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Can I Text Homeowners About Buying Their House? Texting Rules for Investors
By FlipProperties Editorial TeamPublished October 22, 2026Updated October 22, 2026PropStream figures checked October 2026
Yes, but texts are treated like phone calls under federal law, so the same Do-Not-Call, hours and consent rules apply, plus a few rules that are specific to texting. Some states, like Florida, go further. Here's what the rules say, with sources.
We are not lawyers, and this is not legal advice. FlipProperties is not a law firm. This page summarizes federal rules and one state's law as we read them on October 22, 2026. Rules change and have exceptions we don't cover. Do your own due diligence and talk to a licensed attorney before you start a texting campaign.
FlipProperties is a PropStream affiliate partner. We may earn a commission if you sign up through our links, at no cost to you.
8am–9pm
Federal calling window, in the recipient's time zone
10
Business days to honor an opt-out
$500
Per violation in private lawsuits, up to triple if willful
The federal texting rules
| Rule | What it means for texting | Source |
|---|---|---|
| Texts count as calls | The federal calling rules apply to text messages too. | 47 CFR 64.1200 |
| Do-Not-Call | Scrub your list against the National Do Not Call Registry before you text. | 47 CFR 64.1200 |
| Hours | Send solicitations only between 8 a.m. and 9 p.m. in the recipient's local time. | 47 CFR 64.1200 |
| Consent for automated texts | Automated or prerecorded messages to cell phones need prior express consent. If you're unsure whether your texting tool counts, ask an attorney. | 47 CFR 64.1200 |
| Opt-outs | Replying "stop," "quit," "end," "revoke," "opt out," "cancel" or "unsubscribe" revokes consent. Other clear requests count too. Honor them within 10 business days. | 47 CFR 64.1200(a)(10) |
| Confirmation text | You may send one text confirming the opt-out, with no marketing. Sent within 5 minutes, it's presumed allowed. | 47 CFR 64.1200(a)(12) |
Penalties: private lawsuits can seek $500 per violation, up to three times that if willful (47 U.S.C. 227).
Carrier registration (10DLC)
Separate from the law, the major U.S. carriers require businesses that text from a standard 10-digit number to register their brand and campaign, a system called 10DLC. You don't register directly; your texting provider handles it. Unregistered business texts can be filtered or blocked.
State laws: Florida as an example
Some states add their own rules. Florida's law expressly covers text messages and requires prior express written consent for automated sales messages. Before someone can sue over texts, they must reply "STOP," and the sender has 15 days to stop. Florida also limits sales calls to 8 a.m.–8 p.m. and no more than three calls to a person in 24 hours on the same subject. Check your own state's attorney general website for its rules.
A safer texting checklist
- 01
Scrub every number against the National Do Not Call Registry and your own opt-out list.
- 02
Text only between 8 a.m. and 9 p.m. in the owner's time zone, or tighter if your state requires it.
- 03
Identify yourself and why you're texting in the first message.
- 04
Honor every opt-out, including replies like "stop" or "no thanks," and keep records.
- 05
Use a texting provider that handles 10DLC registration.
- 06
Ask an attorney before using automated texting software.
Where to go next
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Start the free 7-day trialDisclaimer: FlipProperties provides this information for general education only. We are not attorneys and do not give legal advice. Before you text homeowners, do your own due diligence and consult a licensed attorney.
Sources
Texting rules: questions
It can be, if you follow the rules. Federal rules treat texts like calls, so Do-Not-Call, calling hours and consent rules apply, and some states add stricter laws. Talk to an attorney before you start a campaign.
Yes. Federal rules treat text messages as calls, so the same rules apply.
Under federal rules, replies like "stop," "quit," "end," "revoke," "opt out," "cancel" and "unsubscribe" revoke consent, and other clear requests count too. Honor them within 10 business days.
Yes, one text that only confirms the opt-out, with no marketing. Sending it within 5 minutes is presumed allowed.
It's the carrier registration system for business texting from standard 10-digit numbers. Your texting provider registers your brand and campaign.
Some do. Florida, for example, covers texts in its telemarketing law and requires written consent for automated sales messages. Check your state attorney general's website.