Tex. Codes » Property Code · TITLE 8. LANDLORD AND TENANT · CHAPTER 92. RESIDENTIAL TENANCIES
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Tex. Prop. Code § 92.104 (2026)

Retention Of Security Deposit; Accounting

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Sec. 92.104. RETENTION OF SECURITY DEPOSIT; ACCOUNTING. (a) Before returning a security deposit, the landlord may deduct from the deposit damages and charges for which the tenant is legally liable under the lease or as a result of breaching the lease.

(b) The landlord may not retain any portion of a security deposit to cover normal wear and tear.

(c) If the landlord retains all or part of a security deposit under this section, the landlord shall give to the tenant the balance of the security deposit, if any, together with a written description and itemized list of all deductions. The landlord is not required to give the tenant a description and itemized list of deductions if:

(1) the tenant owes rent when he surrenders possession of the premises; and

(2) there is no controversy concerning the amount of rent owed.

Acts 1983, 68th Leg., p. 3640, ch. 576, Sec. 1, eff. Jan. 1, 1984.

Notes of Decisions
Cited in 23 cases (5 in the last 5 years), 1988–2024 · leading case: Pulley v. Milberger, 198 S.W.3d 418 (Tex. App.—Dallas 2006).
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Pulley v. Milberger, 198 S.W.3d 418 (Tex. App.—Dallas 2006). · cites it 4× “Tex. Prop. Code Ann. § 92.104 (b). If the landlord retains all or part of the security deposit, the landlord shall give the tenant, within thirty days of the tenant’s surrender of the premises: (1) the balance of the security deposit, if any; (2) a written description of the…”
Hardy v. 11702 Mem'l, Ltd., 176 S.W.3d 266 (Tex. App.—Houston [1st Dist.] 2004). · cites it 4× “” Tex. PROp.Code Ann. § 92.104(a) (Vernon 1995).”
Shamoun v. Shough, 377 S.W.3d 63 (Tex. App.—Dallas 2012). “Tex. Prop.Code Ann. § 92.104(c). In Question 9 of the jury charge, the jury was instructed consistent with these statutory provisions, and Tenant made no objection to the question or the instruction.”
Rosalie Graf Schneider v. Charles Whatley & Virginia Whatley, 535 S.W.3d 236 (Tex. App.—El Paso 2017). · cites it 2× “Tex.Prop.Code Ann. § 92.104 (West 2014). When a tenant brings a cause of action to recover a wrongfully held security deposit, the landlord has the burden of proving that the retention of any portion of the security deposit was reasonable.”
Leskinen v. Burford, 892 S.W.2d 135 (Tex. App.—Houston [14th Dist.] 1994). “Tex.Prop.Code Ann. § 92.104(b) (Vernon 1984).”
Reed v. Ford, 760 S.W.2d 26 (Tex. App.—Dallas 1988). “TEX.PROP.CODE ANN. § 92.104(e) (Vernon 1984).”
Younker v. Inv. Realty, Inc., 461 S.W.3d 1 (Mo. Ct. App. 2015). “Codified Laws § 43-32-24 , Tex. Prop.Code Ann. § 92.104, Utah Code Ann.”
Lost Creek Ventures, LLC v. Alan Pilgrim, No. 01-15-00375-CV, 2016 WL 3569756 (Tex. App. June 30, 2016). · cites it 2× “TEX. PROP. CODE ANN. § 92.104(a)–(c). Rather, they made an offer “in settlement of any deposit and rent issues in full,” and withheld a sum not based on any itemization of damage.”
Charles J. Melnik v. Dewayne Baldwin, No. 04-18-00254-CV (Tex. App.—San Antonio June 5, 2019). · cites it 2× “TEX. PROP. CODE ANN. § 92.104(a); see also Cotter v.”
Frazin, Lorrie v. Sauty, Marc & Benedicte, No. 05-12-00137-CV (Tex. App.—Dallas Aug. 5, 2014). · cites it 3× “TEX. PROP. CODE ANN. § 92.104(1)(c). C. Application of the Law to the Facts The Sautys moved for traditional summary judgment on their claim for failure to return the security deposit.”
Texan Pearl, LLC v. Victoria Koegel, No. 03-14-00556-CV (Tex. App.—Austin Oct. 14, 2015). · cites it 2× “See Tex. Prop. Code § 92.104(a), (b); see also id.”
