living in the home for free for several months. 

Once Davis was finally able to get her out of the property, she was left with a massive cleanup on her hands. “Both of the toilets are clogged with mounds of toilet paper and other seemingly fluids,” Davis told Fox News back in 2023. Sadly, Davis eventually lost the home after being unable to make the payments due to a lack of rental income.

The judge was able to use this story, as well as previous convictions across Texas and Denver, to enhance the sentencing. 

The Squatter Was Accused of Other Offenses Over the Years

It may be bad enough that Davis lost her home as a result of the lack of rental payments, but other former landlords have said that they were left with expensive cleanouts after dealing with the squatter as well. That includes a Colorado landlord who told Denver7 that her property was contaminated with methamphetamine after the squatter lived in her home back in 2024.

She is also accused of stealing more than $500,000 from her former employer in her role as a bookkeeper and payroll manager, according to the outlet. 

All States Have Some Sort of Squatters’ Rights

According to the American Apartment Owners Association, squatters’ rights (aka adverse possession) laws exist in every state. Unfortunately, stories like the one Davis shared are becoming more common, highlighting the importance of laws like this. 

Source: HCCO

Harris County’s New Property Alert System Could Give King Crossing Homeowners an Early Warning Against Deed Fraud

Katy / Fulshear  /  Katy / Fulshear

August 21 2026

For homeowners, few things are more unsettling than the idea that a document affecting their property could be filed without their knowledge. Harris County is preparing a new tool designed to give residents a better chance of finding out when that happens.

The Harris County Clerk’s Office is getting ready to launch its Property Alert System, or PAS, a free service that will notify enrolled users when a document is recorded under a name they have registered with the system.

For property owners in King Crossing, the service could provide something simple but important: earlier awareness when activity involving their name appears in Harris County’s real-property records.

The Harris County Clerk’s Office is already promoting the Property Alert System as “coming soon” on its website, including its Real Property and Public Records pages. As of Aug. 21, an enrollment page and official launch date had not yet been posted. 

How the Harris County Property Alert System Will Work

According to information released by the Harris County Clerk’s Office, residents who enroll will receive an alert whenever a document is recorded under their registered name.

That notification gives a property owner an opportunity to review the filing and determine whether it is something they recognize.

To improve the accuracy of those alerts, the Clerk’s Office plans to encourage residents to register all variations of their names. That could be particularly important for someone whose name may appear differently on property records — for example, with or without a middle name, middle initial or other variation.

The system is intended to help identify possible property deed fraud, which can occur when someone fraudulently records documents such as deeds or liens without the legitimate property owner’s knowledge.

Harris County’s Real Property Department is responsible for recording documents related to real estate in the county, while its Public Records Department maintains and assists residents with accessing land records. Harris County’s collection of land records stretches back to the Republic of Texas in 1836. 

An Alert — Not a Lock on a Property

There is an important distinction for homeowners to understand: PAS is an alert system, not a mechanism that prevents a document from being recorded.

The service is designed to tell a registered user that a filing has occurred so the property owner can review it and, if necessary, take action.

That matters because the Harris County Clerk’s Office has what it describes as a ministerial duty to accept documents for recording when state law authorizes, requires or permits them to be filed.

In practical terms, the Property Alert System adds another way for residents to keep an eye on the public record rather than assuming they will automatically know when something has been filed.

For a King Crossing homeowner who recognizes the document, the alert may simply provide reassurance. Someone who does not recognize a deed, lien or other filing, however, would have an opportunity to investigate sooner.

PAS itself will not determine whether a document is legitimate or fraudulent.

Why Early Notice of Deed Fraud Matters

Property fraud can become especially complicated when it goes unnoticed.

A fraudulent filing may raise questions about ownership, create title problems or require legal action to untangle. An alert does not eliminate those risks, but learning about an unfamiliar filing quickly can give a homeowner an opportunity to begin checking what happened rather than discovering the issue much later.

That is one reason property fraud alert services have become an increasingly useful consumer-protection tool at county clerk offices.

