When does a Texas residential warranty select six years instead of ten?

Identify the subsection (a-4) residence, including the stated dwelling, townhouse, egress and accessory-structure limits.

Establish the contractor cross-reference and obtain the actual written warranty.

Verify all three subsection (a-3) minimum categories, substantial completion and any written claim or last-year harm.

1. Identify the subsection (a-4) residence, including the stated dwelling, townhouse, egress and accessory-structure limits.
2. Government Code 311.005(12) defines a year as twelve consecutive months. Section 311.014 supplies statutory computation. Select the actual statutory branch and establish every required event before applying a year count. Select six years only after verifying the complete warranty and covered residence. Subsection (c)(2) treats subsection (a-2) presentation relief as one year, not two.
3. The single six-year preset cannot verify the residence, contractor and three warranty categories or select presentation and last-year-harm relief.

Section 16.072 extends its statutory suit-filing period when the last day is a Saturday, Sunday or holiday to the next day county offices are open for business. Establish the actual county calendar. This guide does not determine a court filing hour or automatically apply that treatment to another act.

The single six-year preset cannot verify the residence, contractor and three warranty categories or select presentation and last-year-harm relief.

All warranty minimums

Subsection (a-3) requires at least one year for workmanship and materials, two years for plumbing, electrical, heating and air-conditioning delivery systems, and six years for major structural components.

Residence and contractor

Subsection (a-4) supplies its residence definition and refers contractor to Property Code 27.001. This guide does not resolve the separate contractor definition or disputed building classification.

Timely written claim

Subsection (c) requires presenting the actual written claim during the applicable period. It specifies two years from presentation for subsection (a), but one year for subsections (a-1) and (a-2). Do not assume every residential or governmental claim gets two years.

Last-year injury relief

Section 16.009(d) permits suit within two years after accrual if damage, injury or death occurs during the last year of the applicable period. Establish that actual occurrence window and accrual separately.

Express exclusions from the bar

Section 16.009(e) preserves its specified longer written warranty, guaranty or contract, claims against a person in actual possession or control when harm occurs, and wilful misconduct or fraudulent concealment. This guide does not decide whether facts satisfy an exclusion.

Other limitations remain independent

Section 16.009(f) does not extend or affect another state-law period for bringing an action. A repose endpoint alone does not establish timely suit.

Governing edition

The retained history identifies the residential amendments effective June 9, 2023. Current consolidated text does not itself establish application to every older contract or improvement.

• This statutory-text review does not decide disputed facts, accrual, title, retrospective application or a court holding.

• Identify the subsection (a-4) residence, including the stated dwelling, townhouse, egress and accessory-structure limits.
• Establish the contractor cross-reference and obtain the actual written warranty.
• Verify all three subsection (a-3) minimum categories, substantial completion and any written claim or last-year harm.
• Subsection (a-3) requires at least one year for workmanship and materials, two years for plumbing, electrical, heating and air-conditioning delivery systems, and six years for major structural components.
• Subsection (a-4) supplies its residence definition and refers contractor to Property Code 27.001. This guide does not resolve the separate contractor definition or disputed building classification.
• Subsection (c) requires presenting the actual written claim during the applicable period. It specifies two years from presentation for subsection (a), but one year for subsections (a-1) and (a-2). Do not assume every residential or governmental claim gets two years.
• Section 16.009(d) permits suit within two years after accrual if damage, injury or death occurs during the last year of the applicable period. Establish that actual occurrence window and accrual separately.
• Section 16.009(e) preserves its specified longer written warranty, guaranty or contract, claims against a person in actual possession or control when harm occurs, and wilful misconduct or fraudulent concealment. This guide does not decide whether facts satisfy an exclusion.
• Section 16.009(f) does not extend or affect another state-law period for bringing an action. A repose endpoint alone does not establish timely suit.
• The retained history identifies the residential amendments effective June 9, 2023. Current consolidated text does not itself establish application to every older contract or improvement.
• Preserve evidence of the act the statute actually requires. If suit is required, establish the proper court, filing method and applicable instructions. If recording or notice is required, establish its separate recipient and completion requirements. This guide supplies no unverified filing cutoff.