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

On or before the 30th day after the tenant surrenders the premises, with a written description and itemized list of any deductions.

Does a Texas landlord need a forwarding address first?

The refund and description are not due until the tenant gives a written forwarding address, but a tenant does not lose them just by not giving one.

What is the penalty for keeping a deposit in bad faith in Texas?

100 dollars plus three times the amount wrongfully withheld, plus attorney's fees. Missing the 30 days without a refund or itemization is presumed to be bad faith.

Texas Security Deposit Rules (Property Code 92.109)

Texas security deposit statement requirements

Your Texas security deposit statement has 3 rules to meet. ReportDraft puts every one on your checklist and checks your draft before you sign.

The refund by the 30th day after the tenant surrenders the unit
A written description and itemized list of every deduction
The tenant's written forwarding address

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Texas gives a landlord until the 30th day after the tenant surrenders the unit to refund the deposit with a written description and itemized list of every deduction, once the tenant has given a written forwarding address.

Last reviewed October 23, 2026 against the official sources listed below.

Move-out statement Rental unit: 410 Maple Avenue, Apt 3, Austin, TX Landlord: Pinecrest Property Management Tenants: Jordan Lee and Priya Raman Moved out Oct 31, 2026, keys returned. Lease ended Oct 31, 2026. ...

What Texas requires

The landlord refunds the security deposit on or before the 30th day after the tenant surrenders the premisesTexas Property Code s. 92.103 (a) · Texas Attorney General, Renter's Rights
If any of the deposit is kept, the landlord gives the tenant the balance with a written description and itemized list of all deductions; the list is not needed only where the tenant owes rent and the amount is not in disputeTexas Property Code s. 92.104 (c) · Texas Attorney General, Renter's Rights
The landlord need not return the deposit or describe deductions until the tenant gives a written forwarding address, but a tenant does not lose the refund or the description just by not giving oneTexas Property Code s. 92.107
No part of the deposit may cover normal wear and tear, meaning deterioration from the intended use of the dwelling; deterioration from negligence, carelessness, accident or abuse by the tenant, their household or guests is not wear and tearTexas Property Code ss. 92.104 (b) and 92.001 · Texas Attorney General, Renter's Rights
When a tenant sues over the deposit, the landlord has the burden of proving that keeping any part of it was reasonableTexas Property Code s. 92.109 (c)
Missing the 30 days without a refund or itemization is presumed bad faith. Bad-faith retention costs 100 dollars plus three times the amount wrongfully withheld and attorney's fees; a bad-faith failure to itemize forfeits the right to withhold any of the deposit or to sue for damage to the premisesTexas Property Code s. 92.109 (a), (b) and (d)

The 30-day refund and itemized list

Refund the deposit on or before the 30th day after the tenant surrenders the premises. If you keep any of it, send the balance with a written description and itemized list of all deductions. The list may be left out only where the tenant owes rent and the amount is not in dispute.

The written forwarding address

The refund and the description of deductions are not due until the tenant gives you a written forwarding address. A tenant who never gives one does not lose the refund or the description, so keep the statement ready and send it once the address arrives.

Wear and tear, and who proves what

No part of the deposit may cover normal wear and tear, meaning deterioration from the intended use of the home. Damage from negligence, carelessness, accident or abuse by the tenant, their household or guests is not wear and tear. If the tenant sues over the deposit, the landlord has to prove that keeping any part of it was reasonable.

What missing day 30 costs

Missing the 30 days without a refund or an itemization is presumed to be bad faith. Bad-faith retention costs 100 dollars plus three times the amount wrongfully withheld and attorney's fees, and a bad-faith failure to itemize forfeits the right to keep any of the deposit or to sue for damage to the premises.

Common mistakes

Sending a single total without a description of each deduction.
Charging for carpet or paint worn by ordinary living.
Not keeping a copy of the written forwarding address and the day it arrived.
Letting day 30 pass and assuming the deposit can still be kept.

Sources

Texas Property Code s. 92.103 (a), checked October 9, 2026
Texas Attorney General, Renter's Rights, checked October 9, 2026
Texas Property Code s. 92.104 (c), checked October 9, 2026
Texas Property Code s. 92.107, checked October 9, 2026
Texas Property Code ss. 92.104 (b) and 92.001, checked October 9, 2026
Texas Property Code s. 92.109 (c), checked October 9, 2026
Texas Property Code s. 92.109 (a), (b) and (d), checked October 9, 2026

Last reviewed October 23, 2026. Next review due January 23, 2027. This page explains published rules to help you write your report. It is not legal advice; the official text linked above governs.