Texas Property Code Section 92.104 is clear: landlords cannot deduct normal wear and tear from a security deposit. The trick is knowing where the line is. Here are the most common Mansfield rental cases and how Texas case law treats them.
Normal Wear (Cannot Charge)
- •Faded paint after 2-3+ year tenancy
- •Minor scuff marks on baseboards
- •Carpet matting in high-traffic areas
- •Loose grout on shower walls
- •Worn caulk
- •Light marks on walls from furniture
Tenant Damage (Can Charge)
- •Holes larger than a nail
- •Pet stains on carpet
- •Burn marks
- •Broken blinds, screens, or fixtures
- •Unauthorized paint colors
- •Tile, mirror, or counter chips
- •Crayon, marker, or unauthorized wallpaper
Documentation That Holds Up
Move-in photos with timestamps. Move-out photos with same angles. Itemized invoice from a third-party contractor (not yourself). Texas requires itemized written deduction explanations within 30 days.
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Run My Free EstimateFrequently Asked Questions
Can I charge full carpet replacement after a 4-year tenant?
Generally no. Carpet has a 5-7 year useful life. Pro-rate the remaining life.
What’s the Texas deposit return deadline?
30 days from tenant move-out, with itemized statement of any deductions.
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