Move-in / move-out condition checklist (Dallas-Fort Worth landlord)
Legal advice recommended before use.
Texas law (Tex. Prop. Code §§ 92.103-92.104) requires a written, itemized basis for any security deposit deduction and prohibits deducting for normal wear and tear. A dated, photographed condition checklist — done at both move-in and move-out — is your best evidence if a deduction is ever disputed, and it's exactly the kind of record a Justice of the Peace court will want to see.
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This is a template, not legal advice. Texas security deposit rules (Tex. Prop. Code §§ 92.101-92.109) apply statewide; verify current requirements before relying on this checklist for a deduction decision.
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Frequently asked questions
Do I have to take photos at move-in and move-out in Texas?
Texas law does not impose a specific photo-documentation mandate the way some states do, but dated photos at both move-in and move-out are the strongest evidence you can create to support (or defend against) a deposit deduction under Tex. Prop. Code §§ 92.103-92.104.
How long do I have to return the deposit?
30 calendar days from the date the tenant surrenders the unit, under Tex. Prop. Code § 92.103(a). You must provide a written itemized statement of any deductions if you withhold any part of the deposit (§ 92.104(c)).
Does normal wear and tear count against the deposit?
No. Tex. Prop. Code § 92.104(a) prohibits deducting for normal wear and tear — only unpaid rent, damage beyond normal wear and tear, and (if the lease allows) other specifically agreed deductions can be withheld.
What happens if I miss the deadline or don't itemize?
Under Tex. Prop. Code § 92.109, a bad-faith retention exposes you to $100 plus three times the wrongfully withheld amount plus the tenant's attorney's fees; a bad-faith failure to itemize forfeits your right to withhold anything. Missing the 30-day deadline for either is presumed bad faith.
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