Under Texas Property Code §92.103, here is what is legal and what is not -- and how to dispute wrongful charges in Dallas.
Check My Dallas DepositThe Short Answer
State Law
Pet damage deductions in Texas are one area where landlords often have legitimate grounds, but they must still be specific and documented. If your pet scratched hardwood floors, stained carpet beyond normal use, or caused odor issues requiring professional treatment, a landlord can likely recover those costs. However, the deductions must be tied to actual, documented damage. Even with pets, Texas landlords cannot charge for normal wear that occurs from the pet simply living in the unit. A separate "pet deposit" or "pet fee" may affect what a landlord can deduct from the main security deposit. Check your lease terms.
Practical Tip
If you had pets, document the unit condition thoroughly at move-out. Request itemized receipts for any pet-related deductions. If the claimed damage wasn't present at move-out or is exaggerated, you have grounds to dispute it.
Step-by-Step
Review your lease for any pet damage clauses
Check whether your lease contains any specific provisions about pet damage responsibilities. Some leases include language about repainting or professional cleaning obligations. If the lease does not explicitly assign this cost to you, or if the clause conflicts with Texas law, it may not be enforceable.
Compare your move-in and move-out documentation
Gather your move-in checklist, any photos or videos taken at move-in, and your move-out documentation. If the pet damage condition was already present when you moved in, or if there is no meaningful difference between then and now, that is strong evidence the charge is improper.
Calculate legitimate vs. illegitimate portions
Even if some portion of the charge is valid, your landlord may be overcharging. Request itemized receipts showing exactly what was done and the cost. Vague charges like "Pet Damage fee: $400" without a breakdown are often successfully disputed.
Send a written dispute letter citing Texas Property Code §92.103
Write a formal demand letter to your landlord citing Texas Property Code §92.103 and identifying the specific deduction you are disputing. State the amount you believe was improperly withheld and request its return within a reasonable timeframe. Note the 30-day deadline under Texas law and the penalties that apply for non-compliance.
File in Texas small claims court if needed
If your landlord ignores or rejects your dispute, Texas small claims court handles deposit cases up to $20,000 -- no attorney required. Filing fees are typically under $100, and judges regularly rule in tenants' favor on clear-cut improper deductions. Bring your demand letter, receipts, and photos as evidence.
Common Questions
It depends on the circumstances. Under Texas Property Code §92.103, Texas landlords may charge for pet damage in certain situations, but the charge must be tied to actual, documented damage beyond normal wear and tear. Routine or excessive pet damage charges without proper documentation can be disputed.
Under Texas Property Code §92.103, your Texas landlord has 30 days after your move-out date to return your security deposit along with an itemized written statement of any deductions.
If your landlord improperly deducted for pet damage, you may be entitled to up to 3x the amount wrongfully withheld under Texas Property Code §92.103. Start by sending a formal written demand letter citing Texas Property Code §92.103. If your landlord does not respond, you can file in Texas small claims court (limit: $20,000) without needing an attorney.
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