Updated 2026 · Texas Law
Security Deposit Laws in Dallas, Texas (2026)
Under Tex. Prop. Code § 92.103, landlords in Dallas must return your security deposit within 30 days after you vacate the unit. Failure to comply entitles you to the deposit plus statutory penalties. This page is a plain-language reference to Texas's security deposit statute as it applies to Dallas renters. Dallas follows Texas state law with no additional city-specific deposit ordinance.
30
Days to Return
Up to 3× deposit
Penalty
$20,000
Small Claims Limit
Texas Security Deposit Statute — Quick Reference
Statute
Return Deadline
30 days after tenancy ends — Must send to last known address
Penalty
If your landlord acts in bad faith, you can recover $100 plus three times the amount wrongfully withheld, plus attorney's fees
Small Claims Limit
$20,000
Filing Fee
$35–$100
The 30-Day Return Deadline in Detail
Under Tex. Prop. Code § 92.103, a Dallas landlord has 30 calendar days after the tenancy ends to return your security deposit. If the landlord makes deductions, they must provide a written, itemized statement of each deduction along with copies of receipts, invoices, or estimates supporting each charge.
Important: Must send to last known address. The clock starts when the tenancy legally terminates — typically your move-out date or lease end date, whichever is later. To protect your rights, provide your forwarding address in writing on or before your move-out date.
Penalty for Violation
Texas Statutory Penalty
If your landlord acts in bad faith, you can recover $100 plus three times the amount wrongfully withheld, plus attorney's fees
Cite: Tex. Prop. Code § 92.103 · Tex. Prop. Code § 92.109
3x the deposit wrongfully withheld plus $100. To recover these penalties, file in small claims court in Dallas's jurisdiction. You may also send a formal demand letter first — many landlords return deposits once they receive a written legal demand citing the applicable statute.
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Small Claims Court — Texas
How to find your court
File at the Justice of the Peace Court in the precinct where the property is located.
Texas court finder →Dallas Security Deposit FAQ
How long does a Dallas landlord have to return my security deposit?
30 days after you surrender the property and provide your forwarding address, under Tex. Prop. Code § 92.103. Surrender means you have vacated with no intent to return. The landlord must mail the deposit or a written itemized description of deductions to your forwarding address within 30 days. Without a written forwarding address, the landlord's 30-day obligation may be delayed.
What is the penalty if my Dallas landlord wrongfully keeps my deposit?
Under Tex. Prop. Code § 92.109, a landlord acting in bad faith who retains a deposit is liable for 3x the amount wrongfully withheld, plus $100 in statutory damages, plus the tenant's reasonable attorney fees and court costs. Texas's bad faith standard has been applied broadly — courts have found bad faith where landlords simply failed to respond within 30 days.
What documentation must my Dallas landlord provide with any deductions?
Under Tex. Prop. Code § 92.104, the landlord must provide a written description and itemized list of all deductions within 30 days of move-out. A landlord who fails to provide this written itemization — even if actual damage existed — forfeits the right to retain any amount from the deposit. Deductions must identify the specific damage and the cost to remedy it.
What are normal wear and tear vs. actual damage in Texas?
Texas law prohibits deductions for 'normal wear and tear' (Tex. Prop. Code § 92.102). Courts have generally held that normal wear includes minor scuffs, small nail holes from standard picture-hanging, carpet wear from ordinary foot traffic, and faded paint. Actual damage includes large holes, pet damage, broken fixtures, significant carpet stains, and unreasonably dirty conditions requiring professional remediation.
How do I sue my Dallas landlord in small claims court for my deposit?
File at the Justice of the Peace Court in the precinct where the rental property is located. Dallas County has multiple JP Court locations. Texas Justice Court handles small claims up to $20,000 — the highest limit in this guide. Filing fees are approximately $35–$100. If you prevail on a bad faith claim, the court can award 3x the wrongfully withheld amount plus $100 and attorney fees.
Related Resources
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This page is a general legal reference for informational purposes only and does not constitute legal advice. Security deposit laws may change; always verify the current statute before taking action. Full disclaimer →