Texas Security Deposit
Return Calculator

Texas does not impose a statutory limit on the amount a landlord can collect as a security deposit. However, the state does regulate the return process: landlords must return deposits within 30 days and provide an itemized list of any deductions.

The state does not require landlords to pay interest on deposits. The governing statute is Tex.

Prop. Code § 92.103.

While the lack of a deposit cap gives Texas landlords more flexibility in setting deposit amounts, tenants still have important protections during the return process. Landlords who fail to return deposits on time or who make improper deductions face penalties: tenant may recover 3x the wrongfully withheld deposit plus $100 statutory damages plus attorney fees for bad faith.

The absence of a deposit limit makes it especially important for Texas tenants to understand what constitutes a lawful deduction and how to dispute excessive charges.

Texas's security deposit law (Tex. Prop.

Code § 92.101 et seq.) includes some of the strongest bad-faith penalties: 3x the wrongfully withheld amount plus $100 statutory damages plus attorney fees. Texas courts have consistently held that routine carpet wear after 2+ year tenancies is not deductible.

Austin, Dallas, San Antonio, and Houston do not have local rent control ordinances (Texas preempts local rent control). Texas's small claims limit is $20,000 (Justice of the Peace Court) — one of the highest nationally.

Texas Property Code § 92.104 requires landlords to provide an itemized list of deductions along with the balance within 30 days — a single-step requirement (unlike some states that allow a deduction notice followed by a later refund). Pet deposits are not separately regulated but must be clearly identified as non-refundable in the lease to be treated as such.

Texas is one of the states that does not impose a statutory cap on security deposit amounts. Landlords have discretion to set the deposit at whatever amount they choose, though market forces and competition for tenants typically keep deposits in the range of one to two months' rent.

Unlike the roughly half of states that limit deposits to a specific number of months' rent, Texas leaves this to negotiation between landlord and tenant.

Even without a statutory cap, Texas tenants can negotiate deposit amounts. A strong rental history, good credit score, or willingness to sign a longer lease can provide leverage for a lower deposit.

Tenants should always get the deposit amount in writing as part of the lease agreement and request a receipt showing the exact amount paid and the date of payment.

Texas tenants should be aware that security deposits are separate from other move-in costs. Application fees, pet fees, cleaning deposits, and last month's rent are distinct charges that may or may not be subject to separate regulations.

Read your lease carefully to understand exactly what each payment covers and whether it is reimbursable.

Texas law requires landlords to return security deposits within 30 days after the tenant vacates the rental unit. This deadline is strict — this is roughly in line with the national average for deposit return deadlines.

The clock typically starts when the tenant surrenders possession of the unit and returns all keys.

Along with the deposit (or any remaining balance after deductions), the landlord must provide an itemized written statement listing each deduction. Texas law specifically requires this itemization, and failure to provide it within the statutory window can result in the landlord forfeiting the right to retain any portion of the deposit.

Each deduction must be documented — vague entries like "cleaning" or "damages" without specifics are generally insufficient.

To protect your rights as a tenant in Texas, always provide your landlord with a forwarding address in writing when you move out. Some states require the forwarding address before the return deadline begins to run.

Take date-stamped photos or video of the unit at both move-in and move-out to document the property's condition. If the landlord fails to return the deposit or provide an itemization within 30 days, send a written demand letter via certified mail before pursuing legal action.

Under Texas law, landlords may deduct from the security deposit for the following: unpaid rent, damage beyond normal wear and tear, cleaning, early termination charges, breach of lease. These deductions must be reasonable, documented, and itemized in the statement provided to the tenant.

Landlords cannot deduct for normal wear and tear — this is a critical distinction that is frequently disputed between landlords and tenants.

Normal wear and tear in Texas generally includes minor scuffs on walls, worn carpet from everyday foot traffic, small nail holes from hanging pictures, faded paint due to sunlight exposure, and minor door or window wear. Damage beyond normal wear includes large holes in walls, stained or burned carpet, broken windows, unauthorized modifications, pet damage, and excessive filth requiring professional cleaning.

The line between wear and damage is not always clear, which is why move-in and move-out condition documentation is critical.

While Texas does not require a formal walk-through inspection before move-out, tenants can request one. A pre-move-out inspection gives you the chance to fix any issues the landlord identifies, potentially saving deductions from your deposit.

Even without a formal requirement, conducting your own thorough inspection with date-stamped photos on the day you move out creates a strong evidence trail if you need to dispute deductions later.

Texas does not require landlords to pay interest on security deposits. No interest requirement.

This places Texas in the majority — only 14 of 51 jurisdictions require deposit interest. While tenants do not earn interest on their deposits in Texas, they still have full rights to the return of the principal amount, less any lawful deductions.

Even without an interest requirement, Texas tenants should be aware that their deposit money is being held for the duration of the lease. This represents a real opportunity cost, particularly for larger deposits.

When negotiating a lease in Texas, consider whether the deposit amount is reasonable relative to the monthly rent and whether any of the upfront costs can be reduced.

Texas does not require landlords to hold security deposits in a separate or escrow account. This means a landlord may commingle the deposit with personal or business funds, which carries some risk for tenants if the landlord faces financial difficulties.

Approximately 16 jurisdictions require separate accounts for deposit funds. Texas tenants may want to ask their landlord where the deposit is being held, even though disclosure is not always required by law.

The penalties for security deposit violations in Texas are among the harshest in the country. Under Tex.

Prop. Code § 92.103: tenant may recover 3x the wrongfully withheld deposit plus $100 statutory damages plus attorney fees for bad faith.

These penalties apply when a landlord fails to return the deposit within the statutory deadline, makes improper deductions, or fails to provide the required itemized statement.

Texas's treble (3x) damages provision is a powerful deterrent against deposit abuse. This means a landlord who wrongfully withholds a $2,000 security deposit could be liable for $6,000 in damages, plus attorney fees and court costs.

Courts in Texas have interpreted this penalty to apply not only to outright refusal to return deposits but also to excessive or unjustified deductions.

To pursue a security deposit claim in Texas, tenants typically file in small claims court, which handles disputes up to a specified dollar amount without requiring an attorney. The process involves filing a complaint, paying a small filing fee, and presenting evidence at a hearing.

Key evidence includes the lease, proof of deposit payment, move-in and move-out photos, the landlord's itemized deductions statement (or lack thereof), and any correspondence about the deposit. Many Texas courts also offer mediation services that can resolve deposit disputes faster than a full hearing.

Security deposit disputes are often part of a broader landlord-tenant conflict. If the dispute escalates to eviction, the Texas Eviction Timeline Calculator shows notice periods and court timelines by cause of action.

For landlords buying rental property and evaluating upfront costs, the Texas Closing Cost Estimator provides a detailed breakdown of purchase transaction fees. And for landlords structuring ownership in an LLC, the Texas LLC Formation Cost Calculator covers state filing fees and registered agent costs.

If your security deposit dispute has become a larger landlord-tenant legal matter, find a Texas tenant rights attorney.