Tex. Codes » Property Code · TITLE 8. LANDLORD AND TENANT · CHAPTER 92. RESIDENTIAL TENANCIES
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Tex. Prop. Code § 92.109 (2026)

Liability Of Landlord

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Sec. 92.109. LIABILITY OF LANDLORD. (a) A landlord who in bad faith retains a security deposit in violation of this subchapter is liable for an amount equal to the sum of $100, three times the portion of the deposit wrongfully withheld, and the tenant's reasonable attorney's fees in a suit to recover the deposit.

(b) A landlord who in bad faith does not provide a written description and itemized list of damages and charges in violation of this subchapter:

(1) forfeits the right to withhold any portion of the security deposit or to bring suit against the tenant for damages to the premises; and

(2) is liable for the tenant's reasonable attorney's fees in a suit to recover the deposit.

(c) In an action brought by a tenant under this subchapter, the landlord has the burden of proving that the retention of any portion of the security deposit was reasonable.

(d) A landlord who fails either to return a security deposit or to provide a written description and itemization of deductions on or before the 30th day after the date the tenant surrenders possession is presumed to have acted in bad faith.

Acts 1983, 68th Leg., p. 3641, ch. 576, Sec. 1, eff. Jan. 1, 1984.

Notes of Decisions
Cited in 53 cases (9 in the last 5 years), 1984–2026 · 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 7× “See Tex. PROP.Code AnN. § 92.109 (Vernon 1995).”
Shamoun v. Shough, 377 S.W.3d 63 (Tex. App.—Dallas 2012). · cites it 5× “See Tex. Prop. Code Ann. § 92.109 (a) (landlord “who in bad faith” retains a security deposit is liable for three times the portion of the *78 deposit wrongfully withheld).”
Rosalie Graf Schneider v. Charles Whatley & Virginia Whatley, 535 S.W.3d 236 (Tex. App.—El Paso 2017). · cites it 7× “Texas Property Code Section 92.109, which permits recovery from a landlord who in bad faith retains a security deposit.”
Smith v. Padgett, 513 N.E.2d 737 (Ohio 1987). “Chapter 80, Paragraph 101, Section 1; Tex. Property Code Ann. Section 92.109. See R.”
Williams v. Colthurst, 253 S.W.3d 353 (Tex. App.—Eastland 2008). “See Tex. PROp.Code Ann. § 92.109 (Vernon 2007).”
Shannon L. Johnson v. Waters at Elm Creek LLC, 416 S.W.3d 42 (Tex. App.—San Antonio 2013). · cites it 2× “” Tex. Prop.Code Ann. § 92.109(a),(b) (West 2007).”
Hanks v. Lake Towne Apts., 812 S.W.2d 625 (Tex. App.—Dallas 1991). · cites it 2× “We acknowledge that the claim, like the issue regarding the right of possession, arises out of the tenant-landlord relationship.”
Christopher L. Nguyen v. Rodrigo Orlando Kuljis, 414 S.W.3d 236 (Tex. App.—Houston [1st Dist.] 2013). · cites it 2× “2 See TEX. PROP. CODE ANN. § 92.109 (West 2007) (providing damages for failure to return deposit or provide accounting).”
Reed v. Ford, 760 S.W.2d 26 (Tex. App.—Dallas 1988). · cites it 3× “Tenant sued Owner, seeking a refund of his security deposit as well as penalties and attorneys’ fees under the Texas Property Code. TEX.PROP.CODE ANN. § 92.”
City of Garland v. Dallas Morning News, 969 S.W.2d 548 (Tex. App.—Dallas 1998). “, Tex. PROP.Code Ann. § 92.109(d) (Vernon 1984); Leskinen v.”
Leskinen v. Burford, 892 S.W.2d 135 (Tex. App.—Houston [14th Dist.] 1994). · cites it 2× “” Tex.Prop.Code Ann. § 92.108 (Vernon 1984) (Re-visor’s Note).”