Harris County has not historically offered such a system. Reporting on deed-theft prevention in the Houston area previously noted that neighboring counties already had property fraud notification services while Harris County did not. 

The upcoming PAS changes that picture for homeowners in the state’s most populous county.

What Residents Should Do If an Alert Looks Suspicious

An alert should be treated as a notification to review a filing — not proof that a crime has occurred.

The Harris County Clerk’s Office advises anyone who suspects fraudulent activity to contact law enforcement and seek legal guidance.

Residents can also use the Clerk’s existing records services to research documents affecting Harris County real estate. The office’s online real-property search provides access to recorded information, and its Public Records Department assists residents looking for land records and copies of documents. 

The Real Property Department can be reached at 713-274-8680, while the Public Records Department can be reached at 713-274-6390. 

What Happens Next

For now, King Crossing property owners do not need to sign up because enrollment has not yet opened.

Harris County residents should watch the Harris County Clerk’s Office website at cclerk.hctx.net for the official launch announcement and enrollment instructions. The Clerk’s Office has not yet published a specific launch date on its website, although “Coming Soon: Property Alert System” is now displayed prominently across several HCCO pages. 

Once registration opens, residents will want to pay close attention to the instructions for entering their names and should consider including every name variation recommended by the Clerk’s Office.

For homeowners who already keep tabs on tax records, insurance documents and home maintenance, PAS will add another piece to that routine: watching the public records that can affect one of a family’s largest investments.

My Neighborhood News will continue following the Harris County Property Alert System and share enrollment details when the Clerk’s Office announces the official launch.

By Tiffany Krenek, My Neighborhood News 

Tiffany Krenek has been on the My Neighborhood News team since August 2021. She is passionate about curating and sharing content that enriches the lives of our readers in a personal, meaningful way. A loving mother and wife, Tiffany and her family live in the West Houston/Cypress region.

Starting January 1, 2026, real estate brokers in Texas are legally mandated to secure a written agreement before showing a residential property to a potential buyer.

This regulation, established by the Texas Occupations Code, ensures that the relationship between the agent and the client is clearly defined prior to any tours.

Depending on whether the broker is representing the individual or simply providing access, they must utilize specific 

Texas REALTORS® forms to remain compliant. Every agreement is required to

explicitly state the services provided,

a specific termination date,

and the negotiable nature of commissions.

By formalizing these terms early, the law protects both parties by clarifying exclusivity and compensation expectations.

These guidelines serve as a vital framework for professional conduct and regulatory adherence within the Texas housing market.

Click here – to download the short form for Buyer Rep Agreement to see any home.

What are the key changes in the HUD memorandum?

According to the provided sources, the HUD memorandum issued on May 22 introduces several shifts in how assistance animal accommodation requests are handled, even though the core legal framework remains the same.

The key changes highlighted in the memorandum include:

What Has Not Changed

It is important to note that the memorandum does not change the underlying law. The following elements remain stable:

In summary, while the legal protections for persons with disabilities remain intact, the operational interpretation and enforcement strategies used by HUD are the primary areas of change.

What is the impact of training and tasks guidance?

The guidance regarding training and tasks represents a significant shift in HUD’s enforcement interpretation and is a primary driver of the current period of “Policy Uncertainty” (2025–2026) for housing providers.

Based on the sources, the impact of this new guidance includes:

While these discussions around training and tasks are changing HUD’s interpretation, the sources emphasize that the Fair Housing Act (FHA) itself remains stable, and the requirement for case-by-case evaluations has not changed.

What documentation can be required from applicants under new guidance?

Under the new guidance and the current period of “Policy Uncertainty” (2025–2026), the specific documentation requirements for assistance animals are shifting, though the goal remains to verify the legitimate need for an accommodation.

Based on the sources, housing providers can require documentation that addresses the following:

Guidance on Unreliable Documentation

The sources highlight that housing providers should be cautious of certain types of documentation that may not meet the necessary criteria:

Because HUD is reporting the withdrawal of some previous guidance, the sources suggest that housing teams must focus on maintaining consistent and defensible processes for evaluating this documentation to manage increased operational risk.

