Texting tenants: consent and opt-out rules under the TCPA and carrier rules
If you send texts to tenants through software, get the tenant's consent first, keep a record of it, and stop texting when they reply STOP or ask in any other reasonable way. FCC rules require opt-outs to be honored within ten business days, and allow one short confirmation text. Marketing texts need written consent. Carrier guidelines add a confirmation message when someone opts in.
Which rules apply
Two sets of rules matter. The first is the federal Telephone Consumer Protection Act (TCPA) and the FCC rules under it, in 47 CFR 64.1200. The FCC has confirmed that a text sent using an autodialer counts as a call under the TCPA, as it notes in its 2024 order on revoking consent. The second set is the wireless industry's own guidelines, the CTIA Messaging Principles and Best Practices (May 2023), which carriers use to decide whether business texts get delivered.
Whether a particular texting tool counts as an autodialer under the law is a legal question, and some states have their own texting laws. This guide describes the federal rule and the carrier guidelines; check your state's law and ask an attorney about your setup.
Consent before you text
Under 47 CFR 64.1200(a)(1)(iii), calls made with an autodialer to a mobile number need the prior express consent of the person called, unless they are for emergency purposes. Under 64.1200(a)(2), calls that include an advertisement or are telemarketing need prior express written consent.
| Kind of text | Example | Consent to get |
|---|---|---|
| Conversational | Tenant texts you a question and you reply | CTIA treats this as implied consent |
| Informational | Rent reminders, repair updates, entry notices | Express consent: the tenant agrees to texts for that purpose |
| Promotional | A referral bonus offer, an ad for a vacant unit | Express written consent, such as a signed form or checked box |
The CTIA guidelines describe these three kinds and the consent each calls for. A practical way to get consent is a line in the lease or move-in form, with a box the tenant checks for texts, separate from the rest of the lease, naming what you will text about.
Keep a record of consent
CTIA asks message senders to keep, where applicable, the time consent was given, how it was given (web form, paper form, text keyword), the wording the person agreed to, the campaign it was for, the IP address, the phone number, and who consented. For a landlord, the signed move-in form or a screenshot of the opt-in, filed with the lease, covers most of that list.
CTIA also says that for recurring messages, the sender should first send a confirmation that names the program, gives a way to reach you (or HELP instructions), explains how to opt out, says the messages recur and how often, and states any fees.
Opt-out: STOP and every other way of saying it
Under 47 CFR 64.1200(a)(10), a person may revoke consent by any reasonable method. Replying "stop", "quit", "end", "revoke", "opt out", "cancel" or "unsubscribe" counts automatically. A reply in other words also counts if a reasonable person would read it as a request to stop. Revocation must be honored within a reasonable time, not more than ten business days, and you may not require one exclusive way to opt out.
Under 64.1200(a)(12), you may send one confirmation text that only confirms the opt-out, with no marketing. If it goes out within five minutes it is presumed to fall within the person's consent. CTIA likewise asks for one final opt-out confirmation and no further messages after it.
Example a made-up owner sends monthly rent reminders to 40 tenants. One month, 3 reply: "STOP", "stop pls" and "no more texts please". All 3 are revocations. Within five minutes, each gets one text: "You will not get more texts from Maple Court. Call 555-0100 for help." The owner marks the 3 numbers as opted out the same day, well inside ten business days, and 37 tenants stay on the list.
A simple policy for your buildings
- Ask for text consent in writing at move-in, on its own line, for informational messages only.
- Send a short confirmation when someone opts in, with how to opt out.
- End reminders with "Reply STOP to opt out".
- Treat any reply that asks you to stop as an opt-out, and record it the same day.
- Keep marketing out of tenant reminders. Offers need separate written consent.
- For calls and texts that are telephone solicitations, 64.1200(c)(1) also bars them before 8 a.m. or after 9 p.m. local time; keeping all texts within those hours is a sensible habit.
Remember that an opt-out from texts does not end your duty to give notices your lease or state law requires. Use mail or another method the tenant accepts for those.
How DoorKeeping approaches tenant messages
DoorKeeping gives no legal advice, and anything involving money or a legal step, such as a late fee or a notice, waits for your one-tap approval in your approvals queue. Your AI app can draft wording for you, but it cannot accept an approval. Every action is logged with who did it, so you have a record of what was approved and when.
Sources
- eCFR, 47 CFR 64.1200, Delivery restrictions, read Oct 29, 2026
- FCC, Report and Order FCC 24-24 on revoking consent (February 2024), read Oct 29, 2026
- CTIA, Messaging Principles and Best Practices (May 2023), read Oct 29, 2026
Questions
- Do I need consent to text my tenants?
- For texts sent with an autodialer, FCC rules require prior express consent, and written consent for marketing. Carrier guidelines also expect opt-in. Getting written consent at move-in covers most cases; ask an attorney about your setup.
- How fast must I stop texting after a tenant replies STOP?
- FCC rules say within a reasonable time not to exceed ten business days. Stopping the same day is the safer habit.
- Can I send a confirmation after someone opts out?
- Yes, one text that only confirms the opt-out and contains no marketing. If sent within five minutes, the FCC rule presumes it is within the person's consent.