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    Tennessee Residential Lease Agreement

    Tennessee sets no statewide ceiling on security deposits, and sets no fixed return deadline either.

    Create a Tennessee leaseFree to create, no card needed; an account is needed to save or e-sign.

    MakeLease generates a customizable lease; add these Tennessee disclosures and terms.

    Last verified: · Researched and cited by MakeLease · not yet attorney-reviewed

    Tennessee lease rules at a glance

    Key Tennessee rules for a residential lease, with the statute behind each
    RuleWhat the law says
    Security deposit capNo state capTenn. 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)
    Deposit return deadlineNo fixed deadlineTenn. 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)
    Late fees10% of the amount of rent past due · grace period: 5 daysTenn. 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)
    Landlord entry noticeNo general advance-notice period. Tenant may not unreasonably withhold consent to entry to inspect, repair, supply services or show the unit; landlord may enter without consent in an emergency or when utilities were cut off through no fault of the landlord; access also allowed by court order, after abandonment/surrender, or if the tenant is deceased, incapacitated or incarcerated, and during a tenant absence of more than 7 days (§ 66-28-507(b)). Showings to prospective tenants in the final 30 days require a lease clause and at least 24 hours' notice. No harassing use of access.Tenn. Code Ann. § 66-28-403
    Ending a month-to-month lease30 days (either side)Tenn. Code Ann. § 66-28-512(b)
    Rent increase noticeNo state ruleTenn. Code Ann. §§ 66-28-201, 66-28-512(b), Tenn. Code Ann. § 66-28-301 (as amended by 2011 Pub. Ch. 272)
    Rent controlNone; cities barred from adopting it2018 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
    Eviction notice for unpaid rent14 days (14-day notice to pay or vacate)Tenn. Code Ann. § 66-28-505 (TAA 2025 compilation), Legal Aid Society booklet on tn.gov, Renters' Rights (URLTA counties)

    Tennessee lease disclosures checklist

    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 197842 U.S.C. § 4852d; 40 CFR Part 745 Subpart F

    MakeLease generates a customizable lease; add these Tennessee disclosures and terms.

    Before you sign in Tennessee

    If a deposit is withheld wrongly
    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))
    Deductions from the deposit
    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 the deposit
    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))
    Rent control and increases
    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)

    No statewide rent control; local governments may not enact, maintain or enforce any ordinance or resolution that controls rent on private residential or commercial property, and may not require below-market (inclusionary) rental units (Tenn. Code Ann. § 66-35-102).

    If rent goes unpaid
    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))

    Tennessee lease FAQs

    How much can a landlord charge for a security deposit in Tennessee?

    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)).

    How long does a Tennessee landlord have to return a security deposit?

    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)).

    Is there a limit on late fees in Tennessee?

    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)). 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)).

    How much notice must a Tennessee landlord give before entering a rental?

    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).

    How much notice ends a month-to-month tenancy in Tennessee?

    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)).

    What disclosures does a Tennessee lease need?

    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)). The list covers 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, Phone number or email address for maintenance, or an online landlord-tenant portal and Lead-based paint disclosure and EPA pamphlet.

    More on renting in Tennessee

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