Tennessee Landlord-Tenant Law

In Tennessee, both landlords and tenants are responsible for complying with the state's rental laws. Tennessee's landlord-tenant laws cover a range of topics, including lease agreements, security deposits, evictions, maintenance, and more. This article will cover some of the most important laws landlords in Tennessee need to know to maintain compliant businesses and build strong landlord-tenant relationships.

Tennessee's state landlord tenant laws in can be found in either the Tennessee state law code (Title 66 contains the state's property and lease statutes) or the Uniform Residential Landlord Tenant Act (URLTA). Smaller counties (population < 75,000) are governed by the Tennessee code, while larger counties (population ≥ 75,000) are regulated by URLTA. These laws are subject to change over time, and the summary we provide below is not exhaustive. Therefore, it's imperative that you do your own research before implementing your policies—and seek legal advice if you have specific questions regarding landlord-tenant disputes. Violating these laws could result in lawsuits, fines, and other penalties.

Additionally, keep in mind that this article only covers Tennessee's state laws. Individual cities and localities in Tennessee have their own laws, some of which may be stricter than those Tennessee enforces at the state level. Be sure you're aware of any local laws as well as state ones.

Disclaimer: Innago does not provide legal advice. The content and materials provided in this article are for general informational purposes only and may not be the most up-to-date information.

NEW! 2025 Tennessee Rental Laws

• Landlord Transparency Act (HB 1814): As of 2025, certain Tennessee landlords are required to provide renters with contact information for the property manager, the person responsible for providing maintenance to the property, and an online platform for landlord-tenant communication. The law applies in counties with populations over 75K, which are covered by the Tennessee Uniform Residential Landlord Act.

Tennessee Quick Facts

Rights and Responsibilities of Tennessee Landlords and Tenants

Tennessee landlords and tenants each have rights and responsibilities under the law. The lease agreement is the first document you should go to with questions about either party's obligations or rights. However, lease terms are only enforceable if they comply with federal, state, and local laws, including the Tennessee Landlord Tenant Act. For landlords, ensuring your leases meet legal regulations is critical to fostering healthy landlord-tenant relationships, tenant retention, and overall satisfaction.

Below is a brief overview of the rights and responsibilities of both landlords and tenants in Tennessee.

Tennessee landlords have the right to:

• Collect rent as outlined in the lease or rental agreement.
• Require and hold a security deposit throughout the lease term. While Tennessee law does not cap security deposits, most landlords charge the equivalent of one to two months’ rent.
• Deduct unpaid rent, excessive damages, or other fees from the security deposit at lease termination.
• Screen prospective tenants before approving them for rental.
• Enter the property for valid reasons (e.g., inspections, repairs, or showings).
• Begin eviction proceedings if a tenant fails to pay rent, breaks the law on the premises, or violates the lease agreement.
• Set and enforce lease terms regarding pets, guests, parking, and other policies, as long as they comply with Tennessee landlord-tenant laws.

Tennessee landlords are responsible for:

• Providing safe and livable housing. This includes maintaining structural integrity, plumbing, electrical systems, HVAC, and essential appliances.  
• Complying with all local building, health, and safety codes. Tennessee’s health and safety code can be found here, but be sure to check local codes as well.
• Addressing maintenance and repair requests within a reasonable timeframe. "Reasonable" usually means within 24-48 hours for urgent issues and 30 days for non-critical repairs.
• Following fair housing laws. Landlords must comply with the federal Fair Housing Act (FHA) and Tennessee fair housing regulations when screening tenants, advertising rentals, or adjusting rent.
• Giving reasonable notice before entering a unit. Tennessee does not have a statewide notice requirement, but landlords generally provide at least 24 hours’ notice. However, if the entry is for a showing within the last 30 days of the tenancy, 24 hours’ notice is required.
• Maintaining shared spaces. This includes hallways, parking areas, sidewalks, and other common areas in multi-unit properties.
• Paying property taxes and insurance. While these costs may be factored into rent, landlords are responsible for ensuring timely payments and coverage.
• Adhering to Tennessee’s legal eviction process. Landlords cannot remove tenants without a court order.
• Returning security deposits within 30 days of lease termination, provided there are no deductions, or within 7 days of a new tenant moving in.