Lorrie Frazin v. Marc Sauty, No. 05-15-00879-CV, 2016 WL 7163858 (Tex. App.—Dallas Nov. 7, 2016). “6 We note that subchapter C employs various terms that appear to be synonymous to describe the obligation of a landlord to notify the tenant of reasons for security deposit retention: “accounting” and “written description and itemized list of all deductions,” see TEX. PROP. CODE…”
Show all 23 citing cases →
Tex. Prop. Code § 92.104(1)(c): 1 case
Frazin, Lorrie v. Sauty, Marc & Benedicte, No. 05-12-00137-CV (Tex. App.—Dallas Aug. 5, 2014). “TEX. PROP. CODE ANN. § 92.104(1)(c). C. Application of the Law to the Facts The Sautys moved for traditional summary judgment on their claim for failure to return the security deposit.”
Tex. Prop. Code § 92.104(a): 6 cases
Pulley v. Milberger, 198 S.W.3d 418 (Tex. App.—Dallas 2006). “Tex. Prop. Code Ann. § 92.104 (b). If the landlord retains all or part of the security deposit, the landlord shall give the tenant, within thirty days of the tenant’s surrender of the premises: (1) the balance of the security deposit, if any; (2) a written description of the…”
Hardy v. 11702 Mem'l, Ltd., 176 S.W.3d 266 (Tex. App.—Houston [1st Dist.] 2004). “” Tex. PROp.Code Ann. § 92.104(a) (Vernon 1995).”
Lost Creek Ventures, LLC v. Alan Pilgrim, No. 01-15-00375-CV, 2016 WL 3569756 (Tex. App. June 30, 2016). “TEX. PROP. CODE ANN. § 92.104(a)–(c). Rather, they made an offer “in settlement of any deposit and rent issues in full,” and withheld a sum not based on any itemization of damage.”
Charles J. Melnik v. Dewayne Baldwin, No. 04-18-00254-CV (Tex. App.—San Antonio June 5, 2019). “TEX. PROP. CODE ANN. § 92.104(a); see also Cotter v.”
Texan Pearl, LLC v. Victoria Koegel, No. 03-14-00556-CV (Tex. App.—Austin Oct. 14, 2015). “See Tex. Prop. Code § 92.104(a), (b); see also id.”
Tex. Prop. Code § 92.104(b): 3 cases
Leskinen v. Burford, 892 S.W.2d 135 (Tex. App.—Houston [14th Dist.] 1994). “Tex.Prop.Code Ann. § 92.104(b) (Vernon 1984).”
Rosalie Graf Schneider v. Charles Whatley & Virginia Whatley, 535 S.W.3d 236 (Tex. App.—El Paso 2017). “Tex.Prop.Code Ann. § 92.104 (West 2014). When a tenant brings a cause of action to recover a wrongfully held security deposit, the landlord has the burden of proving that the retention of any portion of the security deposit was reasonable.”
Meridian Grace v. Jessica Stapher Thompson, No. 03-12-00729-CV (Tex. App.—Austin July 3, 2014).
Tex. Prop. Code § 92.104(c): 4 cases
Pulley v. Milberger, 198 S.W.3d 418 (Tex. App.—Dallas 2006). “Tex. Prop. Code Ann. § 92.104 (b). If the landlord retains all or part of the security deposit, the landlord shall give the tenant, within thirty days of the tenant’s surrender of the premises: (1) the balance of the security deposit, if any; (2) a written description of the…”
Shamoun v. Shough, 377 S.W.3d 63 (Tex. App.—Dallas 2012). “Tex. Prop.Code Ann. § 92.104(c). In Question 9 of the jury charge, the jury was instructed consistent with these statutory provisions, and Tenant made no objection to the question or the instruction.”
Texan Pearl, LLC v. Victoria Koegel, No. 03-14-00556-CV (Tex. App.—Austin Oct. 14, 2015). “See Tex. Prop. Code § 92.104(a), (b); see also id.”
Frazin, Lorrie v. Sauty, Marc & Benedicte, No. 05-12-00137-CV (Tex. App.—Dallas Aug. 5, 2014). “TEX. PROP. CODE ANN. § 92.104(1)(c). C. Application of the Law to the Facts The Sautys moved for traditional summary judgment on their claim for failure to return the security deposit.”
Tex. Prop. Code § 92.104(e): 1 case
Reed v. Ford, 760 S.W.2d 26 (Tex. App.—Dallas 1988). “TEX.PROP.CODE ANN. § 92.104(e) (Vernon 1984).”
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