Free template · Prop. Code § 92.109

Sample Texas security deposit demand letter

A real example of a Texas deposit demand letter, then a fill-in template you can copy. Both cite Texas Property Code §§ 92.103–92.109, the law your landlord has to follow.

Checked against the official text on October 30, 2026 · How we check the law

The sample letter

This sample uses a made-up tenant and landlord. Your letter would use your own dates, amounts and story. The underlined sentence is the part most landlords pay attention to.

Maria Lopez

88 Linden St

Apt 3

Austin, TX 78704

October 12, 2026

Oakwood Property Management

500 Commerce Blvd

Suite 210

Austin, TX 78704

Sent by USPS Certified Mail

Re: Demand for return of security deposit: 2210 S 1st St, Apt 2B, Austin, TX 78704

Dear Oakwood Property Management:

I rented 2210 S 1st St, Apt 2B, Austin, TX 78704 from you until I moved out on August 15, 2026. I paid a security deposit of $1,650.

When I moved out, I returned the keys and left the apartment clean, and I photographed every room. I gave you my forwarding address in writing the same day. Since then I have asked about my deposit twice by e-mail, on September 3 and September 17, and have not received a reply, the deposit, or any statement of deductions.

Texas Property Code §§ 92.103 and 92.104 required you to refund my deposit, or give me a written description and itemized list of any deductions, within 30 days after I surrendered the premises and gave you my forwarding address in writing, which was by September 14, 2026. I have received neither. Under § 92.109(d), a landlord who misses this deadline is presumed to have acted in bad faith. Under § 92.109(a), a landlord who in bad faith keeps a security deposit is liable for $100, three times the portion wrongfully withheld, and reasonable attorney's fees. Under § 92.109(c), the landlord has the burden of proving that keeping any part of a deposit was reasonable.

I ask that you pay me the $1,650 still owed no later than October 26, 2026, by check payable to Maria Lopez and mailed to the address at the top of this letter.

If I do not receive payment by then, I am prepared to file a claim in justice court to recover my deposit, any damages allowed by Prop. Code § 92.109, and court costs.

I would prefer to resolve this without going to court. Please keep this letter for your records.

Sincerely,

Maria Lopez

Get this letter with your own details

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Fill-in template

Copy this into a document, replace every [bracket], and delete the brackets that don't apply to you.

[Your full name]
[Your current mailing address]

[Today's date]
Sent by USPS Certified Mail

[Landlord or property manager's name]
[Their mailing address]

Re: Demand for return of security deposit: [rental address]

Dear [Landlord's name]:

I rented [rental address] from you until I moved out on [move-out date]. I paid a security deposit of $[amount]. [You have returned $[amount] of it.]

[In two or three sentences: the condition you left the unit in, when you gave your forwarding address, and any contact since. Stick to facts and dates.]

I gave you my forwarding address in writing on [date]. [Or: My forwarding address is shown at the top of this letter, and this letter is my written statement of that address under Texas Property Code § 92.107.] Under §§ 92.103 and 92.104, a landlord must refund the deposit, or give a written description and itemized list of deductions, within 30 days. Under § 92.109(d), a landlord who fails to do so is presumed to have acted in bad faith, and under § 92.109(a), a landlord who in bad faith keeps a deposit is liable for $100, three times the portion wrongfully withheld, and reasonable attorney's fees.

I ask that you pay me the $[amount still owed] no later than [a date about 14 days from today], by check payable to [your name] and mailed to the address at the top of this letter.

If I do not receive payment by then, I am prepared to file a claim in justice court to recover my deposit, any damages allowed by Prop. Code § 92.109, and court costs.

I would prefer to resolve this without going to court. Please keep this letter for your records.

Sincerely,
[Your signature]
[Your full name]

Make it work

Be specific: exact dates, exact amounts, the address of the rental.
Stay calm and factual. A judge may read this letter later.
Dispute each deduction you disagree with, one by one. Ordinary wear and tear isn't chargeable; see normal wear and tear vs. damage.
Include your forwarding address. In Texas, the landlord's 30 days don't start until they have it in writing.
Give a clear payment date, and say what you'll do if it passes.

How to send it

Send it by USPS Certified Mail to the address where your landlord or property manager receives mail. Certified Mail gives you a dated record that you asked in writing, which matters if you end up in court. Keep a copy of the letter and the receipt together.

Prefer to skip the post office? We print yours and mail it by Certified Mail with you as the sender, and put the tracking number on your case page.

Questions

Can I just use this template?

Yes, it's free. Fill in every bracket, delete the ones that don't apply, and check the dates against Texas's deadline. If you'd rather not, we write yours from your answers, with your landlord's exact deadline, the amount and the penalty filled in, for $19.99.

How should I send it?

By USPS Certified Mail, ideally with a return receipt, to the address where your landlord receives mail, which is often not the rental itself. Keep a copy of the letter and the mailing receipt. E-mailing a copy as well doesn't hurt.

How long should I give my landlord to pay?

About 14 days is common and reasonable. It's long enough to be fair and short enough to keep things moving.

What if they still don't pay?

Then you can file in justice court. See how to sue for your deposit in Texas.

Sources

General information about the law, not legal advice. Laws change and courts decide cases on their facts; for advice about your situation, talk to a licensed attorney in your state. Instant Legal Letters is a self-help writing tool, not a law firm.