Tennessee tenants have the right to:

• Safe and habitable housing, with functioning utilities and appliances, free from hazards like pests, mold, and structural damage.
• Legal action against landlords for misconduct, such as negligence, harassment, or discrimination.
• Timely maintenance and repairs, with urgent issues addressed within 24-48 hours.
• Privacy and security, including working locks and protection from excessive landlord entry.
• Advance notice before rent increases, lease terminations, evictions, or landlord entry.
• “Quiet enjoyment” of the rental, meaning they can live without unreasonable interference from landlords or neighbors.
• Protection from retaliatory evictions. Landlords cannot evict tenants for asserting their rights, filing complaints, or reporting unsafe conditions.
• Limited repair and deduct rights. If a Tennessee landlord fails to provide essential services, tenants can repair and deduct, recover damages based on the fair rental value of the unit, or find reasonable substitute housing and pause rent payments during the noncompliance. However, this process has strict criteria.

Tennessee tenants are responsible for:

• Paying rent on time, including late fees and any required utility payments.
• Following all lease terms, as long as they comply with Tennessee law.
• Keeping the rental clean and in good condition, including proper sanitation and trash disposal.
• Promptly reporting maintenance issues, especially for urgent repairs.
• Handling minor repairs, such as replacing light bulbs or smoke detector batteries.
• Covering damage caused by their own negligence or that of their guests.
• Providing notice if they do not plan to renew their lease at the end of the term.
• Using the property for its intended purpose. Residential units cannot be used for unauthorized business activities.

Tennessee Required Disclosures 

Required disclosures are information landlords are legally obligated to disclose to tenants, usually in the lease agreement. These disclosures often concern potential hazards in the property, the landlord's policies, or legal rights of tenants.

There are several required disclosures in Tennessee. Below are a few of the most important:

• Lead-based paint (Title X, Section 1018). Landlords in all 50 states must include information about lead-based paint hazards in the rental agreements for most properties built before 1978. Sellers and landlords must distribute an EPA-approved information pamphlet called “Protect Your Family from Lead in Your Home” and disclose any known lead hazards in the property. These obligations were established by Section 1018 of the Residential Lead-Based Paint Hazard Reduction Act of 1992.
• Landlord/Agent Identification (TN Code § 66-28-302). Landlords in Tennessee must disclose in writing the name and address of the owner and any agents authorized to manage the premises. A bill passed in April 2024 (HB 1814) expands this law. Landlords are now required to disclose the following to all tenants in writing before a lease begins: The name, phone number, 24-hour emergency phone number (if different), office email address, maintenance email address (if different), and addresses of 1) the agent authorized to manage the property and 2) the owner or person authorized to act on their behalf to accept notices and demands. If the landlord does not provide this information, the tenant can request it — and if it is not provided in 10 days, the tenant can take the matter to court. All of this information must be kept current. Additionally, Amendment #1 requires landlords to disclose either a phone number or email for maintenance services, or an online portal system for landlord-tenant communication.
• Security Deposit Location (TN Code § 66-28-301(h)). Landlords must notify all residential tenants of the location of the security deposit. However, landlords are not required to provide the bank account number.
• Showings (TN Code § 66-28-403(e)(5)). Landlords must disclose in the lease agreement their right to enter the unit within the final 30 days of the rental agreement for the purpose of showing the unit to prospective tenants. If the landlord does not make this disclosure or does not give at least 24 hours’ notice before entering, they may not enter. 

Additional Reading: Tennessee Residential Lease Agreement 

Tennessee Rent and Fee Laws

Although Tennessee does not have statewide rent control laws, the state still has several laws that regulate how rent and fees should be collected. Here are a few to watch out for:

Rent Payments

• Due Date: Rent in Tennessee is due on the first of the month, unless the lease agreement says otherwise (TN Code § 66-28-201(c)). 
• Rent Increases: There is no statewide rent control in Tennessee. There are also no laws dictating whether landlords must provide advanced notice of rent increases. However, it is illegal to raise rent in retaliation against a tenant for submitting a complaint or using legal remedies (TN Code § 66-28-514). 
• Grace Period: 5 days. Landlords must wait at least five days after rent is due before applying late fees or starting the eviction process (TN Code § 66-28-201(d)). 

