Texas Security Deposit Demand Letter (Property Code § 92.103)
Moved out and still waiting on your deposit? A clear, written demand is usually the first step — and often the last one needed. Answer the questions below and your letter fills itself in as you type.
Your details
No account needed. Your letter updates as you type.
Live preview
Free to preview[Your full name]
[Your forwarding address]
October 15, 2026
[Landlord or property manager name]
Re: Demand for return of security deposit — [Rental address]
Dear [Landlord or property manager name],
I was a tenant at [Rental address] and moved out on [Move-out date]. At the start of my tenancy I paid a security deposit of [Deposit amount ($)]. So far none of my deposit has been returned, and I have not received an itemized statement of deductions.
Under Texas Property Code § 92.103, a landlord must refund the security deposit, with a written, itemized list of any deductions, within 30 days after the tenant surrenders the premises. This letter also provides my forwarding address in writing.
Please send [Deposit amount ($)] to me at the forwarding address above within 14 days of the date of this letter. If you believe you are entitled to keep any part of the deposit, please send a written, itemized statement of each deduction, with copies of receipts or invoices.
If I have not received the deposit or a proper itemized statement by October 29, 2026, I intend to file a claim in small claims court, where I may ask for $100, plus three times the portion of the deposit wrongfully withheld, plus reasonable legal fees, if the deposit was kept in bad faith.
I would prefer to resolve this without going to court, and I am keeping a copy of this letter and proof of mailing for my records.
Sincerely,
[Your full name]
- Clean PDF + editable Word (.docx)
- No watermark, print-ready on US Letter
- Download link emailed to you
One-time payment, secure checkout by Stripe. FairLetter is not a law firm and does not provide legal advice. Letters are templates you customize and send yourself.
How security deposits work in Texas
Texas landlords must refund a security deposit, with a written, itemized list of any deductions, within 30 days after the tenant surrenders the property. Normal wear and tear can't be deducted.
There is an important catch: a Texas landlord doesn't have to return the deposit until the tenant gives a forwarding address in writing. This letter includes your forwarding address, so send it even if you think you already gave one.
A landlord who fails to return the deposit or provide the itemized list within 30 days is presumed to have acted in bad faith. Also note that Texas tenants generally can't withhold their last month's rent on the theory that the deposit will cover it.
What to do, step by step
Fill in your details
Answer the questions above. Your letter updates live as you type, so you can check every detail before you send it.
Send it in a way you can prove
Mail the letter by certified mail with return receipt and keep the receipt. If your lease lists an email address for notices, send a copy there too.
Wait for a reply
Give your landlord the 14 days stated in the letter. For reference, Texas's own deadline under Property Code § 92.103 is 30 days after move-out.
Gather your evidence
Collect your lease, move-in and move-out photos, any inspection checklist, rent receipts and every message about the deposit.
File in small claims if needed
If the deposit still doesn't come back, you can file in small claims court (Texas limit: $20,000 (justice court)). Bring this letter and your proof of mailing.
What if the landlord ignores the letter?
Silence doesn't end the matter. Your letter creates a dated record that you asked for the deposit back and gave a reasonable deadline — exactly what a small claims judge will want to see.
In Texas, the rules are set out in Texas Property Code §§ 92.101–92.109. If a landlord keeps a deposit without following them, a court may award $100, plus three times the portion of the deposit wrongfully withheld, plus reasonable legal fees, if the deposit was kept in bad faith.
Small claims court is designed for people representing themselves: filing fees are modest, forms are short, and hearings are informal. In Texas the limit is $20,000 (justice court), which covers nearly every deposit dispute.
Example Texas security deposit demand letter
A filled-in sample with made-up details, so you can see the finished result.
Jordan Rivera
88 Pine Ave, Springfield
October 5, 2026
Oakview Property Management
500 Market St, Suite 200, Springfield
Re: Demand for return of security deposit — 123 Elm St, Apt 4B, Springfield
Dear Oakview Property Management,
I was a tenant at 123 Elm St, Apt 4B, Springfield and moved out on August 31, 2026. At the start of my tenancy I paid a security deposit of $1,800.00. So far you have returned $300.00, leaving $1,500.00 outstanding.
Under Texas Property Code § 92.103, a landlord must refund the security deposit, with a written, itemized list of any deductions, within 30 days after the tenant surrenders the premises. This letter also provides my forwarding address in writing.
I returned all keys on August 31 and took dated photos of every room, which show the unit clean and undamaged apart from normal wear and tear.
Please send $1,500.00 to me at the forwarding address above within 14 days of the date of this letter. If you believe you are entitled to keep any part of the deposit, please send a written, itemized statement of each deduction, with copies of receipts or invoices.
If I have not received the deposit or a proper itemized statement by October 19, 2026, I intend to file a claim in small claims court, where I may ask for $100, plus three times the portion of the deposit wrongfully withheld, plus reasonable legal fees, if the deposit was kept in bad faith.
I would prefer to resolve this without going to court, and I am keeping a copy of this letter and proof of mailing for my records.
Sincerely,
Jordan Rivera
Frequently asked questions
How long does a Texas landlord have to return a security deposit?
30 days after you move out, as long as you've given a forwarding address in writing. The refund must come with an itemized list of any deductions.
Do I need to give my landlord a forwarding address in Texas?
Yes. The landlord isn't required to return the deposit until you provide a written forwarding address, which is why this letter includes one.
What if my Texas landlord keeps my deposit in bad faith?
The landlord can be ordered to pay $100, three times the amount wrongfully withheld, and reasonable legal fees. Missing the 30-day deadline creates a presumption of bad faith.
Can I use my deposit as my last month's rent in Texas?
Generally no. Withholding last month's rent against the deposit can expose a tenant to a penalty of up to three times the rent withheld.
Do I have to send a demand letter before going to small claims?
Many courts expect you to have asked for the money first, and a written demand is the simplest proof that you did. It also resolves a large share of disputes on its own.
How should I send the letter?
Use a method that gives you proof of delivery, such as certified mail with return receipt. Keep a copy of the letter and the receipt together.
FairLetter is not a law firm and does not provide legal advice. Letters are templates you customize and send yourself.