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Texas Residential Lease Agreement Template
Texas puts no cap on security deposits and generally bars cities and counties from adopting rent control, giving landlords more room to set terms. The tradeoff is strict deposit refund timing, tight late-fee rules, and no statute on entry notice, so your Texas lease has to spell out many of the details itself.
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Texas rules to know
Return deposits within 30 days
Texas sets no cap on security deposits, but you must refund the deposit, along with a written itemized list of any deductions, within 30 days after the tenant surrenders the unit. You may delay until the tenant gives a written forwarding address.
Tex. Prop. Code 92.103, 92.104, 92.107
Bad-faith withholding is costly
A landlord who keeps a deposit in bad faith can owe $100, three times the amount wrongfully withheld, and the tenant's attorney's fees. Failing to send the refund or itemized list within 30 days is generally presumed to be bad faith.
Tex. Prop. Code 92.109
Late fees need a lease clause and limits
A late fee is allowed only if the written lease provides for it and rent stays unpaid two full days after the due date. The fee must be reasonable; it is presumed reasonable if it does not exceed 12% of monthly rent (4 or fewer units) or 10% (more than 4 units).
Tex. Prop. Code 92.019
No local rent control
Texas cities and counties generally cannot adopt rent control, except under a narrow state-approved disaster emergency process. Texas has no statute setting a notice period for landlord entry, so spell out entry terms in the lease.
Tex. Loc. Gov't Code 214.902
Last updated 2026-10-05
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Our Texas Residential Lease Agreement template as a Word document — a general starting point you fill in yourself. Sign in free to download it.
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What a residential lease agreement covers
- Parties, premises and term
- Rent, due date and late fees
- Security deposit amount and return
- Maintenance and repair responsibilities
- Pets, guests and use restrictions
- Entry and notice rules
- Required state and federal disclosures
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Frequently asked questions
- What happens if I miss the 30-day deposit deadline in Texas?
- Failing to send the refund or itemized deduction list within 30 days after the tenant surrenders the unit is generally presumed to be bad faith. A landlord who withholds in bad faith can owe $100, three times the amount wrongfully withheld, and the tenant's attorney's fees. You may delay until the tenant provides a written forwarding address.
- How much can a Texas lease charge in late fees?
- A late fee is allowed only if the written lease provides for it and rent remains unpaid two full days after the due date. The fee must be reasonable. It is presumed reasonable at no more than 12% of monthly rent for properties with 4 or fewer units, or 10% for more than 4 units.
- Should my Texas lease address when I can enter the unit?
- Yes. Texas has no statute setting a notice period for landlord entry, so the lease is the main place to set expectations. Spelling out how much notice you will give and when entry may occur helps prevent disputes with tenants and gives both sides a clear rule to follow.
- How much can I charge for a security deposit?
- Many states cap deposits — often at one or two months' rent — and set a deadline for returning them with an itemized list of deductions. The cap and deadline vary by state.
- What disclosures does a lease need?
- Federal law requires a lead-based paint disclosure for most housing built before 1978. States add their own, such as mold, flood zone, bed bugs or the deposit's bank location.
- Can I just use a national lease template?
- Risky. Lease law is mostly state and local, and a clause that's fine in one state can be void — or carry penalties — in another.
Residential Lease Agreement in other states
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