TX · TenantClaim
Texas Security Deposit Return Laws & Calculator
Landlords generally have 30 calendar days to return a deposit under Texas Property Code Sections 92.103, 92.104, and 92.109. Use the calculator to check overdue status and estimated recovery.
Texas deposit calculator
Statutory math from Texas Property Code Sections 92.103, 92.104, and 92.109.
Ready to Calculate Your Rights
Enter your lease dates and deposit amounts to instantly evaluate:
- State statutory return deadline & overdue status
- Treble (3x) or double (2x) bad-faith penalty eligibility
- Small claims court limit & demand letter generation
Bad-faith penalties
A landlord who in bad faith retains a security deposit is liable for $100, three times the portion of the deposit wrongfully withheld, and the tenant's reasonable attorney's fees (Tex. Prop. Code § 92.109). Bad faith is presumed if the landlord fails to return the deposit or provide an itemized deduction list within 30 days after the tenant surrenders the premises and provides a forwarding address.
Multiplier: 3x + $100
Wear and tear vs. unlawful deductions
Normal Wear & Tear
Landlord cannot deduct
- Faded or scuffed interior paint from ordinary occupancy in Texas
- Carpet wear or flattening in high-traffic pathways from normal foot traffic
- Small nail or pin holes from hanging pictures or curtains
Unlawful Deductions
These charges are illegal
- Charging for ordinary wear and tear instead of damage beyond normal use under Texas Property Code Sections 92.103, 92.104, and 92.109
- Keeping any part of the deposit without sending the required itemized statement within 30 calendar days
- Deducting for conditions that existed before move-in or that the landlord was obligated to repair
Small claims court filing limits
$20,000
Claims above this Texas ceiling may need District or Civil Court, or a voluntary reduction to stay in small claims.
View Full Texas Small Claims Court & Official Form GuideTexas security deposit FAQ
How long does a Texas landlord have to return my deposit?+
Texas generally requires return within 30 calendar days after move-out under Texas Property Code Sections 92.103, 92.104, and 92.109. If the deadline falls on a weekend, TenantClaim rolls it to the next Monday.
What happens if the landlord keeps my deposit in bad faith?+
A landlord who in bad faith retains a security deposit is liable for $100, three times the portion of the deposit wrongfully withheld, and the tenant's reasonable attorney's fees (Tex. Prop. Code § 92.109). Bad faith is presumed if the landlord fails to return the deposit or provide an itemized deduction list within 30 days after the tenant surrenders the premises and provides a forwarding address.
What is the Texas small claims limit?+
Most tenants can file in small claims court for up to $20,000. Larger recoveries may need District or Civil Court, or a voluntary reduction of the claim.
Does the landlord have to send an itemized list?+
Yes. Texas requires an itemized deduction statement. Withholding money without that statement is a common unlawful deduction.