Ed Neuhaus 
January 2026 brought a wave of form updates. Not just the IABS. Residential contracts, lease agreements, listing agreements. If you haven’t updated your templates, you’re using outdated documents.
And here’s the thing. There’s one paragraph change that’s going to cause more confusion than all the others combined. I’ll tell you which one.
A quick note: I’m not your broker (yet), and this isn’t legal advice. Always verify with your sponsoring broker and TREC directly before making changes to your practice. That said, if your broker isn’t walking you through this stuff, you might want to ask yourself why.
Lets go through every form change you need to know about.
The Big Picture on 2026 Form Updates
The form changes come from two sources: SB 1968 (the buyer representation law) and SB 38 (notice delivery and eviction procedures). TREC and Texas REALTORS updated their forms to reflect these legal changes.
The effective date for most changes is January 1, 2026. The Seller’s Temporary Residential Lease became mandatory on January 5, 2026. If you’re using any form dated before these effective dates, stop. Get the current versions.
Information About Brokerage Services (IABS)
I covered this in detail in my IABS form guide, but here’s the summary:
- New form numbers: TREC IABS 1-2 and TXR 2501
- All subagency language removed
- Written agreement requirements clarified
- Non-representation status explained
- Effective January 1, 2026
The old IABS is non-compliant. Use the new one.
Seller’s Temporary Residential Lease
The Seller’s Temporary Residential Lease (TREC 15-7, TXR 1910) became mandatory on January 5, 2026. This form is used when sellers need to stay in the property after closing.
Important: TREC 15-6 cannot be used after January 4, 2026. If you have any transactions where the seller is leasing back and you’re using the old form, you have a problem.
The updates to this form align with SB 38’s changes to notice delivery and eviction procedures.
Buyer’s Temporary Residential Lease
The Buyer’s Temporary Residential Lease (TXR 1911, TREC 16-7) also updated. Used when buyers take possession before closing. Same effective date requirements apply.
Paragraph 29: Notice Delivery Changes
Here’s the one that’s going to cause confusion. Paragraph 29 (Notices) in residential contracts has been updated.
The big change: email notice is now permitted if the parties agree to it in writing. This reflects SB 38’s modernization of notice delivery.
Fax has been removed as a communication option. About time. When’s the last time you actually faxed something?
Why will this cause confusion? Because agents will start relying on email without properly documenting the agreement to receive notices electronically. Email feels informal. “I sent it to their email” doesn’t prove they agreed to receive legal notices that way.
The agreement to receive email notices needs to be in writing. It needs to be clear. Don’t assume email is fine just because everyone uses email.
Listing Agreement Updates
The Residential Listing Agreement got several updates. I cover the full implications in my listing agreement guide, but here are the form changes:
Paragraph 5: Broker Compensation
Revised to comply with TREC housekeeping law effective January 1, 2026. The way compensation is disclosed and documented has been cleaned up.
Paragraph 15: Cooperation With Other Brokers
Subagency references removed. The old language about offering subagency to buyer’s agents is gone because subagency no longer exists in Texas.
This paragraph now focuses on how you’ll cooperate with buyer’s agents without the confusing subagency option.
What You Need to Do Now
Here’s your action checklist:
1. Update Your Form Templates
Check your transaction management system. Check your PDF templates. Check whatever you use to generate contracts. Make sure everything is updated to the January 2026 versions.
If you’re not sure, ask your broker. If your broker doesn’t know, that’s a red flag.
2. Understand the Effective Dates
- January 1, 2026: IABS, contract updates, most forms
- January 5, 2026: TREC 15-7 (Seller’s Temporary Lease) mandatory
If you have pending transactions, make sure you’re using the right forms for the right dates.
3. Retrain on the Changes
Reading about form changes isn’t the same as understanding them in context. Walk through the new forms. Understand why each change was made. Know how to explain the changes to clients.
4. Update Your Email Documentation Process
If you’re going to use email for notice delivery, get the agreement to do so documented properly. Build this into your intake process. Don’t assume.
Common Problems I’m Seeing
It’s been a month since these changes took effect. Here’s what’s going wrong:
Using Old Forms
I’ve seen agents pull contracts from old template folders. Using the wrong form version isn’t just sloppy. It can create legal issues if there’s ever a dispute about what the contract terms were.
Not Explaining Changes to Clients
Clients notice when forms look different. They ask questions. If you can’t explain why the IABS changed or what happened to the subagency language, you look unprepared.
Assuming Email is Automatic
Just because email is now an option doesn’t mean it’s automatically acceptable. The agreement has to be there. Document it.
Ignoring the Transition Dates
Transactions that started before January 2026 might have different form requirements than transactions starting after. Know the rules for your specific situations.
Where to Get Current Forms
TREC forms are available on the TREC website. TXR forms are available through your Texas REALTORS membership portal. Your transaction management system should have updated versions if your broker keeps things current.
Don’t download forms from random websites. Make sure you’re getting them from official sources.
Ed’s Take
Form changes are tedious. I get it. But using the right forms correctly is basic professional competence. It’s not optional.
The agents who take time to understand these changes will be more confident in their practice. The agents who ignore the updates will eventually have a problem. Maybe a client question they can’t answer. Maybe a transaction issue because they used the wrong form. Maybe worse.
At Neuhaus Realty Group, we updated our systems before January 1. Our agents had training on every form change. They know what changed and why. That’s the standard.
Questions?
Form updates aren’t glamorous, but they matter. If you’re unsure whether you’re using current forms or how to handle the transition, your broker should be helping you.
Have questions about specific form changes or how to implement them? Reach out to me. I’m happy to point you in the right direction, even if you’re not one of my agents. Yet.