What is the impact of the Interactive Process?

The Interactive Process serves as a critical framework for evaluating assistance animal requests, particularly during the current period of policy uncertainty. According to the sources, its impact is primarily seen in how it facilitates verification and manages risk for housing providers.

The key impacts of the Interactive Process include:

In essence, the Interactive Process moves the evaluation from a simple document check to an active engagement that ensures only those with legitimate, verified needs receive the accommodation.

Can pet rent be charged for assistance animals?

Based on the sources, the answer depends on whether the animal is a verified assistance animal or is determined to be a pet through the evaluation process.

Under the Fair Housing Act (FHA), which the sources emphasize has remained stable despite new HUD guidance, the following rules apply:

In summary, as long as the animal meets the criteria for an assistance animal under the stable FHA framework, it is exempt from pet rent. This remains a top concern for housing teams, which is why the sources recommend maintaining a consistent and defensible process for evaluating every request.

How should housing teams evaluate requests for multiple assistance animals?

Housing teams should evaluate requests for multiple assistance animals by applying a Reasonableness Test based on HUD guidance to determine the validity of the requests. According to the sources, there are four primary criteria and common concerns for housing teams to consider:

By focusing on these criteria, housing teams can manage the increased legal variability of the current “Policy Uncertainty” period while ensuring they remain in defensible compliance.

What is the Reasonableness Test for multiple animal requests?

Explain the difference between the 2020 and 2025 standards.

How can teams identify fraud during the Interactive Pro

The U.S. Department of Housing and Urban Development no longer requires landlords to waive pet policies for untrained emotional support animals.

HUD has determined that requests to waive pet policies for animals trained to perform specific disability-related services are reasonable, but requests to waive pet policies for untrained ESAs are not. HUD no longer expects housing providers to extend accommodations intended for trained assistance animals to untrained ESAs.

HUD will only investigate cases involving animals trained to provide disability-related assistance. Untrained emotional support animals will no longer be considered exempt from pet fees in rental property.

The Americans with Disabilities Act defines a service animal as “individually trained to do work or perform tasks for the benefit of an individual with a disability, including a physical, sensory, psychiatric, intellectual, or other mental disability.” To be a service animal, the tasks performed by the animal “must be directly related” to the disability. Providing emotional support, well-being, comfort, or companionship do not constitute work or tasks for the purposes of this definition.

Going forward, HUD will use the training component of the ADA’s definition for service animals to assess animal-related reasonable accommodation complaints under the Fair Housing Act. Defining an assistance animal as an animal trained to assist with a disability is the best guarantee of evenhanded enforcement of the Fair Housing Act.

Absent guidance from federal or state authorities, Texas REALTORS® recommends a measured approach to working with tenants with ESAs. A lease is a legally binding document, so landlords may not immediately charge a tenant a pet fee or pet deposit if the lease already states none is required. Texas REALTORS® will continue to monitor HUD’s guidance but in the meantime property managers and landlords with questions about making changes to leases based on this guidance should speak with legal counsel who can advise them on the best way to proceed.

Produced at the Poodle Ranch

concerning emotional support animals, are landlords given exceptions under FHA rules, if the building only has 4 apartments

Yes, under the federal Fair Housing Act (FHA), there is a specific exception that can apply to buildings with four or fewer units. This is commonly known as the “Mrs. Murphy Exemption.”

However, the exception only applies if certain criteria are met. Here is the breakdown:

1. The “Mrs. Murphy” Exemption

A landlord is generally exempt from the FHA’s requirements regarding Emotional Support Animals (ESAs) if:

2. When the Exemption Does NOT Apply

Even if the building only has four units, the landlord must still follow FHA rules (meaning they must allow a documented ESA) if:

3. Texas-Specific Considerations

In Texas, state law generally mirrors the federal FHA. While the federal “Mrs. Murphy” rule provides a shield for small, owner-occupied dwellings, it is important to note: