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Texas Security Deposit Demand Letter

In Texas, a landlord must return the security deposit within 30 days after you surrender the unit and give a forwarding address.

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What Texas law says

Deadline to return the deposit
30 days after you surrender the unit and give a forwarding address
Itemized statement
A written description and itemized list of all deductions must accompany the refund.
If the landlord does not comply
Three times the amount wrongfully withheld, plus $100 and reasonable attorney's fees, for bad faith

Citation: Tex. Prop. Code § 92.103

  • A landlord who keeps the deposit in bad faith is presumed to have acted in bad faith if no written description is sent within 30 days.

State law is the floor. Your city or county may impose shorter deadlines or larger penalties, and your lease or contract may require more than the statute does — check both before you rely on the figures above.

Write your Texas security deposit demand letter

Fill in the details and we will assemble the letter, with the Texas statute cited for you. Nothing is sent until you review the finished page and pay.

Your information

This is the return address on the envelope and where the landlord should send payment.

Who receives the letter

Use the name and address on your lease, or the address where you sent rent.

The rental

Most state deadlines run from this date.

The deposit

Leave blank if you got nothing back.

Printed, stamped and mailed from $3.50. You can edit every word before it goes out.

Send this letter when

  • Your landlord's deadline to return the deposit has passed and you have heard nothing.
  • You received only part of the deposit back with no itemized statement.
  • The deductions you were charged are for ordinary wear and tear.
  • You were charged for repairs that were already needed when you moved in.
  • You need a documented demand before filing in small claims court.

Why certified mail matters in Texas

Several states measure deadlines and bad-faith penalties from the date the landlord received your written demand. A certified mail receipt is what proves that date in court.

How it works

  1. 1

    Answer a few questions

    Names, addresses, dates and amounts. We assemble the letter and cite the statute that applies in your state.

  2. 2

    Review and edit

    Read the finished letter, change any wording you like, and see exactly what will be printed.

  3. 3

    We print and mail it

    Your letter is printed, folded, stamped and dropped in the mail — certified, if you want proof of delivery.

Texas security deposit demand questions

How long does a landlord have to return a security deposit in Texas?
In Texas, a landlord must return the security deposit within 30 days after you surrender the unit and give a forwarding address. The rule comes from Tex. Prop. Code § 92.103. A written description and itemized list of all deductions must accompany the refund.
What happens if my Texas landlord misses the deadline?
Three times the amount wrongfully withheld, plus $100 and reasonable attorney's fees, for bad faith. Courts generally look for a written demand before awarding those damages, which is what this letter creates.
Can my landlord deduct for normal wear and tear?
No. Every state distinguishes ordinary wear and tear — faded paint, worn carpet, small nail holes — from damage. Cleaning and repairs that simply restore the unit to rentable condition after normal use are the landlord's cost, not yours.
Should I send the demand by certified mail?
Yes. In Texas the landlord's obligation and any penalty are measured from written notice, and a certified mail return receipt is the cleanest proof of when they received it. Regular mail leaves you arguing about dates.
What do I do if the landlord still does not pay?
File in small claims court in the county where the property sits. Bring the lease, proof you paid the deposit, photos from move-out, this letter, and the certified mail receipt. Most security deposit claims fall well within small claims limits and do not require a lawyer.

Other Texas letters

Texas debt validation

Make a debt collector prove the debt is yours — and stop collection until they do.

Texas cease and desist

Formally demand that harassment, collection calls, or false statements stop — in writing, with proof.

Texas notice to vacate

Give your landlord proper written notice that you are moving out — on your state's timeline.

Security deposit demand letters in other states

Deadlines, penalties and required notice periods differ by state. Pick yours to get the rules that apply to you.

This is not legal advice.

SendPaperMail is not a law firm, does not provide legal advice, and is not a substitute for an attorney. Our generators assemble a document from the information you enter and mail it for you. The statutes cited on these pages are provided for general information, may have been amended, and may not apply to your situation — city and county ordinances are frequently stricter than state law. If your matter is contested, involves a significant amount of money, or has a filing deadline, talk to a licensed attorney in your state.