Security deposit itemized return letter (Dallas-Fort Worth landlord)
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Texas landlords must return a tenant's security deposit — minus any lawful deductions — within 30 days after the tenant surrenders the unit (Tex. Prop. Code § 92.103(a)). A landlord may not deduct for normal wear and tear (§ 92.104(a)), and if any amount is withheld, the landlord generally must give the tenant a written, itemized list of deductions (§ 92.104(c)). Missing the deadline or failing to itemize in bad faith carries real statutory penalties (§ 92.109) — use this letter to stay compliant.
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You may not deduct for normal wear and tear (Tex. Prop. Code § 92.104(a)). If withholding any amount, provide a written itemized list (§ 92.104(c)) within 30 days of move-out (§ 92.103(a)) — failing to do either on time is presumed bad faith and can expose you to $100 plus 3x the wrongfully withheld amount plus attorney's fees under § 92.109. Template, not legal advice.
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常见问题
How long does a Texas landlord have to return the deposit?
Within 30 days after the tenant surrenders the unit, under Tex. Prop. Code § 92.103(a).
Can I deduct for normal wear and tear?
No. Tex. Prop. Code § 92.104(a) prohibits deducting from a security deposit for normal wear and tear.
Do I have to itemize what I withhold?
Yes, if you withhold any part of the deposit, § 92.104(c) requires a written, itemized list of the deductions, unless the tenant owed undisputed rent at move-out (in which case an itemized list isn't required for that unpaid-rent amount).
What happens if I miss the 30-day deadline or don't itemize?
Under Tex. Prop. Code § 92.109, a landlord who retains the deposit in bad faith is liable for $100 plus three times the wrongfully withheld amount plus the tenant's attorney's fees (§ 92.109(a)). A bad-faith failure to provide the required itemized list forfeits the landlord's right to withhold any of the deposit (§ 92.109(b)). Failing to return the deposit or the itemized list within 30 days is presumed to be in bad faith (§ 92.109(d)).
Can I just keep the deposit instead of returning last month's rent?
A tenant may not simply assume the deposit will cover last month's rent and withhold rent on that basis — a tenant who does so in bad faith risks owing the landlord three times the withheld rent plus attorney's fees under Tex. Prop. Code § 92.108. As landlord, you should still follow the itemized-return process above for the deposit itself.
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