ReclaimDepositTexas Security Deposit Laws (2026)
Key rules for deadlines, penalties, and documentation requirements, with direct links to the official statute.
Deadline
30 days
30 days after tenant surrenders AND provides written forwarding address
Penalty
3x
$100 + 3x amount wrongfully withheld + attorney fees
Small claims limit
$20,000
Justice Court
Requirements
Move-in checklistNot required
Pre move-out inspectionNot required
Certified mailNot required
Forwarding addressRequired
Notes
- CRITICAL: Tenant MUST provide written forwarding address to trigger 30-day deadline
- Failure to return within 30 days after address provided creates PRESUMPTION of bad faith
- Unique penalty structure: $100 base + 3x wrongfully withheld + attorney fees
Citations
Quick references pulled from our shared state law dataset. Always verify against the official statute.
- Tex. Prop. Code § 92.103 - Landlord must return deposit within 30 days after forwarding address provided
- Tex. Prop. Code § 92.104 - Landlord must provide written description of deductions
- Tex. Prop. Code § 92.104 - Landlord cannot charge for normal wear and tear
- Tex. Prop. Code § 92.109 - Bad faith retention results in $100 + 3x amount wrongfully withheld + attorney fees
- Tex. Prop. Code § 92.109 - Failure to return/itemize within 30 days creates presumption of bad faith
- Tex. Prop. Code § 92.107 - Tenant must provide written forwarding address to trigger deadline
Next steps
Use free tools to estimate your deadline and prepare a demand letter.