Andrew Chavis

Andrew Chavis Century 21 Alliance Properties
AllPantherProperties.com
AndrewChavis.com
Realtor

Move-out disputes are blowing up the landlord forums this week, and the Texas ones all rhyme. Here's the mistake that co...
06/04/2026

Move-out disputes are blowing up the landlord forums this week, and the Texas ones all rhyme. Here's the mistake that costs DIY landlords the most — and almost nobody sees it coming.

Tenant moves out. Place is rough — scuffed walls, busted blind, tired carpet. Landlord keeps the deposit. They damaged it, so it's fair, right?

Not how Texas works.

The deposit isn't automatically yours just because there's damage. The Property Code gives you 30 days from the day they hand back the keys to either refund it or mail a written, itemized list of every deduction. Miss that window and the law presumes you acted in bad faith.

Bad faith is pricey: you can owe $100, three times what you wrongly kept, plus the tenant's attorney's fees. You also can't charge for normal wear and tear — only real damage. And the kicker for anyone eyeing small claims: if you didn't itemize on time, you can lose the right to sue the tenant for that damage at all.

So the landlord who thought he was owed money — no move-in photos, no paper trail? He's the one cutting a check.

This is the unsexy core of property management. Document condition at move-in, hit the 30-day clock, itemize by the book — and small claims rarely even comes up.

Got a move-out coming and you're not sure what you can legally keep? Worth a conversation before you touch that deposit.

For four years the story never changed: find a house you like, write a clean offer, lose to a cash buyer or an investor ...
06/02/2026

For four years the story never changed: find a house you like, write a clean offer, lose to a cash buyer or an investor who waived everything.

That's quietly breaking. Cash buyers just hit their lowest March share since 2020 (28.8%). Investor purchases — lowest level since 2020, down to 19% (Redfin). The two groups that kept outbidding regular buyers are stepping back.

Strip them out and look at who's left: people buying with a mortgage. Homes here are taking around 55 days to sell (Redfin) — the ones sitting longest are where you've got room to negotiate.

The catch, and I won't pretend otherwise: rates are still ~6.53% and ticked UP (Freddie Mac). Not a crash. Just less competition — for the buyer who can carry the rate and plans to stay.

Full breakdown drops Thursday on TAR(RENT). If you've been getting beat, let's talk before then.

Buying an older rental because it “has good bones” is great… as long as you know what the wiring looks like.Most first‑t...
06/01/2026

Buying an older rental because it “has good bones” is great… as long as you know what the wiring looks like.

Most first‑time landlords focus on paint and flooring. The stuff that bites later is inside the panel and behind the drywall.

Here’s what I worry about in older homes:

Mixed‑era wiring. Newer circuits layered on top of older runs and mystery add‑ons nobody has really traced.

Tired panels on modern loads. Panels that were “fine” decades ago now feeding today’s space heaters, window units, and everything else we plug in.

Insurance and safety questions. Certain wiring types and DIY work can make insurers nervous and future buyers walk.

“It turns on today” ≠ “I’m set for the next 10 years.”

#76179

Buying an older rental because it “has good bones” is great… as long as you know what the bones look like.Most first‑tim...
05/31/2026

Buying an older rental because it “has good bones” is great… as long as you know what the bones look like.

Most first‑time landlords hear “pre‑1978” and stop at lead paint.
Lead matters, but old plumbing and pressure issues are what quietly wreck a lot of budgets.

Here’s what I worry about in older homes around here:

Foundation movement vs. pipes.
When the slab shifts, the pipes running through or under it can crack, pull, or develop new stress points that eventually leak.

Old lines + high/static pressure.
Aging pipes and fittings under constant high pressure wear out faster at joints and weak spots, which means more leaks, bursts, and appliance failures over time.

“It works today” ≠ “I’m good for 10 years.”
A system can pass a basic inspection and still be one pressure spike or foundation shift away from a big plumbing bill.

#76179

Some tenant requests are easy yeses. Others are “change the house to fit my stuff,” and that’s where owners get stuck.He...
05/29/2026

Some tenant requests are easy yeses. Others are “change the house to fit my stuff,” and that’s where owners get stuck.