Fees

• Application Fees: Rental application fees are not regulated in Tennessee.  
• Late Fees: Late fees in Tennessee may not exceed 10% of the amount of rent past due (TN Code § 66-28-201(d)). 
• NSF/Bounced Check Fee Maximum: If the tenant’s rent check bounces, the landlord may charge a fee of up to $30 (TN Code § 47-29-102).  

Tenant Remedies

• Withholding Rent/Repair and Deduct: If the landlord fails to supply essential services (gas, heat, electricity, etc.), the tenant may send the landlord a notice specifying the breach. The tenant also has three options: they may arrange for services during the noncompliance and deduct the cost from rent, they may recover damages based on the fair rental value of the unit, or they may find reasonable substitute housing and be excused from paying rent during the noncompliance. These remedies do not apply if the condition was caused by the tenant (TN Code § 6-28-502). 

Tennessee Security Deposit Laws

Security deposits are highly regulated in every state. The states determine how much landlords can charge for security deposits, where they should be stored, and how they should be returned to tenants. Below are Tennessee's most important security deposit laws:

• Deposit Limit: There is no limit on security deposit amounts in Tennessee. 
• Interest: Tennessee has no statute about paying interest on security deposits. 
• Return Within: 30 days, or seven days after a new tenant takes possession of the premises (TN Code § 66-28-301(g1)). If the tenant does not attend the move-out inspection, the landlord may compile a comprehensive list of damages that will be deducted from the security deposit, provided that they mail a written copy to the tenant (TN Code § 66-28-301(b)(2)(A)).  
• Deposit Location: Landlords in Tennessee must keep security deposits in a separate bank account or other lending institution (TN Code § 66-28-301(a)). 

Tennessee Tenant Screening and Fair Housing Protections 

What actions are considered housing discrimination?

Tenants have legal protection against unfair housing practices in every state. The federal Fair Housing Act (Title 24 USC § 3601-3607) prohibits discrimination in all aspects of housing. Housing discrimination occurs when landlords engage in discriminatory practices when:

• Accepting or denying tenant applications
• Choosing the methods they will use to screen tenants
• Advertising units
• Writing listings
• Deciding to increase rent
• Allocating rent credits or discounts
• Providing maintenance and service to the property
• Evicting tenants
• etc.

What are the protected classes in Tennessee?

The FHA specifically protects tenants from discrimination based on these seven protected classes. Landlords cannot use a tenant's membership in any of the following protected classes to justify housing decisions:

• Race
• Color
• Religion
• Gender
• National origin
• Familial status
• Disability

Although Tennessee law does not add any additional protected classes beyond these seven, the state does reaffirm them (TN Code § 4-21-601). 

Use of Credit Reports

Tennessee landlords are subject to the federal Fair Credit Reporting Act (FCRA) (15 USC § 1681), which outlines the responsibilities of landlords to protect tenant credit information. According to the Act, landlords may not share tenant credit information with anyone without a legal reason to view it. They must also investigate disputed information, dispose of credit reports after use in tenant screening, and notify applicants when their credit score or history was the reason for their denial.  

Use of Criminal Histories 

Criminal background checks may be used during tenant screening in Tennessee. However, landlords should follow HUD recommendations for using Tennessee background checks fairly. This includes avoiding blanket policies for denying applicants with criminal convictions, assessing applicants and their criminal histories on a case-by-case basis, and only denying an applicant when they demonstrate a risk to the safety of other residents or the property.  

Additional Reading: Tennessee Background Checks & Screening Online

Tennessee Landlord Entry Laws 

Tennessee does not have many laws that regulate how or when a landlord can enter a rental property. However, most landlords agree that a good practice is to give at least 24 hours' notice for non-emergency entry (e.g., for showings, non-urgent repairs, etc.). This practice helps build stronger landlord-tenant relationships and respects tenants' space and privacy.

