Unmarried Couples Buying a House in Texas: Title, Mortgages & Legal Protections
Buying a house with someone you love—before marriage or without plans to marry—can be both practical and problematic. It’s also a legal act with lasting consequences for better or for worse. In Texas, the law protects spouses in ways that do not automatically apply to dating partners, fiancés, roommates, or relatives who buy property together. That gap doesn’t mean you shouldn’t buy but rather it means you should buy intentionally and with aforethought. Below is a practical, lawyer-written roadmap to help you structure the deal, protect contributions, and plan for the “what-ifs” that real life tends to deliver and sometimes derail.
Do you have to be married to buy a house together?
No. You can purchase property with anyone in Texas. But without the legal framework of marriage, you must build your own: clear title choices, tailored contracts, and coordinated estate planning. The work you do up front often determines whether a later dispute becomes a manageable paperwork exercise—or a multi-year real estate partition lawsuit resulting in a forced sale of your property.
How you take ownership sets the rules of ownership
Texas default co-ownership (absent special language) is tenancy in common (TIC). Each owner holds a separate, divisible share that passes through that owner’s estate when they die. If you want a survivorship outcome—where the surviving partner automatically takes the deceased partner’s share—you must say so in the deed.
- Joint tenancy with right of survivorship (JTWROS):
- Both own equally (unless the deed says otherwise) and the survivor automatically inherits the other’s interest. This avoids probate for that interest. It must be expressly created; it’s not assumed.
- Tenancy in common (TIC):
- Ownership shares can be unequal (e.g., 70/30). On death, a co-owner’s share goes to their heirs or devisees—not automatically to the surviving partner.
Practical Tip:
Decide title after you’ve agreed on how financial contributions will be handled, the clear exit terms defined (below), and
ensure the deed language matches your deal.
If you want unequal ownership, the deed should state percentages.
A Mortgage is not the Deed (and vice versa)
Lenders underwrite people, not just properties. Your loan and your title can be aligned or not aligned. You have flexibility in how your create both:
- Both on the note and deed: Mostly straightforward. Both are liable for the mortgage and both own the house.
- One on the note; both on the deed: Common when one borrower is stronger financially. The non-borrowing owner typically still signs the Deed of Trust to grant the lien against their interest. Your co-ownership agreement should spell out payment obligations and consequences for nonpayment.
- Only one on deed and note: Clean for the borrower, risky for the non-owner who contributes cash or sweat. If you intend to share equity, do
not rely on side texts or “we’ll figure it out later.”
Importantly, lenders consider both credit profiles when both borrow and the lower score of the two can drive the rate and terms. Discuss whether qualifying solo (with contributions documented separately) is more efficient than qualifying jointly. You can end up jointly owning a home, but paying a much higher interest rate than you otherwise would have.
Without Marriage, How Do You Protect Down Payments, Renovations, and Monthly Contributions in a Jointly Owned Home
Marriage creates statutory reimbursement rights; however, unmarried co-owners must create their own rights by contracts and agreements which cover all aspects of joint home ownership:
- Cohabitation Agreement + Co-Ownership Agreement (a/k/a TIC Agreement): The backbone document. It should cover contribution tracking (down payment, principal, taxes/insurance, capital improvements), percentage ownership, decision-making, buy-out rights, and dispute resolution.
- Promissory Note + Deed of Trust (between partners): If the more financially secure partner advances a larger share of the purchase price, secure it with a note and a Deed of Trust recorded against the property. That converts “I’ll pay you back” into a lien with priority and remedies. A Deed of Trust allows one party to foreclose in the event of a default.
- Capital Improvements Schedule: Identify and define what counts as an improvement (new roof, not a couch), who approves work, and how equity credit is calculated (actual cost, appraised value-add, or a formula). Capital improvements can be a very sticky contentious point if not clearly discussed.
- Operating Rules: Determine in advance who pays what monthly; how emergencies will be handled; what happens if someone misses a payment; late-cure rights between the co-owners; and whether a default triggers a buy-out option between the co-owners.
A well-drafted agreement prevents common and predicable flashpoint: one person wanting to sell while the other refuses; a partner moving out but insisting on half the appreciation; or a later claim that “my sweat equity counts the same as your cash.” By spelling out contributions, decision-making authority, occupancy rights, buy-out formulas, and sale triggers, you convert what would be costly uncertainty into predictable, enforceable outcomes.
Example: unequal down payment, equal monthly payments
Corey and Lexa buy a $500,000 home in the Dallas area. Corey contributes $100,000 down and Lexa contributes $20,000. They pay the mortgage 50/50.
A clear and fair structure may include the following:
- A Deed 60/40 TIC (Tenancy in Common) ownership (reflecting initial equity) or keep 50/50 but grant Corey a recorded $80,000 secured note;
- Track principal reduction monthly so each owner’s equity grows with their contributions;
- Provide a buy-out formula based on fair market value minus net debt and closing costs, with the first $80,000 (or the agreed credit) off the top to Corey before splitting the remainder per the deeded percentages.
