How to Write a Legal Security Deposit Demand Letter in Texas
In Texas, security deposits are governed by Texas Property Code § 92.103. Landlords must return your deposit within 30 days of move-out, and wrongful withholding can expose them to damages up to 3× the deposit plus $100 civil penalty plus attorney's fees.
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Generate free preview →Texas security deposit law at a glance
- Governing statute
- Texas Property Code § 92.103
- Cite in your letter as
- Tex. Prop. Code § 92.103
- Return deadline
- 30 days after move-out
- Penalty for bad faith
- 3× the wrongfully withheld amount
- Small claims limit
- $20,000
5 steps to a demand letter that gets a response
- 1
State the facts up front
Open with your deposit amount, the property address, and your move-out date. Make clear you are formally disputing the deductions — not asking a favor.
- 2
Cite Tex. Prop. Code § 92.103
Reference Texas Property Code § 92.103 by name. Texas landlords must return the deposit within 30 days and may only withhold for damage beyond normal wear and tear. Naming the statute signals you know your rights.
- 3
Itemize every disputed charge
List each deduction and explain why it is not lawful — routine cleaning, repainting, and ordinary carpet wear are the landlord's cost of doing business, not yours.
- 4
State the penalty exposure
Spell out that wrongful withholding under Tex. Prop. Code § 92.103 can expose the landlord to damages up to 3× the deposit plus $100 civil penalty plus attorney's fees. This is what moves landlords to settle.
- 5
Set a deadline and send certified
Demand return within 30 days and send the letter via USPS Certified Mail with Return Receipt. The receipt is your proof of delivery if you end up in Texas small claims court (limit $20,000).
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Frequently Asked Questions
What law governs security deposit demand letters in Texas?
Texas Property Code § 92.103 (cited in letters as Tex. Prop. Code § 92.103) governs security deposits in Texas. It requires return within 30 days of move-out and limits deductions to damage beyond normal wear and tear.
How much can I demand in Texas?
You can demand the full amount that was wrongfully withheld. If the landlord acted in bad faith, Tex. Prop. Code § 92.103 allows for damages up to 3× the deposit plus $100 civil penalty plus attorney's fees, which you can pursue in small claims court (Texas limit: $20,000).
Do I have to send the demand letter by certified mail in Texas?
It is not always legally required, but it is strongly recommended. Certified mail with a return receipt proves the landlord received your demand and started the clock — essential evidence if you file in Texas small claims court.
Can I see a Texas demand letter before I pay?
Yes. You can generate a free instant preview of a Texas security deposit demand letter — citing Tex. Prop. Code § 92.103 — with no account or payment required.
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