Risk Fees and Extra Deposits With an Eviction

Risk fees and double deposits are how Texas properties price the additional risk of renting to someone with an eviction. Understanding when they’re charged, how much they run, and how to reduce them saves real cash. Here’s the breakdown.

What each fee actually is

Risk fee: a non-refundable one-time fee charged to higher-risk applicants at move-in. Typically $150 to $500 for renters with evictions. Sometimes amortized as a rent uplift ($25-$50/month for 12 months). You never see this money back.

Double security deposit: a refundable deposit equal to 2x the standard deposit (which is usually 1x monthly rent). For a $1,500 unit with standard 1x deposit, that’s $3,000 instead of $1,500. Subject to lease terms — you get it back at move-out minus damages.

Both: some properties charge both — risk fee AND double deposit. Others charge one or the other. A few will substitute deposit for guarantor coverage.

When properties charge risk fees

Almost universally when:

• Eviction under 3 years old
• Any unpaid balance
• Credit under 600
• Prior denials in the property’s system
• New employment (under 6 months)

Sometimes when:

• Eviction 3-5 years old
• Dismissed eviction with balance
• Credit 600-650

Rarely when:

• Eviction 5+ years old with paid balance and clean history since
• Strong income (4x+ rent) offsetting other factors
• Guarantor-backed application

Risk fee amounts by property tier

Independent operators: $150-$300 typical, often negotiable

Class-B mid-market: $200-$400, sometimes reduced with guarantor

Class-A luxury (accepting eviction): $400-$600, rarely negotiated

Class-A with 5+ year old eviction: $0-$200, often waived

Double deposit thresholds

Similar tier-by-tier:

Independent operators: 1.5x-2x standard deposit typical

Class-B mid-market: 1.5x-2x with paid balance; 2x with unpaid

Class-A: 2x-3x standard when accepting

With guarantor: often reduced to standard 1x

When both are charged

Some properties stack risk fee AND double deposit. For a $1,500 unit:

• Standard deposit: $1,500
• Double deposit surcharge: +$1,500 (refundable)
• Risk fee: $400 (non-refundable)
• Extra vs standard renter: $1,900

That’s cash out the door before you consider first month, admin fee, and application fees.

How to reduce risk fees and double deposits

Pay the balance first. Biggest single lever. Many properties waive risk fee AND reduce deposit to 1x when balance is paid. Savings: $500-$2,000+ upfront.

Use a guarantor product. OneApp Guarantee or Liberty Rent often replaces the risk fee AND reduces deposit. Guarantor fee: $250-$700, but usually less than the deposit + risk fee it replaces.

Use a deposit alternative. Rhino ($15-$50/month) replaces the cash deposit — cuts upfront by $1,500-$3,000. Adds monthly cost but improves cash flow.

Show reserves. Bank statements with 6+ months of rent in savings sometimes soften the deposit requirement.

Ask directly. Some independent operators will waive or reduce fees for well-documented applicants. Costs nothing to ask.

Prepay rent. Some properties trade an extra month of prepaid rent for reduced deposit. Not always a good trade — evaluate case-by-case.

What’s actually negotiable

Highly negotiable: risk fee amount (often 20-40% flexibility), specific deposit multiple, deposit alternative acceptance

Sometimes negotiable: guarantor requirement, prepaid rent option

Rarely negotiable: whether ANY risk fee is charged (at properties that charge them), application fees, admin fees

Never negotiable: valid screening criteria, income requirements

Total-cost comparison example

For a $1,500/month unit, over the first year of tenancy:

Standard renter:

• Deposit: $1,500 (refundable)
• Rent × 12: $18,000
• Total year 1: $19,500 (with $1,500 refundable)

Eviction renter with cash deposit + risk fee:

• Deposit: $3,000 (refundable)
• Risk fee: $400 (non-refundable)
• Rent × 12: $18,000
• Total year 1: $21,400 (with $3,000 refundable)

Eviction renter with Rhino + no risk fee (guarantor-covered):

• Deposit: $0 cash (Rhino monthly $30)
• Rhino year 1: $360
• Guarantor fee: $400 (one-time)
• Rent × 12: $18,000
• Total year 1: $18,760 (no refundable)

The guarantor + Rhino path actually saves cash in year one compared to standard renter — but the standard renter recovers the deposit at move-out.

The bottom line

Risk fees and double deposits are the price of renting with an eviction. Expect to pay them at most properties. But smart use of guarantors and deposit alternatives can cut upfront cash 30-50%.

Our free service walks the deposit and risk fee expectations for each recommended property. Fill out the form on our home page.