A lease is a 12-month commitment to thousands of dollars and the place you'll come home to every day. It deserves more thought than most people give it.
This guide walks through what to do before, during, and after the lease — so you don't end up locked into a place you regret.
Before you start touring
Know your budget honestly
The traditional rule is rent should be no more than 30% of gross monthly income. In Houston, with no state income tax but rising insurance and utility costs, I tell renters to aim closer to 25-28% if they can. Leave room for utilities, renters insurance, parking, pet fees, and the inevitable life expenses that don't fit neatly into a budget app.
Know your credit
Most Houston apartments require a credit score of 600+, with the nicer properties wanting 650+. Pull your credit before applying so there are no surprises. If you have past evictions, broken leases, or recent collections, address those directly with me before we start — there are properties that will work with you, and properties that absolutely won't.
Have your documents ready
- Government-issued ID
- Two most recent pay stubs (or 3 months of bank statements if self-employed)
- Offer letter if you're new to a job
- Reference contacts: previous landlord, employer
- Application fee — typically $50-100 per adult applicant
What to look for during tours
Tour at three different times if you can — weekday morning, evening, and a weekend afternoon. The property you see at 11am on a Tuesday is not the same property at 7pm on a Friday.
The unit itself
- Run every faucet — hot water pressure, cold water pressure, how long it takes to heat up
- Flush every toilet
- Test every outlet (bring a phone charger to plug in)
- Open and close every window — do they actually lock?
- Test the AC and heat at the thermostat — both should respond within 60 seconds
- Check water stains on ceilings (signs of upstairs leaks)
- Look for visible mold, especially around bathroom ceilings and under sinks
- Check cell signal in every room — some buildings have dead zones
- Note appliance age — old appliances mean repair requests in your future
The property
- Walk the parking lot at night if you can — is it well-lit?
- Check the laundry facilities (if shared) — are machines working, clean, accessible?
- Look at the common areas — pool, gym, mailroom. Are they maintained?
- Ask about pest control schedule (every Houston property should have one)
- Drive the surrounding streets at different times
- Notice noise: trains, freeways, airport flight paths, nearby bars
What the lease actually says
Read every page before you sign. Especially these sections:
Lease term and renewal
How long is the lease? What happens at renewal — month-to-month at a higher rate, or do they require a new 12-month commitment? What's the notice period if you want to leave (typically 60 days in Texas)?
Rent and fees
What's the actual all-in monthly cost? Base rent is rarely what you pay. Add:
- Pet rent and pet fees
- Parking fees (covered, assigned, reserved)
- Trash/valet trash service
- Pest control fee
- Amenity fees
- Utility billing service fees (yes, some properties charge a fee to bill you for utilities)
I've seen base rents of $1,400 turn into $1,750 all-in. Always ask for the total.
Security deposit terms
Houston deposits typically run from $0 (with deposit alternative insurance) up to one month's rent. Critical questions:
- How is it refunded — full refund minus damages, or non-refundable "fee"?
- What's the timeline for return after move-out? Texas law gives landlords 30 days.
- What constitutes "normal wear and tear" vs damage?
Maintenance and repairs
What's the response time guarantee? How are after-hours emergencies handled? Who pays for what (AC repairs, pest beyond regular treatment, appliance replacement)?
Break-lease clause
Life happens. What does it cost to leave early? Most Houston leases charge two months' rent as a break fee, but some are higher. Get this in writing before you sign — never after.
Red flags to walk away from
- "We need a decision today" — Pressure tactics are a sign of a property struggling to lease. A good property doesn't need to manipulate you into signing.
- Vague answers about specials — If a special exists, the leasing office should be able to show you the math in writing. "It's complicated" usually means "it's not real."
- Cash-only deposits or fees — Always pay by check or card so there's a paper trail.
- Refusal to provide the lease in advance — A property that won't let you read the lease before sitting down to sign is hiding something. Always ask for a copy 24 hours before signing.
- Bad online reviews about deposit returns — Search the property name + "deposit" on Google. Patterns of complaints about withheld deposits are very telling.
- The unit "isn't ready" but they want you to sign — Never sign a lease for a unit you haven't toured in its final condition. Model units lie.
What renters insurance actually covers
Most Houston leases now require renters insurance — typically $15,000 in personal property coverage and $100,000 in liability. The good news: renters insurance is cheap ($10-20/month) and covers things you'd be devastated to lose: theft, fire damage, water damage from a burst pipe upstairs.
What it doesn't cover: flood damage. In Houston, that's a real risk. If you're in a flood-prone area, look into separate flood insurance through the NFIP — it's typically $20-40/month for renters.
Move-in day
- Walk the entire unit with the property manager BEFORE you sign anything on move-in day
- Document every existing flaw — scuffs, stains, scratches, damage — with photos AND on the move-in inspection form
- Photograph the meters and note utility account numbers
- Test all the things you tested on tour again — sometimes problems appear between tour and move-in
- Keep a copy of everything you sign in a folder (physical or digital)
Take 50+ photos of your unit on move-in day, timestamped. Save them somewhere you won't lose them. When you move out a year or two later and the property tries to charge you for damage that was already there, those photos are the only thing standing between you and a withheld deposit.
How I help, specifically
If you work with me as your apartment locator, here's what I actually do:
- Pre-qualify properties based on what you've told me you need — no wasted tours
- Pull current pricing and specials from my database, including off-the-website deals
- Flag complexes with poor management reputations before you tour them
- Coordinate tour times directly with leasing offices
- Review your lease before you sign and flag anything concerning
- Stay in touch through move-in to help with any issues that come up
And again — all of this is free for you. The properties pay me when you lease. You get the same rent either way; you might as well get the help.