Texas Security Deposit Rules: Property Code 92
Expert guide to security deposits in Texas, including the 30-day return timeline and mandatory itemization rules under Chapter 92.
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Legal Framework for Texas Security Deposits
In Texas, security deposits are governed by Chapter 92 of the Texas Property Code. Texas is known for its "strict timeline" rules; failure to follow the 30-day return window can result in a landlord being found to have acted in "bad faith," leading to significant statutory penalties.
1. The 30-Day Return Rule (Sec. 92.103)
The landlord must refund the security deposit to the tenant on or before the 30th day after the date the tenant surrenders the premises.
- The Condition: This obligation only triggers if the tenant has provided a written forwarding address. However, the tenant’s failure to provide an address does not forfeit their right to the refund; it merely pauses the 30-day clock until the address is provided.
2. Mandatory Itemization of Deductions (Sec. 92.104)
Before returning the balance, the landlord may deduct for damages and charges for which the tenant is legally liable.
- The Rule: The landlord must provide a written description and itemized list of all deductions.
- The Exception: You do not need to provide an itemized list if:
- The tenant owes rent when they surrender the premises.
- There is no controversy regarding the amount of rent owed.
3. Normal Wear and Tear (Sec. 92.001)
Texas law explicitly prohibits deducting for "normal wear and tear." This is defined as deterioration that results from the intended use of a dwelling, including breakage or malfunction due to age or deteriorated condition.
- Example: Carpet cleaning for normal use cannot be deducted. However, cleaning deep stains or repairing holes in the wall is a valid deduction.
Mandatory Steps for Texas Landlords
Risk Mitigation: The "Bad Faith" Trap
Under Sec. 92.109, if a landlord retains a deposit in "bad faith," the tenant can sue for:
- Three times the portion of the deposit wrongfully withheld.
- An additional $100 statutory penalty.
- Reasonable attorney's fees and court costs. A landlord is presumed to have acted in bad faith if they fail to return the deposit or provide an itemization within the 30-day window.
How Landager Helps
Landager protects Texas landlords by automating the 30-day countdown the moment a "Lease Termination" event is logged. Our system generates a compliant Security Deposit Settlement Statement template, ensuring you itemize every deduction correctly and meet the strict Texas Property Code deadline. We also store your proof of mailing (or electronic delivery) to rebut any "bad faith" presumptions.
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