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Tennessee landlord-tenant law FAQ

Last reviewed 2026-10-16

19 answers to common Tennessee landlord questions. Every answer is a verified fact with its official source and last-checked date.

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

Tenn. Code ch. 66-28 (read in full on 2026-10-15) sets no maximum security deposit. (Applies in counties covered by the URLTA, those with more than 75,000 people.)

Verified Source: Tenn. Code Ann. ch. 66-28 · last checked 2026-10-15 · Full security deposit limit page

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

Deposits must be kept in a separate escrow account at a regulated bank, and tenants must be told where it is at lease signing. Move-out damage must be listed (with a mutual inspection if the tenant requests one) or the landlord cannot keep any of the deposit. If a refund is due, the landlord must notify the tenant. A refund unclaimed after 60 days may be kept. The statute sets no fixed return deadline. (Applies in counties covered by the URLTA, those with more than 75,000 people.)

Verified Source: Tenn. Code Ann. § 66-28-301(a)–(c), (f), (h) · last checked 2026-10-15 · Full deposit return deadline page

How much notice does a landlord have to give before entering a rental in Tennessee?

Tenants may not unreasonably refuse entry for inspection, repairs or showings, and emergency entry needs no consent. To show the unit to prospective tenants in the final 30 days, the lease must allow it and the landlord must give 24 hours' notice. Landlords may not abuse access to harass. No general advance-notice period. (Applies in counties covered by the URLTA, those with more than 75,000 people.)

Verified Source: Tenn. Code Ann. § 66-28-403 · last checked 2026-10-15 · Full notice to enter page

How much notice does a landlord need to give to raise the rent in Tennessee?

Tenn. Code ch. 66-28 (read in full on 2026-10-15) sets no notice period for rent increases; the lease controls. Month-to-month tenancies can be ended with 30 days' notice under § 66-28-512. (Applies in counties covered by the URLTA, those with more than 75,000 people.)

Verified Source: Tenn. Code Ann. ch. 66-28 · last checked 2026-10-15 · Full rent increase notice page

Can a landlord charge a late fee in Tennessee, and how much?

Landlords may charge a late fee of up to 10% of the rent.

Verified Source: Tennessee Dept. of Commerce & Insurance, Ready to Rent brochure (2019) · last checked 2026-10-15 · Full late fees page

What notice does a landlord have to give before evicting for unpaid rent in Tennessee?

14 days' written notice to pay before the lease ends. If substantially the same breach recurs within 6 months, 7 days' notice is enough. A lease may waive notice in 12-point bold type, but the 5-day rent grace period still applies. In counties not covered by the URLTA, § 66-7-109 provides 14 days' notice for unpaid rent. (Applies in counties covered by the URLTA, those with more than 75,000 people.)

Verified Source: Tenn. Code Ann. §§ 66-28-505(a)–(b), 66-7-109(a) · last checked 2026-10-15 · Full eviction notice (nonpayment) page

Can cities in Tennessee pass rent control?

In counties covered by the URLTA, the Act occupies and preempts the whole field of landlord-tenant regulation. Those counties may not adopt conflicting or additional rules.

Verified Source: Tenn. Code Ann. § 66-28-102(e) · last checked 2026-10-15 · Full rent control / state preemption page

How much notice is needed to end a month-to-month tenancy in Tennessee?

Either party may end a month-to-month tenancy with written notice at least 30 days before the periodic rental date named in the notice. Week-to-week tenancies need 10 days' notice. (Applies in counties covered by the URLTA, those with more than 75,000 people.)

Verified Source: Tenn. Code Ann. § 66-28-512(a)–(b) · last checked 2026-10-15 · Full ending a month-to-month tenancy page

Does a landlord have to pay interest on a security deposit in Tennessee?

No interest is required. Deposits must be held in an account used only for deposits at a regulated bank or lender, and tenants must be told the account location (not the number) at signing. (Applies in counties covered by the URLTA, those with more than 75,000 people.)

Verified Source: Tenn. Code Ann. § 66-28-301(a), (h) · last checked 2026-10-15 · Full interest on deposits page

Is a move-in or move-out inspection checklist required in Tennessee?

No move-in inspection is required. At move-out, a tenant may request a mutual inspection on the vacate date or within 4 days, and both parties sign a damage list. Without a damage list and an escrow account, the landlord cannot keep any of the deposit. (Applies in counties covered by the URLTA, those with more than 75,000 people.)

Verified Source: Tenn. Code Ann. § 66-28-301(b)–(c) · last checked 2026-10-15 · Full move-in/move-out checklist page

Is landlord retaliation illegal in Tennessee?

