Texas Security Deposit Demand Letter
A free Texas security deposit demand letter that follows Texas law. Fill in the boxes, check the rules below, then print or copy it. Keep a copy and proof of how you sent it.
What Texas law says
| Deposit return deadline | On or before the 30th day after the tenant surrenders the premises. Source: Tex. Prop. Code Sec. 92.103(a) |
|---|---|
| Itemized deductions | Required: written description and itemized list of all deductions, with the balance of the deposit. No deductions for normal wear and tear. Not required if the tenant owes rent at surrender and there is no dispute about the amount owed. Source: Tex. Prop. Code Sec. 92.104 |
| Penalty for withholding | Bad-faith retention: $100 + three times the portion wrongfully withheld + reasonable attorney's fees. Bad-faith failure to itemize: landlord forfeits the right to withhold any portion and to sue for damages, and owes attorney's fees. Failure to refund or itemize within 30 days is presumed bad faith. Source: Tex. Prop. Code Sec. 92.109 |
| Wear and tear / move-out charges | Defined by statute: deterioration that results from the intended use of the dwelling (including breakage or malfunction due to age or deteriorated condition for repair purposes), but not deterioration resulting from negligence, carelessness, accident or abuse of the premises, equipment or furnishings by the tenant, household members or guests. A landlord may not keep any part of a security deposit to cover normal wear and tear, and must itemize deductions in writing. The statute does not list specific cleaning, painting or carpet charges; those are judged against the wear-and-tear definition and the lease. |
Fill in your letter
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To: [landlord or manager name], [landlord address]
From: [your name], former tenant at [rental address]
I moved out and returned the keys on [move-out date]. I paid a security deposit of $[deposit amount]. I gave you my forwarding address in writing on [date you gave your address].
Under Tex. Prop. Code Sec. 92.103(a), a landlord must return the deposit, or send an itemized list of lawful deductions, by the deadline set in that law. I have not received [the deposit / an itemized list].
Please send $[amount owed] to [forwarding address] within [number] days of this letter.
If I do not receive it, I plan to file a claim in small claims court and ask for any additional amount allowed by Tex. Prop. Code Sec. 92.109.
Date: [today's date]
Tenant: [your name]
Signature: ____________________
How to send it: use a method you can prove — certified mail with return receipt, or email/text if your lease allows notices that way. Write down the date.
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General legal information, not legal advice. Laws change and local rules can differ; check the linked official source or talk to a lawyer about your situation.