What can I deduct from a security deposit?

Lawful deductions usually include unpaid rent, damage beyond ordinary wear and tear, and certain cleaning or repair costs allowed by the lease and statute. Itemize each charge.

What if I have no deductions?

Return the full deposit within the 30-day window. Send it to the tenant’s forwarding address if you have one.

Texas · Deposit itemization · Free to generate and download

Texas Security Deposit Itemization

After a Texas tenancy ends, unused deposit money is generally due within 30 days, with an itemized list of lawful deductions (Tex. Prop. Code §§ 92.103, 92.104, 92.107). This generator writes that accounting.

Return unused deposit within 30 days, to the extent the statute requires.
Ordinary wear and tear is not deductible.
Ask the tenant for a written forwarding address.

Open a filled sample with every optional field and checkbox completed.

Texas disclosure checklist

Last reviewed 2026-08-15. Confirm current statutes before you rely on this list.

Owner / manager identityRequired
The lease must name the owner or management company and give a street address (not only a P.O. box) for notices and service of process.
Tex. Prop. Code § 92.201
Flood / floodplain noticeRequired
Give a written flood notice at or before signing. Both parties should sign it. Short-term stays under 30 days and some sale-related occupancies are excepted.
Tex. Prop. Code § 92.0135
Repair-and-deduct / judicial remediesRequired
The lease should disclose the tenant’s repair and judicial remedies in bold or underlined type. Missing that language can cost the landlord procedural protections.
Tex. Prop. Code § 92.056
Smoke detectorsRequired
Residential landlords must install and maintain smoke alarms and tell tenants how to report a problem.
Tex. Prop. Code §§ 92.251–92.261
Security devicesRequired
Texas requires certain locks and security devices. Tenants can request compliant devices; landlords who ignore the request can face rent deduction or termination.
Tex. Prop. Code §§ 92.151–92.170
Late-fee rulesRequired
A late fee must be in the lease, must be reasonable, and generally cannot be charged until two full days after rent is due.
Tex. Prop. Code § 92.019
Lead-based paint (pre-1978)If it applies
Federal lead disclosure and the EPA pamphlet still apply to pre-1978 housing.
42 U.S.C. § 4852d; 24 CFR Part 35

Deposit rule of thumb

Texas does not cap how large a residential security deposit may be. After the tenant surrenders the unit and gives a written forwarding address, the landlord generally has 30 days to return the unused deposit or send an itemized list of deductions. A lease term that requires advance notice of surrender as a condition of refund is effective only if it is underlined or in conspicuous bold print.

Tex. Prop. Code §§ 92.103, 92.104, 92.107

Texas does not prescribe a statewide 24-hour entry rule. Put a reasonable-notice entry clause in the lease. Emergency entry and agreed repairs are customary.

For a month-to-month tenancy, written notice generally must be at least one month if rent is paid monthly (Tex. Prop. Code § 91.001). The tenancy ends on the later of the date in the notice or one month after notice is given.

LeaseGen.io is not a law firm. These notes are educational summaries, not advice.

Frequently asked questions

Plain-language answers about Texas deposit itemization papers. LeaseGen.io is not a law firm. Confirm current statutes before anyone signs.

When must a landlord return a deposit in Texas?: Texas does not cap how large a residential security deposit may be. After the tenant surrenders the unit and gives a written forwarding address, the landlord generally has 30 days to return the unused deposit or send an itemized list of deductions. A lease term that requires advance notice of surrender as a condition of refund is effective only if it is underlined or in conspicuous bold print. Unused money is generally due within 30 days (Tex. Prop. Code §§ 92.103, 92.104, 92.107).
What can I deduct from a security deposit?: Lawful deductions usually include unpaid rent, damage beyond ordinary wear and tear, and certain cleaning or repair costs allowed by the lease and statute. Itemize each charge.
What if I have no deductions?: Return the full deposit within the 30-day window. Send it to the tenant’s forwarding address if you have one.

Texas Security Deposit Itemization

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