Here’s how I talk about modification requests with small rental owners:

Health & safety vs. preference
Landlords are responsible for conditions that affect health and safety. They are not required to re‑build a home around every appliance or preference a tenant brings in.

Structure vs. setup
Swapping a shower head or installing removable shelves is one thing. Cutting into walls, platforms, or built‑ins is another. Structural changes often require proper contractors and code/safety compliance, which can get expensive fast.

Clear expectations
The lease should spell out what changes are allowed, how requests are made, and when the tenant must pay for and/or reverse a change at move‑out.

Roofs in 76179 took a beating this season, and a lot of owners have no idea what’s actually going on up there.Recently, ...
05/28/2026

Roofs in 76179 took a beating this season, and a lot of owners have no idea what’s actually going on up there.

Recently, our team has:

Met with multiple adjusters on local properties

Reviewed roofer reports and storm‑damage photos

Seen an adjuster flag a roof because the decking looked too thin

Most owners never hear any of that. They just get: “Claim denied” or “Here’s your estimate,” and hope it’s right.

A few things we’re seeing in 76179 right now:

Not all hail or wind damage is obvious from the ground. Granule loss, lifted shingles, and flashing issues often hide until leaks show up later.

Roofers and insurance adjusters don’t always agree on what’s damaged or what needs to be replaced.

Older roofs, thin decking, and past patch jobs are where claims get messy and under‑scoped fast.

Our job in these situations is to make sure the owner isn’t the only one in the dark—to help translate what the roofer and adjuster are actually saying and how it affects your property and your cash flow as a landlord.

If you own a home or rental in or around 76179 and you’re worried your roof might have been hit this season, reach out before you start guessing.

We can:

Look over the photos and reports you’re getting

Help you understand what your roofer and adjuster are telling you

Point you toward the right next step so you don’t overreact or ignore a real issue

Send me a message or text me and I’ll tell you honestly if it sounds like you need a closer look or if you’re probably fine.

This week's number in 76179 is $2,350 median rent.That is not just trivia. It changes the math for owners dealing with s...
05/26/2026

This week's number in 76179 is $2,350 median rent.

That is not just trivia. It changes the math for owners dealing with sticker shock when they see Azle or Springtown comps and start second-guessing their price.

My read: 76179 isn't overpriced—it's just a different market. You're $600–$900/month higher than Azle or Springtown because you're closer to Alliance, the commute to North Dallas is manageable, and most of the housing stock is newer. If you're comparing your 76179 house to an Azle listing and wondering if you're asking too much, you're looking at the wrong neighborhood.

Sitting on a vacancy in 76179 and not sure whether to hold your number or drop $100 to get it filled? Let's talk. I pull this data every week and can tell you exactly what actually leased last month—not what Zillow thinks it's worth.

Source: SIGNAL v2 · Rent: RentCast · Sales: NTREIS · Methodology: andrewchavis.com/signal/methodology

Honoring the men and women who never came home. Forever grateful for their sacrifice, and for the families who carry tha...
05/25/2026

Honoring the men and women who never came home.
Forever grateful for their sacrifice, and for the families who carry that weight every day.

“On‑base or off‑base?” sounds like a clean choice. In practice, it’s a trade‑off every time.On‑base can mean a tighter c...
05/24/2026

“On‑base or off‑base?” sounds like a clean choice. In practice, it’s a trade‑off every time.

On‑base can mean a tighter community and a shorter commute, but maybe less space or fewer options. Off‑base can mean schools or neighborhoods that fit better, but usually with more time in the car and more money on the line.

The decision isn’t just about where you sleep. It touches kids’ routines, partner work schedules, support systems, and how often you’re going to be packing boxes again.

Most families aren’t chasing perfect — they’re choosing the version of “good enough” that works for this set of orders.

All week we’ve talked about the heavier side of moving, especially for military families who do it more than most.Today ...
05/23/2026

All week we’ve talked about the heavier side of moving, especially for military families who do it more than most.

Today is just about small wins—your own mug, your own couch, your own little corner of the world for a minute.

Address

120 West McLeroy Boulevard
Saginaw, TX
76179

Website

https://andrewchavis.sites.c21.homes/, http://AndrewChavis.com/

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