Move-out photographs are useful only in pairs: the same room, the same angle, the same fixture, at move-in and at surrender. Texas makes the pair decisive — the landlord bears the burden of proving that any deposit retention was reasonable (Property Code §92.109(c)), may deduct only damage the tenant is liable for and never normal wear and tear (§92.104), and must itemise each deduction. A photograph dated the day of surrender, next to its move-in twin, is the proof; a photograph taken a week later, after cleaners have been in, is an argument.
The method
- Take the move-in photographs from a written shot list — each wall, floor, ceiling, fixture and appliance, wide then close — and keep the list.
- At surrender, shoot the same list in the same order before anyone cleans or repairs; set the camera to stamp the date, and photograph a newspaper or phone screen with the date in the first frame.
- Add close-ups of every item you intend to deduct for, with a ruler or coin for scale where size matters.
- Photograph the meters and the returned keys.
- Name the files by room and date; store move-in and move-out sets side by side.
What the pairs show
| Pair shows | Conclusion | Deduction |
|---|---|---|
| Same small nail holes at both dates | Pre-existing | None |
| Clean wall at move-in; large hole at move-out | Damage | Repair cost, itemised |
| New carpet at move-in; traffic wear at move-out after three years | Normal wear (§92.001(4)) | None |
| New carpet at move-in; pet stains at move-out | Damage | Cleaning or the remaining value if replaced |
| Working oven at move-in; broken glass door at move-out | Damage unless age-related malfunction | Repair; not if malfunction due to age |
| Worn lock at both dates | Normal wear — never chargeable | None (§92.162) |
Tenant present or not
Invite the tenant to the move-out walk; a jointly signed record ends most disputes. If the tenant declines, photograph anyway, note the invitation and the tenant’s absence, and send the photographs with the itemised list — the deposit evidence guide covers the rest of the file.
Frequently asked questions
When should move-out photos be taken?
On the day of surrender, before cleaning or repairs, from the same angles as the move-in record, with the date visible.
Why do the photographs matter in Texas?
The landlord must prove any deposit retention was reasonable and may not deduct for normal wear and tear; paired photographs are the evidence (Property Code §§92.104, 92.109).
What if the tenant refuses a joint inspection?
Photograph anyway, record the invitation and refusal, and send the photographs with the itemised deductions within 30 days (Property Code §92.104).
Sources
Rules change and the right answer can depend on the home, the city, the lease and the timing. These are the official pages this guide relies on; check them before signing, charging a fee, sending a notice or making a legal decision.
- Texas Property Code, Chapter 92 — Residential Tenancies ↗
- Texas State Law Library — Landlord/Tenant Law research guide ↗
- Texas State Law Library — Security deposits ↗
General information for U.S. landlords, with a Texas focus. This guide is not legal, tax or accounting advice. Consult a qualified professional for your situation. Written by the rentalfreelease.com Editorial Team; last reviewed September 19, 2026.