Ed 
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 If you haven’t updated your templates, you’re using outdated documents.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 a couple of sources: SB 1968 (the buyer representation law that removes subagency from TRELA) and SB 38 (the eviction reform law that reworked landlord-tenant notice 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
- A new paragraph explaining when a written agreement is required when working with a prospective buyer
- A new paragraph explaining when a license holder can show property without representing the buyer or tenant
- Mandatory January 1, 2026
The old IABS 1-1 is non-compliant after December 31, 2025. 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 big substantive update is that the form no longer references the Landlord delivering the Floodplain and Flood Notice, since a 2025 law change exempts temporary and short-term leases from that notice requirement.
Buyer’s Temporary Residential Lease
The Buyer’s Temporary Residential Lease (TXR 1911, TREC 16-7) also updated and became mandatory January 5, 2026. It replaces TREC 16-6, which cannot be used after January 4, 2026. Used when buyers take possession before closing.
Paragraph 21: Notices in the Contract
Here’s the one that trips people up. Notices in the One to Four Family Residential Contract live in Paragraph 21. Not 29, not somewhere new. Paragraph 21, same as it has been.
And here’s the part I see agents get wrong all the time. Fax was NOT removed from the sales contract. Paragraph 21 still says notices are effective when “mailed to, hand-delivered at, or transmitted by fax or electronic transmission.” The contact fields read “E-mail/Fax” together. So if somebody tells you fax is gone from the contract, they’re thinking of a different form.
The form that actually dropped the fax line is the residential lease (the TXR 2001 Residential Lease), where Paragraph 29 Notices was renumbered and updated to permit email notice if the parties agree in writing, and the blank for fax number was removed. That lease change is the one tied to SB 38 and the revised eviction procedures. Two different documents, two different rules. Mix them up in front of a client and you look unprepared.
Why does this cause confusion? Because agents hear “email notice” and “fax is gone” floating around and assume it all applies to the sales contract. It doesn’t. Know which form you’re holding.
And on the lease side, 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 Real Estate Listing Agreement, Exclusive Right to Sell (TXR 1101) got several updates. I cover the full implications in my listing agreement guide, but here are the form changes:
Broker Compensation
The way compensation is disclosed and documented was cleaned up to comply with the TREC housekeeping law effective January 1, 2026.
Subagency Removed from 5A
The old reference to subagent in Section 5A is gone, to bring the form into compliance with SB 1968 and the removal of subagency from TRELA. Texas REALTORS also added the T-47.1 Declaration as an option in Section 19D and capitalized defined terms throughout.
The takeaway is simple: the old language about offering subagency to buyer’s agents is gone because subagency no longer exists in Texas.
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, listing agreement updates, most forms
- January 5, 2026: TREC 15-7 and TREC 16-7 (temporary leases) 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. Know Which Form the Notice Rule Applies To
If you’re going to lean on email for notice delivery, know that the email-notice option lives in the lease, and the agreement to use it has to be in writing. The sales contract still uses the same Paragraph 21 it always has. Don’t blur the two.
Common Problems I’m Seeing
It’s been a few months 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.
Confusing the Lease Rules With the Contract Rules
This is the big one. The email-notice and fax changes are on the residential lease, not the sales contract. If you tell a buyer that fax is gone from their One to Four Family contract, you’re wrong, and it’s the kind of wrong that erodes trust fast.
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.
This is one piece of a much bigger picture. For a complete overview, see my guide to all 2026 Texas real estate law changes.
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.
