Tennessee Landlord-Tenant Law

Maximum deposit

Tennessee sets no limit on the amount of a security deposit, but in URLTA counties the deposit must be kept in a separate account used only for deposits and the tenant must be told where it is held (Tenn. Code Ann. § 66-28-301(a), (h)). (Tenn. Code Ann. § 66-28-301 (no amount limit; as amended by 2011 Pub. Ch. 272), Tennessee General Assembly bill history: HB1760/SB1009 enacted as Pub. Ch. 272 (signed 2011-05-25, eff. 2011-10-01))

Return deadline

Tennessee sets no fixed number of days to return a deposit; when a refund is due the landlord must send the tenant written notice of the amount to the last known address, and may keep the refund if the tenant does not respond within 60 days of that notice (Tenn. Code Ann. § 66-28-301(f)). (Tenn. Code Ann. § 66-28-301(f), (g) (no return deadline; subsection (f) unchanged by 2011 Pub. Ch. 272), Tennessee General Assembly bill history: HB1760/SB1009 enacted as Pub. Ch. 272 (signed 2011-05-25, eff. 2011-10-01))

Itemized deductions

To charge damage against the deposit, the landlord must compile a written listing of the damage with estimated repair costs (jointly signed if the tenant requests a move-out inspection, or mailed to the tenant on written request otherwise) (Tenn. Code Ann. § 66-28-301(b)). (Tenn. Code Ann. § 66-28-301(b), (c) (as amended by 2011 Pub. Ch. 272, §§ 6, 8), Tennessee General Assembly bill history: HB1760/SB1009 enacted as Pub. Ch. 272 (signed 2011-05-25, eff. 2011-10-01))

Interest on deposits

Tennessee law does not require landlords to pay interest on security deposits (Tenn. Code Ann. § 66-28-301 is silent on interest). (Tenn. Code Ann. § 66-28-301 (silent on interest), Tennessee General Assembly bill history: HB1760/SB1009 enacted as Pub. Ch. 272 (signed 2011-05-25, eff. 2011-10-01))

Penalty for wrongful withholding

A landlord who neither kept the deposit in the required separate account nor provided the required damage listing may not keep any portion of the deposit (Tenn. Code Ann. § 66-28-301(c)). (Tenn. Code Ann. § 66-28-301(c) (as amended by 2011 Pub. Ch. 272, § 8), Tennessee General Assembly bill history: HB1760/SB1009 enacted as Pub. Ch. 272 (signed 2011-05-25, eff. 2011-10-01))

Late-fee limit

In URLTA counties, a late fee, however described, may not exceed 10% of the amount of rent past due (Tenn. Code Ann. § 66-28-201(d)). (Tenn. Code Ann. § 66-28-201(d) (as amended by 2011 Pub. Ch. 272, § 4, eff. Oct. 1, 2011), Tennessee General Assembly bill history: HB1760/SB1009 enacted as Pub. Ch. 272 (signed 2011-05-25, eff. 2011-10-01))

• In effect since October 1, 2011.

Grace period

In URLTA counties, no late fee may be charged until a 5-day grace period has run, counting the due date as day one, and if the fifth day is a Sunday or legal holiday no fee may be charged when rent is paid the next business day (Tenn. Code Ann. § 66-28-201(d)). (Tenn. Code Ann. § 66-28-201(d) (as amended by 2011 Pub. Ch. 272, § 4, eff. Oct. 1, 2011), Tennessee General Assembly bill history: HB1760/SB1009 enacted as Pub. Ch. 272 (signed 2011-05-25, eff. 2011-10-01))

• In effect since October 1, 2011.

In URLTA counties Tennessee sets no fixed notice period for routine entry, but a tenant may not unreasonably refuse access, and showing the unit to new renters during the last 30 days requires a lease clause and 24 hours' notice (Tenn. Code Ann. § 66-28-403). (Tenn. Code Ann. § 66-28-403)

Within the 17 URLTA counties, either the landlord or the tenant can end a month-to-month tenancy with written notice delivered at least 30 days before the rent date named as the end date (Tenn. Code Ann. § 66-28-512(b)). (Tenn. Code Ann. § 66-28-512(b))

Tennessee has no statute fixing notice for a rent increase, so a fixed-term lease controls; on a month-to-month tenancy in URLTA counties, giving at least 30 days' written notice before a rent due date matches the termination rule (Tenn. Code Ann. §§ 66-28-201, 66-28-512(b)). (Tenn. Code Ann. §§ 66-28-201, 66-28-512(b), Tenn. Code Ann. § 66-28-301 (as amended by 2011 Pub. Ch. 272))

Tennessee has no rent control, and no city or county may adopt or enforce a measure that controls the rent charged for private housing (Tenn. Code Ann. § 66-35-102(a)). (2018 Tenn. Pub. Acts ch. 685 (amending Tenn. Code Ann. § 66-35-102), 2024 Tenn. Pub. Acts ch. 1051, § 3 (amending § 66-35-102(b)(2)), Tenn. Code Ann. § 66-35-102 (2024), archived Justia copy)

In URLTA counties, give the tenant in writing at or before move-in the manager's and owner's (or agent's) names and addresses and a maintenance phone number, email or portal, and statewide give the federal lead-paint disclosure for pre-1978 housing (Tenn. Code Ann. § 66-28-302; 42 U.S.C. § 4852d). (Tenn. Code Ann. § 66-28-302 (TAA 2025 compilation), 40 CFR Part 745 Subpart F)

• Name and address of the managing agent (including any management company) and of an owner or agent authorized to accept service of process and notices (In writing at or before the start of the tenancy, kept current (URLTA counties)) — Tenn. Code Ann. § 66-28-302(a)(1)
• Phone number or email address for maintenance, or an online landlord-tenant portal (In writing at or before the start of the tenancy (URLTA counties)) — Tenn. Code Ann. § 66-28-302(a)(2)
• Lead-based paint disclosure and EPA pamphlet (Housing built before 1978) — 42 U.S.C. § 4852d; 40 CFR Part 745 Subpart F

Unpaid rent

In URLTA counties, for unpaid rent give written notice that the lease ends unless the rent is paid within 14 days of receipt; if the lease contains a bold 12-point waiver of notice, you may file a detainer warrant right after the grace period without notice (Tenn. Code Ann. § 66-28-505(a)(2), (b)). (Tenn. Code Ann. § 66-28-505 (TAA 2025 compilation), Legal Aid Society booklet on tn.gov, Renters' Rights (URLTA counties))

Lease violations

In URLTA counties, for a material lease violation give written notice describing the breach; if it can be fixed by payment or repairs the lease ends unless remedied within 14 days, otherwise it ends at least 14 days after receipt, and a repeat within 6 months needs only 7 days' notice (Tenn. Code Ann. § 66-28-505(a)). (Tenn. Code Ann. § 66-28-505(a) (TAA 2025 compilation), Legal Aid Society booklet on tn.gov, Renters' Rights (URLTA counties))