✅ Texas Security Deposit Disposition Statement

Texas Security Deposit Disposition Statement — Complete Guide

When a Texas tenancy ends well — unit returned in good shape, all rent paid, keys handed back — the last piece of administrative work is returning the security deposit. Texas Property Code §92.103 requires that return within 30 days of surrender. When there are no deductions, a Disposition Statement documents the full return in a clean, professional way.

Most Texas landlords use the same form for both full returns and itemized deductions. That works, but a dedicated Disposition Statement sends a clearer message: “No deductions taken — here’s your check. Thank you for being a good tenant.” It builds goodwill, creates a clean paper trail, and takes about five minutes to complete.

The 30-Day Deadline Under §92.103

Texas Property Code §92.103 gives landlords 30 days from the tenant surrendering possession to return the deposit. Surrender happens when the tenant vacates and returns keys — not simply when the lease term expires. If the tenant moves out two weeks before the lease ends, the 30-day clock starts running from that early surrender date.

Sending the check and this statement within the window is straightforward when there are no deductions. The main risk is procrastination — a landlord who sits on the deposit for 45 days because they forgot can still trigger the §92.109 penalty even if they fully intended to return everything.

Why Documentation Matters for Full Returns

It’s tempting to skip documentation when everything went smoothly. Don’t. A signed Disposition Statement with the return date, check number, and forwarding address protects the landlord in several ways:

• Proof of timely return. If a former tenant later claims the deposit was never returned, the signed statement and check record are definitive evidence.
• Clear surrender date documentation. Memory of exact dates fades — the statement locks in when the tenancy ended.
• Establishes unit condition. “No deductions, unit in acceptable condition” creates a record that the landlord acknowledges the tenant’s compliance. This is protective for the tenant but also protective for the landlord against later claims of withheld deposit.
• Goodwill for references. A tenant who gets a clean Disposition Statement is a tenant who’ll give a positive rental reference if contacted by a future landlord — useful for your broader network.

How to Fill It Out

1. Statement date: Today’s date.
2. Surrender date: When the tenant actually vacated and returned keys. Get this exactly right — this is what starts the 30-day clock.
3. Forwarding address: Mail the check and statement here. If the tenant hasn’t provided one, hold the check until they do, but complete the statement anyway.
4. Return amount: Should equal the original deposit amount exactly. If there’s any reduction, use the itemization form instead.
5. Check number and return date: The actual date the check is sent. If you’re hand-delivering, note that instead.
6. Acknowledgments: Check all four if they apply. If the tenant left keys but owes unpaid rent that you’re waiving, note it in the optional note field.

Frequently Asked Questions

Do I have to use a specific form for full returns?

No — Texas Property Code §92.103 doesn’t require a specific form. A simple letter or check with “Full Security Deposit Return” in the memo line technically satisfies the law. But a documented statement is better practice and provides clearer evidence if questions arise later.

What if the tenant never gives me a forwarding address?

You can’t mail a check to an unknown address. The 30-day clock still runs, but you’re not in default simply because the tenant failed to provide the information. Document that you made reasonable attempts to obtain the forwarding address, hold the funds in a separate account, and send the deposit once they provide an address.

Can I return the deposit by Venmo or Zelle instead of a check?

Texas law doesn’t specify the payment method. Electronic transfers are acceptable — but keep a screenshot or transaction record as proof of return, and pair it with the written Disposition Statement. Some tenants prefer paper checks for their own record-keeping.

What’s the difference between a Disposition Statement and an Itemization?

A Disposition Statement documents a full return with no deductions. An Itemization lists every deduction taken from the deposit with the dollar amount for each. Use the statement when everything was fine; use the itemization when anything was withheld.

Should I mail the check and statement together?

Yes. Mail the check and the statement in the same envelope, using certified mail with return receipt if the amount is significant. You’ll have a dated postmark, a signed receipt, and documentary proof that the return was made.

Is this form useful if I’m returning the deposit in person?

Absolutely. If you’re handing the check to the tenant in person, have them sign the Disposition Statement as a receipt. That signed copy is your record that the deposit was accepted. Keep it with the lease file.

Related Texas Forms

• Texas Security Deposit Notice — the initial notice about deposit requirements
• Texas Security Deposit Itemization — for returns with deductions
• Move-In/Move-Out Inspection Checklist — evidence of condition
• Texas Residential Lease Agreement — the underlying lease
• All Texas Landlord Forms — 33+ TX forms