The Texas security deposit 30-day rule, explained

How the rule works

Under the Texas Property Code, once you've surrendered the unit, the landlord has 30 days to return the deposit and/or provide a written, itemized accounting of any deductions. Deductions must be for damages beyond normal wear and tear or amounts the lease lawfully allows — not for ordinary carpet wear, faded paint, or routine cleaning to freshen a unit. A landlord who acts in bad faith can be liable for $100 plus three times the wrongfully withheld amount plus attorney's fees — which is why a clear written demand referencing the statute so often shakes a deposit loose without court.

The two renter mistakes that break the rule: first, the clock and the landlord's duty depend on you providing a forwarding address in writing — no address, no obligation to mail anything (you don't forfeit the deposit, but you stall your own claim). Second, skipping the move-in condition documentation: the deposit fight is won at move-in, with photos and the inventory form submitted inside your lease's window.

The practical playbook

Photograph at move-in and move-out; submit the condition form; give written notice per your lease; deliver your forwarding address in writing at move-out; then wait the 30 days. If day 31 arrives empty, send a written demand citing the 30-day requirement and requesting the itemization. Small-claims (justice court) handles deposit cases up to $20,000 and is designed for self-representation. And if you chose a deposit-alternative product instead of a deposit — none of this applies; those fees were never refundable, which is exactly the trade we flagged.

Educational overview of Texas law, not legal advice; statutes change and leases add terms. For a specific dispute, consult a Texas attorney or legal aid (texaslawhelp.org).

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