2026 Verified Benchmark & Execution Guide
Texas Security Deposit Demand (Prop. Code § 92.109): Presumed Bad Faith & 3x Deposit + Attorney Fees
How to invoke Texas's statutory presumption of bad faith when a landlord withholds your deposit past 30 days.
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1. Quantitative Benchmarks & Statutory / Clinical Standards
| Parameter / Rule | Standard / Threshold | Actionable Savings / Protection |
|---|---|---|
| 30-Day Statutory Clock | Tex. Prop. Code § 92.103 & § 92.109(d) | Triggered the day tenant surrenders premises and provides forwarding address |
| Presumed Bad Faith | After Day 30 Without Accounting | Landlord is legally presumed to have acted in bad faith |
| Mandatory Treble Award | Tex. Prop. Code § 92.109(a) | $100 + 3x the wrongfully withheld portion + reasonable attorney fees |
2. Step-by-Step Execution Protocol
Under Texas Property Code § 92.109(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 tenant surrenders possession is presumed to have acted in bad faith—triggering liability for $100, three times the portion wrongfully withheld, and attorney's fees.
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