In Texas your landlord has 30 days after you move out to give your deposit back, or send you a written list of what they kept and why. They can't charge you for normal wear and tear. They can charge you for cleaning. That's the one deduction you fully control.
What Texas law says
It's all in Chapter 92 of the Texas Property Code. The parts that matter on move-out day:
- 30 days. From the day you hand the place back, they have 30 days to refund you or explain in writing what they kept (§92.103).
- Send your forwarding address in writing. Until they have it, they don't have to send anything (§92.107). Email it and keep a copy.
- No charging for normal wear and tear (§92.104). That means wear from normal use and age. Not carelessness, accidents or damage (§92.001).
- Bad faith costs them. A landlord who wrongly keeps your deposit in bad faith can owe you $100, plus three times what they kept, plus attorney's fees (§92.109).
- Don't skip last month's rent and tell them to keep the deposit instead. Texas law doesn't allow it (§92.108).
We're cleaners, not lawyers. If real money is on the line, read Chapter 92 or talk to one.
Wear and tear vs. damage vs. dirt
| What the landlord finds | Usually counts as | Can they charge? |
|---|---|---|
| Faded paint, worn carpet in the walkways, small nail holes from pictures | Wear and tear | No |
| Holes in the drywall, carpet burns or pet stains, broken blinds | Damage | Yes, the repair |
| Greasy stovetop, baked-on oven, tub ring, fridge spills, dusty blinds, trash left behind | Dirt | Yes, the cleaning |
They can't charge you because the carpet got old. They can charge you because the oven was left dirty.
The 5 spots that cost people their deposit
Most people clean what they can see. Landlords check what they can't. These are the spots we hit on every move-out.
Behind the stove and fridge
Most people never move these until move-out, but landlords check behind them. Grease, crumbs and dust from the entire lease usually end up back there.
We pull both out and sweep and mop behind them on every move-out. If you're doing it yourself, slide them out slowly. Older floors can tear easily.
Inside the oven
The oven is one of the first things a landlord opens. If you plan to use the self-clean cycle, run it two days before move-out, not the morning of. It takes hours and leaves ash behind that still has to be wiped out. Clean the racks and the inside of the door glass as well.
The range hood filter
The metal screen above the stove collects grease every time you cook, and it usually unclips easily. Soak it in hot water with a degreaser for 20 minutes, then scrub. If it's too far gone, a replacement often costs less than the cleaning charge.
The microwave and fridge
The microwave is one of the most commonly missed items. Heat a bowl of water with lemon for a few minutes and the splatter wipes off much more easily.
In the fridge, remove the drawers, since that's where spills collect. Clean the door bins and the rubber seal, then leave it running and closed. A fridge that's turned off in Houston heat can develop an odor within days.
Tub, shower and grout
Soap scum, hard-water rings and the dark line along the caulk. In Houston that line is usually mildew, and it returns quickly in a closed-up bathroom. Scrub the grout and caulk lines, not just the flat surfaces.
Do it yourself or hire it out?
If you have a free weekend and don't mind the work, you can handle this yourself. If you don't have the time, here's what a full move-out clean typically costs with us:
That includes everything above, plus inside every cabinet and drawer, baseboards, interior windows and light wall scuffs. No add-ons.
For reference, a recent 1,500 sq ft move-out in Richmond took us a full day, from 9:30 in the morning to almost 6. Compare that to your deposit. If $1,500 is coming back to you, a professional clean is usually worth it.
Move-out day checklist
- Video every room after the clean. Open the oven, fridge and a few cabinets on camera.
- Pull up your move-in photos. Anything that was there when you moved in isn't your responsibility.
- Email your forwarding address and keep a copy.
- Turn in every key, remote and gate fob, and get it in writing.
- Mark day 30 on your calendar. If you haven't heard anything by then, follow up in writing.
Questions we get
How long does a Texas landlord have to return my deposit?
30 days after you move out, as long as they have your forwarding address in writing.
Can my landlord charge me for carpet cleaning?
It depends on your lease and the condition of the carpet. Normal wear can't be charged. Stains, pet damage and burns can. Many Texas leases also have a carpet-cleaning clause, so read yours.
Does a professional move-out clean guarantee my deposit back?
No, and no cleaning company can promise that. A clean takes care of the cleaning charge. Damage is separate. What it does is take the easiest deduction off the table.