• Advanced Notice: There is no state law in Tennessee requiring landlords to give advance notice before entering. However, if the entry is within the final 30 days of the tenancy and is to show the unit to prospective tenants, the landlord must give at least 24 hours’ notice (TN Code § 66-28-403(e(5))). 
• Permitted Times: Tennessee state law does not designate any time-of-day restrictions for entering. Landlords may enter with consent for inspections, repairs, decorations, alterations, improvements, supplying services, or showings. Landlords may enter without consent by court order, after abandonment, or if the tenant is deceased, incapacitated, or incarcerated (TN Code § 66-28-403). 
• Emergency Entry: In case of an emergency, landlords in Tennessee may enter without consent or advanced notice (TN Code § 66-28-403(b)).  

Tennessee Eviction Notices 

Evictions are complex legal processes often poorly understood by both parties. Before pursuing eviction in Tennessee, consider hiring an experienced real estate attorney and be sure to review the Tennessee eviction process in more detail.

The first step in any eviction is to send the appropriate legal eviction notice. In Tennessee, eviction notices vary depending on the county in which the property is located. Larger counties (population ≥ 75,000) are regulated by the Uniform Residential Landlord Tenant Act (URLTA), while smaller counties (population < 75,000) are governed by the Tennessee Code.

URLTA Eviction Notices

• Rent Demand Notice: 14 days to pay or quit. This notice applies when a tenant fails to pay rent after the mandatory grace period has passed (URLTA, § 66-28-505(a)(1-2)). 

• Notice for Lease Violation: 14 days to quit. The landlord may choose to offer the tenant an opportunity to cure the breach, but if the violation is not remediable by repairs or payment of damages, the landlord is not required to provide a cure remedy (URLTA, § 66-28-505(a)(1-2)). 

• Notice for Repeat Violation: 7 days to quit. If a tenant commits substantially the same noncompliance within six months, the landlord may terminate the rental agreement after giving 7 days’ written notice specifying the breach and lease end date. The landlord is not obligated to give the tenant a second chance to cure the breach (URLTA, § 66-28-505(a)(2)(B)). 

• Unconditional Notice to Quit: 3 days to quit (URLTA, § 66-28-517(a-f)). Possible violations warranting this notice include: 

  • Willfully or intentionally committing a violent act 
  • Behaving in a way that threatens a real and present danger to the health, safety, or welfare of the life or property of others 
  • Creating a hazardous or unsanitary condition on the property that affects the health, safety, or welfare of others 
  • Refusing to vacate the premises after entering as an unauthorized subtenant or other unauthorized occupant. 

Tennessee Code Eviction Notices

• Rent Demand Notice: 14 days to pay or quit. The landlord is required to provide an opportunity to cure the breach by paying rent (TN Code § 66-7-109(a)). 

• Notice for Damage Beyond Normal Wear and Tear: 14 days to cure or quit. If the damage is remediable by repairs or payment of damages, the landlord must give the tenant an opportunity to do so to avoid eviction (TN Code § 66-7-109(a)(1-2)). 

• Unconditional Notice to Quit (Violence): 14 days to quit. If the tenant or tenant’s guest willfully or intentionally commits a violent act on the premises or creates/threatens a real and present danger to the health, safety, or welfare of others' lives or property, the landlord may send this notice providing the tenant 14 days to vacate the unit. The landlord is not obligated to provide any opportunity to cure or fix the breach (TN Code § 66-7-109(a)(1)). 

• Notice for Other Lease Violations: 30 days to quit. The landlord is not obligated to give the tenant an opportunity to correct the breach (TN Code § 66-7-109(b)). 

• Notice for Repeat Violation: 14 days to quit. If a tenant commits substantially the same noncompliance within six months, the landlord may terminate the rental agreement after giving 14 days’ written notice specifying the breach and lease end date. The landlord is not obligated to give the tenant a second chance to cure the breach (TN Code § 66-7-109(a)(2)). 

• Notice for Unauthorized Subtenant/Occupant: 3 days to quit. If a tenant allows a subtenant or other occupant to move in without the landlord’s permission, and that person refuses to vacate the premises, the landlord may send this notice providing three days to quit the unit (TN Code § 66-7-109(f)). 

