Amend HB 534 (house committee printing ) by striking all text 
below the enacting clause and substituting the following:
	SECTION 1.  Subchapter A, Chapter 92, Property Code, is 
amended by adding Section 92.021 to read as follows:
	Sec. 92.021.  LIABILITY OF CERTAIN GUARANTORS UNDER LEASE.  
(a)  A person other than a tenant who guarantees a lease is liable 
only for the original lease term except that a person may specify 
that the person agrees to guarantee a renewal of the lease as 
provided by Subsection (b).
	(b)  A person may specify in writing in an original lease 
that the person will guarantee a renewal of the lease only if the 
original lease states:
		(1)  the last date, as specified by the guarantor, on 
which the renewal of the lease will renew the obligation of the 
guarantor;
		(2)  that the guarantor is liable under a renewal of the 
lease that occurs on or before that date; and
		(3)  that the guarantor is liable under a renewal of the 
lease only if the renewal:
			(A)  involves the same parties as the original 
lease; and           
			(B)  does not increase the guarantor's potential 
financial obligation for rent that existed under the original 
lease.
	(c)  Subsection (b) does not prohibit a guarantor from 
voluntarily entering into an agreement at the time of the renewal of 
a lease, in a separate written document, to guarantee an increased 
amount of rent.
	(d)  This section does not release a guarantor from the 
obligations of the guarantor under the terms of the original lease 
or a valid renewal for costs and damages owed to the lessor that 
arise after the date specified by the guarantor in the original 
lease in accordance with Subsection (b), if the costs or damages 
relate to actions of the tenant before that date or arise as a 
result of the tenant refusing to vacate the leased premises.
	SECTION 2.  The changes in law made by this Act apply only to 
a lease agreement that is executed or renewed on or after the 
effective date of this Act.  A lease agreement that is executed or 
renewed before the effective date of this Act is governed by the law 
in effect at the time the lease agreement was executed or renewed, 
and that law is continued in effect for that purpose.
	SECTION 3.  This Act takes effect January 1, 2010.