This avoids the ambiguous “we’re 50/50 but I put more down so I should get more later” fight. Corey and Lexa may care for each other, but planning ahead is necessary to avoid the complex and expensive legal proceeding known as a partition.
A Partition - When Court is Required To Sell Your Home!
"When co-owners can’t agree on whether to keep, refinance, or sell a house, the law supplies a blunt instrument called partition. Think of partition as the court’s way of unwinding co-ownership: the judge first decides who owns what, then determines whether the property can be physically divided “in kind,” and—because a single-family home typically can’t be fairly split—orders a supervised sale with the proceeds distributed after credits, costs, and liens. You need a practical, lawyer’s-eye walkthrough of how that unfolds in Texas and what to expect at each stage of litigation." - Your Legal Team
Plan for Death, Disability, and Breakups (Before They Happen)
Love the house, but hate the reality? Stress-test the deal in advance! Address these common scenarios in writing: what happens when you die?; when there is a job loss or disability; a breakup or relocation?
- Death of an Owner: With TIC, a deceased owner’s share passes to their estate (which could mean their parents or siblings), not automatically to you. Solutions include JTWROS deed language or personal estate planning (e.g., a will or, for sole owners, a Transfer on Death Deed). Coordinate the deed with the estate plan so they don’t conflict.
- Disability or Job Loss of an Owner: Build in forbearance periods, temporary contribution shifts, and whether extra advances create a reimbursement right or change the ownership split.
- Breakup or Relocation: Establish a buy-out mechanism (appraisal method, timelines, who picks the appraiser, closing logistics) and a sale trigger if no buy-out occurs. Include a right of first refusal if one party wants to sell to a third party.
Note on “common-law marriage” in Texas: If you both agree to be married, cohabit, and hold out to others as married, a court could find an informal marriage, pulling your property into community-property analysis. If you intend to remain unmarried, your contracts should say so plainly.
What About Insurance on the Jointly Owned Home?
Both owners should be named insureds on the homeowners policy, and the personal-property and liability coverages should match your actual living arrangement. Because Texas homestead protections are powerful, make sure your lender paperwork and homestead exemptions mirror your living status and understand how those protections affect liens and potential forced sales. Do not skip title insurance; verify that the policy reflects your stated ownership percentages and any private liens, such as a partner-to-partner deed of trust.
Checklist for buying a property with someone without marriage
- Decide ownership percentages (now, not later).
- Choose TIC or JTWROS and put the exact language in the deed.
- Sign a Cohabitation/Co-Ownership Agreement covering contributions, decision-making, buy-outs, and dispute resolution.
- If contributions are unequal, record a promissory note + deed of trust or state unequal deed percentages.
- Coordinate estate planning (wills; consider TODD where appropriate) with the deed choice.
- Align lender documents, title insurance, homestead, and homeowners insurance with your plan.
What is a TIC or JTWROS?
TIC (Tenancy in Common) is the default form of co-ownership in Texas when a deed is silent. Each owner holds a separate, undivided share (percentages can be unequal), and that share is inheritable—it passes by will or intestacy to the owner’s heirs. Any co-owner can sell or encumber their share (and, if push comes to shove, ask a court to partition/sell the property).
JTWROS (Joint Tenancy With Right of Survivorship) is co-ownership that includes an automatic transfer on death: when one owner dies, the survivor(s) take that owner’s interest outside probate. It must be expressly created in the deed with survivorship language; Texas does not presume survivorship. A JTWROS interest generally can’t be left to someone else by will, and either owner can typically sever it (which converts it to a TIC) by conveying their interest or by agreement.
Rule of thumb:
Choose TIC if you want unequal ownership or for your share to go to your heirs. Choose JTWROS if your priority is probate avoidance and ensuring the other co-owner automatically takes the property at death. If you’re married, ask about the Texas variant “community property with right of survivorship.”
Can we both be on the deed if only one of us is on the mortgage?
Yes. Just be sure your co-ownership agreement explains payment duties and what happens if the borrower defaults.
If my partner dies without a will, do I automatically get the house?
Not unless your deed includes survivorship rights (JTWROS). Otherwise, their share passes through their estate to heirs under Texas law.
I’m paying all renovations—do I “own more”?
Only if your documents say so. Use a written improvement credit or a secured note to convert extra cash into equity or reimbursement.
What if one of us wants to sell and the other refuses?
Partition is possible but very unpleasant. A buy-out deadline, appraisal process, and sale trigger in your agreement keeps this out of court.
Will our arrangement affect homestead protections or taxes?
Coordinate homestead filings and confirm your insurance and exemptions reflect who lives there and how title is held.
At Wilson Whitaker Rynell, our family attorneys guide you through every step of your case with the expertise and compassion you deserve. From the first call to final orders, we focus on clear communication, practical strategy, and protecting what matters most to you.
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