Mississippi Landlord-Tenant Laws (2026): Deposits, Notice, and Tenant Rights

Mississippi does not cap security deposits, and landlords must return the deposit within 45 days of the tenancy ending. There is no fixed statutory notice period before a landlord may enter; the law requires only reasonable notice, with no specified hours.

Security deposits in Mississippi

Mississippi sets no statutory maximum on security deposits. A landlord may require any amount agreed to in the lease, though unusually large deposits may be challenged on other grounds. Once the tenancy ends, the landlord must return the deposit within 45 days, along with a written itemized statement of any deductions.

The 45-day window is among the longer return deadlines in the country, which means tenants should document the move-out condition carefully. Deductions may only be taken for unpaid rent or for damages that exceed normal wear and tear. Cosmetic scuffs, minor carpet wear, and small nail holes from hanging pictures are generally considered normal wear.

If a landlord fails to return the deposit or provide the itemized statement within 45 days without good cause, the tenant may recover the withheld amount in court. Mississippi does not provide an automatic statutory penalty multiplier, but a tenant can seek actual damages plus court costs. Keeping written records of the move-out date and condition makes any court claim significantly stronger.

When can a landlord enter? Notice rules

Mississippi requires landlords to give reasonable notice before entering a rental unit for non-emergency purposes. Unlike many states, Mississippi law does not specify a fixed number of hours (such as 24 or 48). What constitutes reasonable notice depends on the circumstances and may be addressed in the lease itself.

Common legitimate reasons for entry include making repairs, conducting inspections, or showing the unit to prospective tenants or buyers. Landlords should generally provide notice at least one business day in advance for routine visits. Entry at unusual hours, such as late at night or very early in the morning, could be considered unreasonable regardless of how much advance notice was given.

Emergency entry without advance notice is permitted when there is an immediate threat to health or safety, such as a gas leak, fire, or burst pipe. The landlord should document the reason for emergency entry. Tenants who experience repeated unannounced entries may have grounds for a legal complaint under Miss. Code Ann. 89-8-1 et seq.

Ending a lease: notice to vacate

For a month-to-month tenancy in Mississippi, either the landlord or the tenant must give 30 days written notice to end the arrangement. The notice should be delivered before the beginning of the last rental period. Oral notice is generally not sufficient; written notice creates a clear record that the tenancy was properly terminated.

A fixed-term lease expires on the date specified in the agreement and does not require additional notice. If the tenant stays past the end date without a new lease, Mississippi courts may treat the situation as a holdover tenancy, which could be converted to a month-to-month arrangement or result in the landlord pursuing an eviction.

For nonpayment of rent or other lease violations, the landlord must provide a specific notice before filing for eviction. See the Mississippi eviction notice page for the applicable notice periods under Mississippi law.

Repairs and the warranty of habitability

Mississippi recognizes an implied warranty of habitability under Miss. Code Ann. 89-8-23. A landlord is obligated to maintain the rental unit in a condition fit for human habitation throughout the tenancy. This includes keeping the structure weathertight and structurally sound, maintaining plumbing, heating, and electrical systems in working order, and ensuring that the property does not present conditions dangerous to tenants.

If a landlord fails to make necessary repairs after receiving proper written notice, Mississippi does not provide a statutory repair-and-deduct remedy. Tenants cannot unilaterally hire a contractor and subtract the cost from their rent as they can in some other states.

The remedies available to tenants in Mississippi are more limited. A tenant may terminate the lease if the landlord has materially failed to maintain habitable conditions and the tenant has given written notice and a reasonable time to repair. A tenant may also seek court intervention, which may include a court order to make repairs or a judgment for damages. Consulting a local attorney or legal aid organization is advisable before taking action, because the exact procedures matter and errors can put the tenant at risk of eviction.

Rent, late fees, and rent control

Mississippi does not impose any cap on late fees. The lease governs what the landlord may charge, and tenants should read that section carefully before signing. There is also no mandatory grace period under state law, though individual leases may include one. A tenant who receives a late-fee charge that seems inconsistent with the lease terms may contest it in writing.

Mississippi has no statewide rent control law and no cities with local rent control ordinances. Landlords are free to increase rent by any amount with proper notice. For a month-to-month tenancy, rent increases typically require 30 days written notice before they take effect, in line with the general termination notice period. Tenants who do not wish to pay the increased rent may give 30 days notice to vacate instead.

Mississippi law does not require landlords to provide any particular notice for rent increases during a fixed-term lease; most leases either set the rent for the entire term or specify conditions under which it may change.

If you have a landlord-tenant dispute in Mississippi

The most important step in any dispute is creating a written record. Send repair requests, move-out notices, and deposit demands by certified mail or email so you have proof of delivery and timing. Take photos at move-in and move-out and retain them with timestamps.

For security deposit disputes, Mississippi Justice Court hears small claims cases up to $3,500. You do not need an attorney for small claims. Bring the lease, move-out documentation, and copies of any written communications you sent the landlord.

Mississippi Legal Services provides free or low-cost legal assistance to qualifying tenants statewide. The Mississippi Attorney General's Consumer Protection Division can also receive complaints about landlords who violate state housing law. Many cities have local housing or code enforcement offices that can inspect a unit and cite a landlord for habitability violations, which creates an official record useful in court proceedings.

If a landlord retaliates against a tenant for exercising legal rights, such as reporting a code violation, the tenant may have a claim under the anti-retaliation provisions of the Mississippi Residential Landlord and Tenant Act.

This article is general legal information, not legal advice. Landlord-tenant rules vary by state and city and change, and some cities add their own ordinances. For advice about a specific situation, consult a licensed attorney or your state housing agency.

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• Mississippi Eviction Notice
• Mississippi Squatters Rights

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