How many days does a landlord have to return a security deposit in Texas?

Texas law gives landlords 30 days to return the deposit or send an itemized list of deductions, under Tex. Prop. Code § 92.103 (deadline); § 92.104 (deductions); § 92.107 (forwarding address); § 92.109 (landlord liability).

What can a landlord deduct from a security deposit in Texas?

Under Tex. Prop. Code § 92.103 (deadline); § 92.104 (deductions); § 92.107 (forwarding address); § 92.109 (landlord liability), allowed deductions generally include unpaid rent and damages and charges for which the tenant is legally liable under the lease or as a result of breaching the lease. Normal wear and tear is not deductible.

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Texas security deposit law

Security Deposit Laws in Texas

Your landlord has 30 days under Texas law to return your security deposit, or you may be owed more than what they withheld. If they keep more than they're legally allowed, you can dispute it.

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When did you move out?

This is the one that matters. Your clock starts the day you handed back the keys — not the day your landlord replies.

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Texas security deposit return timeline

Deadline to return

30 days

Statute

Tex. Prop. Code § 92.103 (deadline); § 92.104 (deductions); § 92.107 (forwarding address); § 92.109 (landlord liability)

The landlord must refund the deposit on or before the 30th day after the date the tenant surrenders the premises (§ 92.103(a)). CONDITION: under § 92.107(a) the landlord is NOT obligated to return the deposit or give a written description of damages until the tenant gives a WRITTEN statement of the tenant's forwarding address. However § 92.107(b) provides the tenant does NOT forfeit the right to a refund or description merely by failing to give a forwarding address — it only SUSPENDS the landlord's obligation. A lease requirement of advance notice of surrender as a condition of refund is effective only if underlined or in conspicuous bold print (§ 92.103(b)). An itemized list is required whenever any portion is retained, EXCEPT where the tenant owes rent at surrender and there is no controversy over the amount owed (§ 92.104(c)).

What can a landlord legally deduct in Texas?

Allowed

✓Unpaid rent
✓Damages and charges for which the tenant is legally liable under the lease or as a result of breaching the lease

Not allowed

✗Normal wear and tear (§ 92.104(b))

What if your landlord keeps your deposit wrongfully in Texas?

Bad-faith retention: liable for $100 PLUS three times the portion wrongfully withheld PLUS the tenant's reasonable attorney's fees (§ 92.109(a)). Bad-faith failure to provide the written description and itemized list: forfeits the right to withhold any portion or to sue the tenant for damages to the premises, and liable for attorney's fees (§ 92.109(b)). Important: a landlord who fails either to return the deposit or to provide the written itemization on or before the 30th day after surrender is PRESUMED to have acted in bad faith (§ 92.109(d)), and the landlord bears the burden of proving retention was reasonable (§ 92.109(c)).

How TenantNex helps

1. Tell us your move-out date, deposit amount, and landlord's address — two minutes.
2. We generate a demand letter citing Tex. Prop. Code § 92.103 (deadline); § 92.104 (deductions); § 92.107 (forwarding address); § 92.109 (landlord liability) and your exact deadline.
3. We mail it to your landlord via USPS Certified Mail with return receipt.
4. You track delivery on your case page, with day-7 and day-14 follow-up.

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Texas tenant rights resources

HUD — tenant rights and resources
Find your state's consumer protection / Attorney General office
Key statute: Tex. Prop. Code § 92.103 (deadline); § 92.104 (deductions); § 92.107 (forwarding address); § 92.109 (landlord liability) — verified against the official text on 2026-09-04.

Every fact on this page is verified against Texas's official statutory text as of 2026-09-04. TenantNex is not a law firm and this is not legal advice. For complex disputes, consult a licensed attorney in Texas.

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Your money is due back

30 days

Texas law sets this deadline — your landlord must return your deposit or itemize deductions by then.

If they wrongfully withhold

up to 3× your deposit

Add your deposit amount above for the exact figure.

Tex. Prop. Code § 92.103 (deadline); § 92.104 (deductions); § 92.107 (forwarding address); § 92.109 (landlord liability) — verified against the official statute 2026-09-04

Your 30 days started the day you moved out — that clock is running right now whether or not your landlord acts, and the 3× penalty only exists if you demanded it in writing before it closed.

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We don't stop at mailing it. If your landlord doesn't respond, we follow up at day 7 and day 14 — and help you build the evidence and paperwork for small claims if it comes to that. Real result: we helped Kathleen A. (Ohio) recover her full $3,000 deposit this way.

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Option	Price	Effort	Follow-up
Do it yourself	—	All of it	You chase
TenantNex	$39	Done for you	We chase
Small-claims services	$149–448	—	—
Hire an attorney	$300–2,000+	—	—

An attorney starts at $300. Filing services charge $149 for the letter alone. We prepare the whole claim for $39.

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We run your claim until you are paid — or you are ready to file.

Step 1 — certified demand letter citing your state statute, deadline and penalty
Mailed USPS Certified with return receipt, tracked to your landlord’s door
Step 2 — day-14 notice of intent to file, the one most landlords act on
Step 3 — your small-claims packet: the right form for your county, filled in
Where to file, what it costs, and how to serve your landlord
Evidence checklist, with your certified receipt as Exhibit A
Counter-response letter if your landlord disputes or underpays
Attorney referral if it is still unresolved after 21 days

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What TenantNex is — and isn't

TenantNex is not a law firm. We prepare and send correspondence using publicly available state statutes. We do not provide legal advice, legal representation, or guarantee any outcome. For complex legal matters, consult a licensed attorney in your state.