Texas Security Deposit Return Letter
A security deposit return letter is the written accounting a Texas landlord sends with any refund: it states the deposit held, each deduction with a description, and the balance returned — sent within the Texas deadline.
What it is
A security deposit return letter is the written accounting a Texas landlord sends with any refund: it states the deposit held, each deduction with a description, and the balance returned — sent within the Texas deadline.
When to use it
- Every move-out where a security deposit was collected, whether the refund is full or partial
- When you are deducting for unpaid rent, damage beyond normal wear and tear, or other charges the tenant is legally liable for under the lease
- When the tenant has surrendered the premises and provided a forwarding address
What to include — checklist
Print this page to use the checklist on paper.
- Tenant names, property address, move-out / surrender date, and forwarding address used
- Original deposit amount and date collected
- Each deduction as a separate line: description, lease basis, and amount — attach invoices/receipts where you have them
- Explicit statement for any category where $0 was deducted
- Balance refunded, payment method, check/payment reference, and mailing/sending date
- Landlord contact for questions and how the tenant can dispute a line item
- Copy of the move-in checklist / condition photos index, where available
Texas-specific requirements
- Texas Property Code §92.103(a): except as provided by §92.107, the landlord shall refund a security deposit on or before the 30th day after the date the tenant surrenders the premises.
- Texas Property Code §92.107: the tenant must give a written forwarding address; the landlord's refund duty is tied to receiving it, but a tenant does not forfeit the deposit by failing to provide one. Ask for it in writing at move-out.
- Texas Property Code §92.104: a landlord may deduct damages/charges the tenant is legally liable for under the lease, may not retain any portion to cover normal wear and tear (§92.104(b)), and if any part is retained must give a written description and itemized list of deductions (§92.104(c)), subject to the exception in that subsection where rent is owed and the amount is not in controversy.
- Keep accurate deposit records (§92.106 in the verified research). Missing the deadline or retaining in bad faith can carry statutory liability under §92.109 — do not treat the 30 days as approximate.
Statute references are included only where verified for this pilot. Where a rule depends on your lease or local court, the page says so instead of guessing.
Common mistakes
- Deducting for normal wear and tear — repainting a lived-in unit or routine carpet wear is the classic example
- Sending a lump-sum deduction ('damages — $600') with no itemized description
- Starting the 30-day count from the lease end date instead of the actual surrender date
- Waiting for final contractor invoices past day 30 instead of sending a timely accounting
Related forms
- Texas Security Deposit Deduction Letter — when part of the deposit is retained and itemized under §92.104(c)
- Texas Move-Out Checklist — the condition record that supports the deposit accounting
Where landlords get this form
These providers publish Texas-specific landlord forms and document tools. We describe them here for comparison; the LawDepot link below is live, and the others will be linked as their partnerships are approved.
| Provider | Best described as | What to check before you buy |
|---|---|---|
| LawDepot | DIY legal-document builder covering leases, applications and notices, form by form or by subscription. See LawDepot's landlord forms | Whether the Texas version is included in a free trial, subscription, or single-document price. |
| ezLandlordForms | Landlord-focused forms library built specifically around rentals, screening and state lease packages. | Whether you need a single form or its Texas state package, and what updates are included. |
| Rocket Lawyer | Document builder bundled with membership options that can include attorney Q&A services. | What the membership includes after any trial, and how cancellation works. |
| LegalZoom | Well-known legal-services platform, strongest on business formation and broader legal products, with some landlord documents. | Whether the exact landlord form you need is offered for Texas, versus a business product. |
Disclosure: LawDepot links on this page are affiliate links — if you buy through them, this site may earn a commission at no extra cost to you. Other providers are listed for comparison and are not yet linked.
Texas Landlord Paperwork Pack — $19
A printable bundle of the Texas checklists and letter templates from this site, organized in the order a small landlord actually uses them: application, lease signing, move-in, late rent, renewal, move-out and deposit return.
Get the Texas Landlord Pack — $19
Sold and delivered by Gumroad (Open Line Press). Instant download: print-ready pack + editable source.
Frequently asked questions
- What is the Texas deadline to return a deposit?
- On or before the 30th day after the tenant surrenders the premises, under Texas Property Code §92.103(a), subject to the forwarding-address rule in §92.107.
- Do I have to itemize deductions?
- If you retain any part of the deposit, §92.104(c) generally requires a written description and itemized list of all deductions, with the exception stated in that subsection. Itemize anyway — it is the safer practice.
- Can I deduct for cleaning and damage?
- Only for amounts the tenant is legally liable for under the lease or for breaching it, and never for normal wear and tear (§92.104(b)). Document condition at move-in and move-out with dated photos.
- What if deductions exceed the deposit?
- Send the timely itemized accounting showing the balance claimed, keep your documentation, and get advice before pursuing the difference — do not hold the letter past the deadline to decide.