Hardy v. 11702 Mem'l, Ltd., 176 S.W.3d 266 (Tex. App.—Houston [1st Dist.] 2004). “Tex. Prop.Code Ann. § 92.109(a) (Vernon 1995).”
Show all 53 citing cases →
Tex. Prop. Code § 92.109(a): 22 cases
Pulley v. Milberger, 198 S.W.3d 418 (Tex. App.—Dallas 2006). “See Tex. PROP.Code AnN. § 92.109 (Vernon 1995).”
Rosalie Graf Schneider v. Charles Whatley & Virginia Whatley, 535 S.W.3d 236 (Tex. App.—El Paso 2017). “Texas Property Code Section 92.109, which permits recovery from a landlord who in bad faith retains a security deposit.”
Hardy v. 11702 Mem'l, Ltd., 176 S.W.3d 266 (Tex. App.—Houston [1st Dist.] 2004). “Tex. Prop.Code Ann. § 92.109(a) (Vernon 1995).”
Shannon L. Johnson v. Waters at Elm Creek LLC, 416 S.W.3d 42 (Tex. App.—San Antonio 2013). “” Tex. Prop.Code Ann. § 92.109(a),(b) (West 2007).”
Hanks v. Lake Towne Apts., 812 S.W.2d 625 (Tex. App.—Dallas 1991). “We acknowledge that the claim, like the issue regarding the right of possession, arises out of the tenant-landlord relationship.”
Tex. Prop. Code § 92.109(b): 4 cases
Lorrie Frazin v. Marc Sauty, No. 05-15-00879-CV, 2016 WL 7163858 (Tex. App.—Dallas Nov. 7, 2016).
Scarlett Yarborough v. Vitrola Bar, Inc., No. 14-17-00609-CV (Tex. App.—Houston [14th Dist.] Oct. 15, 2019).
Meridian Grace v. Jessica Stapher Thompson, No. 03-12-00729-CV (Tex. App.—Austin July 3, 2014).
Kent Kohler v. Claudia Chiquillo, No. 03-14-00503-CV (Tex. App.—Austin Jan. 2, 2015).
Tex. Prop. Code § 92.109(b)(1): 1 case
Meridian Grace v. Jessica Stapher Thompson, No. 03-12-00729-CV (Tex. App.—Austin July 3, 2014).
Tex. Prop. Code § 92.109(b)(2): 1 case
Lorrie Frazin v. Marc Sauty, No. 05-15-00879-CV, 2016 WL 7163858 (Tex. App.—Dallas Nov. 7, 2016).
Tex. Prop. Code § 92.109(c): 13 cases
Pulley v. Milberger, 198 S.W.3d 418 (Tex. App.—Dallas 2006). “See Tex. PROP.Code AnN. § 92.109 (Vernon 1995).”
Shamoun v. Shough, 377 S.W.3d 63 (Tex. App.—Dallas 2012). “See Tex. Prop. Code Ann. § 92.109 (a) (landlord “who in bad faith” retains a security deposit is liable for three times the portion of the *78 deposit wrongfully withheld).”
Rosalie Graf Schneider v. Charles Whatley & Virginia Whatley, 535 S.W.3d 236 (Tex. App.—El Paso 2017). “Texas Property Code Section 92.109, which permits recovery from a landlord who in bad faith retains a security deposit.”
Lorrie Frazin v. Marc Sauty, No. 05-15-00879-CV, 2016 WL 7163858 (Tex. App.—Dallas Nov. 7, 2016).
James D.C. Robinson & Clair E.M. Robinson v. Murali Bontha, No. 01-19-00777-CV (Tex. App.—Houston [1st Dist.] Dec. 15, 2020).
Tex. Prop. Code § 92.109(d): 16 cases
Shamoun v. Shough, 377 S.W.3d 63 (Tex. App.—Dallas 2012). “See Tex. Prop. Code Ann. § 92.109 (a) (landlord “who in bad faith” retains a security deposit is liable for three times the portion of the *78 deposit wrongfully withheld).”
City of Garland v. Dallas Morning News, 969 S.W.2d 548 (Tex. App.—Dallas 1998). “, Tex. PROP.Code Ann. § 92.109(d) (Vernon 1984); Leskinen v.”
Rosalie Graf Schneider v. Charles Whatley & Virginia Whatley, 535 S.W.3d 236 (Tex. App.—El Paso 2017). “Texas Property Code Section 92.109, which permits recovery from a landlord who in bad faith retains a security deposit.”
Shannon L. Johnson v. Waters at Elm Creek LLC, 416 S.W.3d 42 (Tex. App.—San Antonio 2013). “” Tex. Prop.Code Ann. § 92.109(a),(b) (West 2007).”
Ackermann ex rel. Ackermann v. Wyeth Pharm., 471 F. Supp. 2d 739 (E.D. Tex. 2006).
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