A landlord may not raise rent, cut services, or bring or threaten an eviction because the tenant complained about a violation or used remedies under the Act. Exceptions include tenant-caused code violations and rent default. (Applies in counties covered by the URLTA, those with more than 75,000 people.)

Verified Source: Tenn. Code Ann. § 66-28-514 · last checked 2026-10-15 · Full retaliation protections page

Can a landlord change the locks or shut off utilities in Tennessee?

Landlords may not take possession, including by cutting electricity, gas, water or other essential services, except after abandonment, surrender or as the Act allows. A tenant who is unlawfully removed or has services willfully cut may recover possession or end the lease, and recover actual and punitive damages plus attorney's fees. (Applies in counties covered by the URLTA, those with more than 75,000 people.)

Verified Source: Tenn. Code Ann. §§ 66-28-504, 66-28-511 · last checked 2026-10-15 · Full lockouts and utility shutoffs page

What can a tenant do if the landlord won't make repairs in Tennessee?

After 14 days' written notice, the tenant may sue for damages, an injunction and attorney's fees. If essential services (heat, utilities) are not supplied, the tenant may, after written notice, buy them and deduct the cost, recover the reduced rental value, or get substitute housing without owing rent. (Applies in counties covered by the URLTA, those with more than 75,000 people.)

Verified Source: Tenn. Code Ann. §§ 66-28-501, 66-28-502 · last checked 2026-10-15 · Full repairs and habitability remedies page

What disclosures must a landlord give tenants in Tennessee?

At or before move-in, the landlord must disclose in writing the name and address of the manager and of the owner or agent for service, plus a maintenance phone, email or online portal. The landlord must also state in writing that it does not provide fire or casualty insurance for the tenant's belongings, and must tell the tenant where the deposit account is held. (Applies in counties covered by the URLTA, those with more than 75,000 people.)

Verified Source: Tenn. Code Ann. §§ 66-28-302, 66-28-201(a), 66-28-301(h) · last checked 2026-10-15 · Full required lease disclosures page

What can a landlord do with property a tenant leaves behind in Tennessee?

Absence for 30 or more days without paying rent is prima facie abandonment. So is 15 days of nonpayment plus signs of moving out, but then the landlord must post and mail a 10-day notice. Removed belongings must be stored for at least 30 days, then may be sold or disposed of. Any surplus is held for 6 months. (Applies in counties covered by the URLTA, those with more than 75,000 people.)

Verified Source: Tenn. Code Ann. § 66-28-405 · last checked 2026-10-15 · Full abandoned property page

Can a tenant break a lease early for domestic violence or military service in Tennessee?

Victims of domestic abuse, sexual assault or stalking may end a lease signed or renewed on or after July 1, 2021. They must give written notice with an order of protection or criminal-charge documentation dated within 60 days, and leave within 30 days. They owe rent for the month of termination. (Applies in counties covered by the URLTA, those with more than 75,000 people.)

Verified Source: Tenn. Code Ann. § 66-28-205 · last checked 2026-10-15 · Full early termination (dv/military) page

Is there a grace period before a late fee can be charged in Tennessee?

5-day grace period, counting the due date. If day 5 falls on a Sunday or legal holiday, payment on the next business day is on time. Late fees are capped at 10% of past-due rent. (Applies in counties covered by the URLTA, those with more than 75,000 people.)

Verified Source: Tenn. Code Ann. § 66-28-201(d) · last checked 2026-10-15 · Full late fee grace period page

What is the domestic violence early termination rule in Tennessee?

A tenant may end a lease signed or renewed on or after July 1, 2021 by written notice stating that the tenant or a household member is a victim of domestic abuse, sexual assault or stalking, with the required documentation. Code text: "may terminate a residential rental or lease agreement entered into or renewed on or after July 1, 2021, upon the tenant providing the landlord with written notice stating that the tenant or household member is a domestic abuse victim, sexual assault victim, or stalking victim."

Verified Source: Tenn. Code Ann. § 66-28-205 · last checked 2026-10-16 · Full domestic violence early termination page

What is the military lease termination (federal scra, all states) rule in Tennessee?

Federal law that applies in every state: under the Servicemembers Civil Relief Act, a tenant may end a residential lease after entering military service, or after getting permanent-change-of-station orders or deployment orders of at least 90 days, by delivering written notice and a copy of the orders to the landlord. For a lease with monthly rent, termination takes effect 30 days after the next rent due date following delivery of the notice. Any state-specific rule on this page also applies. Code text: "The lessee on a lease described in subsection (b) may, at the lessee's option, terminate the lease at any time after."

Verified Source: 50 U.S.C. § 3955 (federal Servicemembers Civil Relief Act) · last checked 2026-10-16 · Full military lease termination (federal scra, all states) page

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