We are a cleaning company, not lawyers. This post is general information about what Texas law says, so you know what to ask. It is not legal advice, and it does not tell you what applies to your lease. If you have a dispute, talk to an attorney or a tenant resource.
Direct answer: a Texas landlord may deduct from a security deposit for damages and charges the tenant is legally liable for under the lease or for breaching it, but not for normal wear and tear. If the landlord keeps any part of the deposit, the landlord has to give the tenant a written description and itemized list of the deductions. The statute does not provide a cleaning checklist or define how clean is "clean enough," so the lease and any written move-out instructions matter.
The key rules, in the statute's words
The primary source is the Texas Property Code, Chapter 92, Subchapter C (the security deposit rules). Here are the parts that matter most for cleaning:
The 30-day deadline. "Except as provided by Section 92.107, the landlord shall refund a security deposit to the tenant on or before the 30th day after the date the tenant surrenders the premises." (§92.103(a))
The forwarding address. The Texas State Law Library and the Texas Attorney General both explain that the landlord is not obligated to return the deposit or give the written description until the tenant gives a written forwarding address for the refund. If you are moving out, give your forwarding address in writing.
What can be deducted. "Before returning a security deposit, the landlord may deduct from the deposit damages and charges for which the tenant is legally liable under the lease or as a result of breaching the lease." (§92.104(a))
What cannot be deducted. "The landlord may not retain any portion of a security deposit to cover normal wear and tear." (§92.104(b))
Itemization. "If the landlord retains all or part of a security deposit under this section, the landlord shall give to the tenant the balance of the security deposit, if any, together with a written description and itemized list of all deductions." (§92.104(c))
Bad faith. "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." (§92.104(d))
What "normal wear and tear" means
The statute defines normal wear and tear as deterioration that results from the intended use of a dwelling. It excludes deterioration that results from negligence, carelessness, accident, or abuse of the premises by the tenant, a member of the tenant's household, or a guest or invitee. (§92.001(4))
Where cleaning fits
The statute covers deposits, lawful deductions, normal wear and tear, itemization, and timing. It does not:
- establish a statewide move-out cleaning checklist,
- define "basic cleaning," or
- say that every move-out needs professional cleaning.
Whether a tenant has to pay for particular cleaning depends on the lease, any written move-out requirements, and the documented condition of the unit beyond normal wear and tear. That is why two Texas renters can have very different experiences with the same kind of apartment.
What you can do (practical, not legal)
- Read your lease for cleaning, carpet, and move-out terms.
- Ask for a written move-out checklist from the landlord or property manager, if they have one.
- Give your forwarding address in writing.
- Document the condition. Take dated photos at move-in and move-out.
- Clean to the lease and the checklist, using our move-out checklist.
- Keep receipts if you hire a cleaner or a carpet-cleaning service, in case the lease requires one.
- If you receive deductions you disagree with, ask for the itemized list in writing and talk to an attorney or a tenant resource.
What hiring a cleaner does and does not do
Hiring a cleaning company can help you meet your lease's cleaning requirements and give you a record of what was done. It does not guarantee a deposit refund, and we do not promise one. The result depends on your lease, your landlord, and the condition of the unit. We can tell you what we will and will not do, in writing, before the visit. For the gray areas, see what a move-out clean does not include.
Sources
- Texas Property Code, Chapter 92 (statutes.capitol.texas.gov), page current as of Sept. 4, 2026
- Texas State Law Library, Landlord-Tenant Law: Security Deposits
- Texas Attorney General, Renter's Rights
Statutes change. Check the current text, or ask an attorney, before you rely on this post.
Want your move-out clean written down item by item? Request a quote, and we will match the scope to your lease and your landlord's checklist where we can.