• Unconditional Notice to Quit: 3 days to quit (TN Code § 66-7-109(d)). The landlord may send a three-day unconditional eviction notice for severe noncompliance, including:

  • Committing a violent act 
  • Engaging in drug-related criminal activity 
  • Behaving in a manner that constitutes or threatens to be a real and present danger to the health, safety, or welfare of the life or property of others 

Additional Reading: Tennessee Eviction Process and Laws [2025]

Tennessee Squatter's Rights

Squatters are individuals who move into a property without permission from the owner. Evicting squatters in Louisiana, while sometimes more complicated, often requires undergoing the entire eviction process. Before evicting a squatter in Louisiana, be sure to review the relevant statutes and seek advice from a real estate lawyer. Never try to remove a tenant or a squatter on your own.

Additional Reading: Tennessee Squatter's Rights & Adverse Possession Laws [2025]

Other Laws and Facts About Tennessee 

• The average rent rate in Tennessee according to Zillow is $1,768. 
• The average rent rate in Nashville according to Zillow is $2,195. 
• A noncompliant vehicle kept on the premises of a property in Tennessee is grounds for lease violation consequences. A landlord may tow a noncompliant vehicle on the premises after giving 10 days’ notice. For instance, vehicles with flat tires, dead batteries, broken glass, or missing fenders or parts may be towed (TN Code § 66-28-519). 

Conclusion

Understanding Tennessee’s landlord-tenant laws is essential for running a smooth rental business, whether you own property in Nashville, Knoxville, or anywhere in between. Staying informed about security deposits, maintenance obligations, and eviction procedures can help you avoid legal issues and keep your rentals running efficiently. By following Tennessee’s regulations, you can protect your investment while maintaining positive relationships with your tenants.

FAQs

Are written lease agreements mandatory in Tennessee?

While oral agreements are recognized, written leases are recommended and may be required for longer rental periods. Having a written lease provides clear documentation of terms and conditions, which helps prevent disputes and offers legal protection for both parties. 

How much can I charge for a security deposit, and how should it be handled?

Under Tennessee law, there is no limit to the amount a landlord can charge for a security deposit; however, charging the equivalent of one month’s rent is common practice. Landlords must hold security deposits in a separate bank account and inform tenants of the account’s location. Upon lease termination, landlords have 30 days to return the deposit, accounting for any lawful deductions. 

What are my maintenance responsibilities as a landlord?

Landlords are required to comply with health and safety codes, make necessary repairs, and maintain common areas in a safe condition. This ensures that the rental property remains habitable and meets legal standards. 

Can I enter the rental property without notifying the tenant?

Tennessee law does not specify a required notice period for landlords to enter a rental property. However, it’s advisable to provide reasonable notice, typically 24 hours, to maintain a good landlord-tenant relationship and avoid potential disputes. Entry without prior notice or consent is usually upheld in emergency situations.

What actions are prohibited to avoid claims of discrimination?

Landlords must comply with the Federal Fair Housing Act, which prohibits discrimination in housing based on race, color, national origin, religion, sex, familial status, and disability. Ensuring that all applicants and tenants are treated equally and fairly helps prevent legal issues related to discrimination. 

6. What is the proper procedure for evicting a tenant?

To evict a tenant, landlords must follow the legal Tennessee eviction process, which includes providing the appropriate notice based on the reason for eviction and obtaining a court order. Engaging in self-help eviction practices, such as changing locks or shutting off utilities, is illegal in Tennessee and can result in legal consequences.

Free Downloads

1. Tennessee Residential Lease Agreement Template
2. Tennessee Quitclaim Deed
3. Tennessee Writ of Possession
4. Tennessee Notice of Appeal

Resources

1. Tennessee Uniform Residential Landlord Tenant Act (URLTA)
2. Tennessee Code
3. Tennessee General Sessions Civil Filing Fees
4. Tenant Eviction Guide for URLTA-regulated counties
5. Tenant Eviction Guide for non-URLTA-regulated counties
6. Tennessee Housing Market Trends & Forecast
7. Tennessee Eviction Process and Laws [2025]
8. Real Estate Terms & Definitions