What Was the Texas Eviction Diversion Program (TEDP)?

The Texas Eviction Diversion Program (TEDP) was a COVID-era experiment that ran from 2021 to 2023. It was the only time in Texas history when eviction records could be officially sealed. Understanding what it was — and why it can’t come back — helps renters focus on realistic paths forward.

What TEDP did

TEDP was administered by the Texas Department of Housing and Community Affairs (TDHCA) using federal Emergency Rental Assistance Program (ERAP) funds. The program:

• Paid past-due rent directly to landlords for qualifying tenants
• Diverted eligible cases from JP court eviction dockets to the program
• Sealed the eviction records of participants who completed the program
• Provided legal aid connections and tenant support

By program close in 2023, TEDP had processed over 25,000 applicants and distributed more than $243 million in rental assistance.

Why TEDP mattered

For 24 months, Texas renters facing eviction had a real path to keep their housing AND avoid a permanent public record. Screening reports for TEDP-completed participants show no eviction filing — a complete reset.

This was unique. Texas has no other legal mechanism to seal eviction records. TRCP Rule 76a keeps court records permanent public record. TEDP was the exception.

Why TEDP is over

Federal funds ran out. ERAP was a COVID-era one-time appropriation. When it was spent, the program ended. There’s no federal replacement.

Texas didn’t create state-level funding. Some states supplemented federal ERAP with state dollars. Texas did not.

SB 38 blocks recreation. Effective January 1, 2026, SB 38 explicitly prohibits the Governor or Texas Supreme Court from suspending or modifying eviction procedures during emergencies. This means a program like TEDP cannot be recreated under current law without new legislation from the Texas Legislature.

If you participated in TEDP

Renters who completed TEDP typically had their eviction records sealed. If you completed TEDP but your eviction still appears on screening reports:

1. Verify your TEDP completion with TDHCA records
2. Check the JP court where your case was heard — the sealing should be reflected there
3. If not sealed at the court level, contact the JP court clerk about the discrepancy
4. File FCRA disputes with screening companies attaching your TEDP completion documentation

Our dispute guide walks through the process.

Alternatives to TEDP now

Rental assistance (limited): Some Texas cities and counties still offer small emergency rental assistance funds via local nonprofits. Availability is limited and turns over fast. Search “[your county] emergency rental assistance” for current options.

Legal aid for eviction defense: Texas Legal Services Center (855-270-7655), Texas RioGrande Legal Aid, Lone Star Legal Aid, and local legal aid clinics provide free eviction defense.

BASTA (Austin): tenant rights organization; may have specific programs for Austin renters.

Direct landlord negotiation: some landlords will accept a payment plan, partial payment, or lease exit in lieu of eviction — often better for both parties than a full court case.

None of these seal records. All are worth pursuing if you’re facing eviction now.

For renters already with a filing on record

If your eviction was filed before or after the TEDP window, and wasn’t sealed through the program, the standard placement path applies:

1. Understand your record (see our check history guide)
2. Pay balance if possible (see our pay off guide)
3. Target properties that approve your case (see our scenario services)
4. Wait for the FCRA 7-year window (see our record duration guide)

Will TEDP or something similar ever return?

Unlikely under current law. Would require:

1. Texas Legislature passing new legislation authorizing eviction sealing
2. Or federal legislation preempting SB 38 restrictions
3. Or a new source of large-scale rental assistance funding

There’s no announced legislative effort as of publication. Renters shouldn’t wait for a program that isn’t coming — pursue the placement paths that exist now.

The bottom line

TEDP was real, worked for many renters, and is now permanently over. Don’t let anyone selling “TEDP application services” or “TEDP sealing” take your money — the program is closed. Focus on the current tools: FCRA disputes for record errors, paying balances where possible, and targeting properties that actually approve renters with evictions.

Ready to see who approves your file? Fill out the form on our home page.

This guide is not legal advice. For legal help with your eviction record, consult a Texas legal aid organization.