Tex. Codes » Property Code · TITLE 8. LANDLORD AND TENANT · CHAPTER 92. RESIDENTIAL TENANCIES
Texas Codes

Tex. Prop. Code § 92.109 (2026)

Liability Of Landlord

✓ current as of May 2026
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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. 2006).
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Pulley v. Milberger, 198 S.W.3d 418 (Tex. App. 2006). · cites it 7× “See Tex. PROP.Code AnN. § 92.109 (Vernon 1995).”
Shamoun v. Shough, 377 S.W.3d 63 (Tex. App. 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. 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. 2008). “See Tex. PROp.Code Ann. § 92.109 (Vernon 2007).”
Shannon L. Johnson & Javier G. Gonzalez v. Waters at Elm Creek LLC, 416 S.W.3d 42 (Tex. App. 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. 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, Tho Nguyen & Giang Nguyen v. Rodrigo Orlando Kuljis, 414 S.W.3d 236 (Tex. App. 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. 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. 1998). “, Tex. PROP.Code Ann. § 92.109(d) (Vernon 1984); Leskinen v.”
Leskinen v. Burford, 892 S.W.2d 135 (Tex. App. 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. 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. 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. 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. 2004). “Tex. Prop.Code Ann. § 92.109(a) (Vernon 1995).”
Shannon L. Johnson & Javier G. Gonzalez v. Waters at Elm Creek LLC, 416 S.W.3d 42 (Tex. App. 2013). “” Tex. Prop.Code Ann. § 92.109(a),(b) (West 2007).”
Hanks v. Lake Towne Apts., 812 S.W.2d 625 (Tex. App. 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 & Benedicte Sauty (Tex. App. 2016).
Scarlett Yarborough v. Vitrola Bar, Inc., Pete Mitchell, & Vera Mitchell (Tex. App. 2019).
Meridian Grace v. Jessica Stapher Thompson & Marc Thompson (Tex. App. 2014).
Kent Kohler v. Claudia Chiquillo (Tex. App. 2015).
— Tex. Prop. Code § 92.109(b)(1) — 1 case
Meridian Grace v. Jessica Stapher Thompson & Marc Thompson (Tex. App. 2014).
— Tex. Prop. Code § 92.109(b)(2) — 1 case
Lorrie Frazin v. Marc Sauty & Benedicte Sauty (Tex. App. 2016).
— Tex. Prop. Code § 92.109(c) — 13 cases
Pulley v. Milberger, 198 S.W.3d 418 (Tex. App. 2006). “See Tex. PROP.Code AnN. § 92.109 (Vernon 1995).”
Shamoun v. Shough, 377 S.W.3d 63 (Tex. App. 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. 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 & Benedicte Sauty (Tex. App. 2016).
James D.C. Robinson & Clair E.M. Robinson v. Murali Bontha & Swathi Bontha (Tex. App. 2020).
— Tex. Prop. Code § 92.109(d) — 16 cases
Shamoun v. Shough, 377 S.W.3d 63 (Tex. App. 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. 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. 2017). “Texas Property Code Section 92.109, which permits recovery from a landlord who in bad faith retains a security deposit.”
Shannon L. Johnson & Javier G. Gonzalez v. Waters at Elm Creek LLC, 416 S.W.3d 42 (Tex. App. 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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