Tennessee
Tennessee Landlord-Tenant Laws (2026): Deposits, Notice, and Tenant Rights
Tennessee has no statutory cap on security deposits, requires landlords to return deposits within 30 days after the tenancy ends and the tenant provides a forwarding address, and mandates 24 hours notice before entry. The Uniform Residential Landlord and Tenant Act (URLTA) governs landlord-tenant relations only in counties with a population over 75,000.
Security deposits in Tennessee
Tennessee does not set a statutory maximum on residential security deposits. A landlord can require whatever deposit amount the parties agree to in the lease. In practice, one to two months' rent is common, but there is no legal ceiling under state law.
The Tennessee Uniform Residential Landlord and Tenant Act (URLTA), codified at TCA Title 66, Chapter 28, applies only in counties with a population exceeding 75,000 people. That covers major metropolitan counties like Shelby (Memphis), Davidson (Nashville), Knox (Knoxville), and Hamilton (Chattanooga), among others. In smaller counties below the population threshold, the common-law rules of landlord-tenant relations apply instead, and those rules differ meaningfully from the URLTA framework.
In URLTA counties, the landlord must return the deposit within 30 days after the tenancy terminates AND the tenant provides a written forwarding address. Both conditions matter: the clock does not start until the landlord has the forwarding address. Always provide your forwarding address in writing (text or email) on or before your move-out date to start the 30-day clock.
| Rule | Tennessee (URLTA counties) |
|---|---|
| Deposit cap | No statutory limit |
| Return deadline | 30 days after tenancy ends + forwarding address |
| Itemized statement | Required with any deductions |
Permissible deductions include unpaid rent, cleaning costs beyond normal wear and tear, and repair of actual damage caused by the tenant. Normal wear (minor scuffs, carpet fading) is not deductible.
When can a landlord enter? Notice rules
Under the Tennessee URLTA, a landlord must give the tenant at least 24 hours advance notice before entering the rental unit for routine purposes: inspections, repairs, showings to prospective tenants or buyers, or any non-emergency visit. The notice should specify the date and time.
A landlord may enter without notice only in a genuine emergency, such as a fire, flooding, or a situation that poses an immediate risk of serious harm to persons or property. Outside of true emergencies, entering without proper notice violates the tenant's right to quiet enjoyment and can support a claim for damages.
In counties not subject to URLTA, the common-law standard of reasonable notice applies. Courts in those counties generally look to what is reasonable under the circumstances, but 24 hours is the widely accepted benchmark in Tennessee practice.
Tenants cannot prospectively waive their right to notice in a lease; any such clause is void under URLTA.
Ending a lease: notice to vacate
Either a landlord or a tenant in Tennessee may terminate a month-to-month tenancy by giving 30 days written notice. The notice should be delivered in advance of the rental period it is meant to end, so that one full 30-day period runs before the effective termination date.
Fixed-term leases expire by their own terms. A landlord who needs to end the tenancy early for cause (nonpayment, lease violation, or criminal activity) must follow the statutory eviction notice process rather than the month-to-month termination process. See the Tennessee eviction notice page for the specific notice periods, pay-or-quit and cure-or-quit procedures, and the court filing timeline. These are distinct procedures; serving a 30-day notice does not substitute for the required eviction notice in a for-cause situation.
For unauthorized occupants and adverse possession questions, see the Tennessee squatters rights page.
Repairs and the warranty of habitability
In Tennessee counties covered by URLTA, the warranty of habitability requires landlords to maintain rental property in a condition fit for human habitation. TCA 66-28-304 sets out the specific landlord duties: keeping the premises in compliance with applicable building and housing codes, maintaining heating, plumbing, electrical, and sanitation systems in good working order, and addressing conditions that materially affect health or safety.
Tennessee's URLTA includes a meaningful repair-and-deduct remedy for essential services. Under TCA 66-28-502, if the landlord fails to provide or maintain an essential service (heat, water, hot water, electricity, or gas) and does not remedy the failure within a reasonable time after written notice from the tenant, the tenant has several options. These include procuring substitute housing and deducting the cost from rent, obtaining the essential service themselves and deducting the cost, or pursuing a court remedy for a rent reduction proportional to the diminished value of the unit.
The repair-and-deduct remedy is limited to essential services and requires prior written notice to the landlord, a reasonable opportunity to cure, and the landlord's continued failure. In counties below the 75,000 population threshold where URLTA does not apply, these statutory remedies are not available. Tenants in those counties must rely on the common law implied warranty of habitability and court remedies.
Rent, late fees, and rent control
Tennessee has no statutory cap on late fees. The lease controls what grace period and fee amount apply. Many Tennessee leases provide a 5-day grace period before a late fee kicks in; read yours carefully before signing to understand the exact terms.
Rent increases on a month-to-month tenancy require 30 days advance notice, which mirrors the termination notice period. Fixed-term leases lock in the rent until the end of the term; the landlord cannot raise rent mid-lease absent a specific lease clause allowing it.
Tennessee prohibits local rent control. No city or county may enact an ordinance capping, freezing, or otherwise regulating the amount of rent a landlord may charge. There is no statewide rent cap in Tennessee. Landlords may raise rent to market rate at each lease renewal with proper notice.
If you have a landlord-tenant dispute in Tennessee
Document everything in writing from the start. Send repair requests, move-in inspection notes, and any complaints by email or certified mail so you have a timestamped record. Courts rely heavily on written documentation in deposit and habitability disputes.
For deposit disputes, Tennessee small claims court (General Sessions Court) handles claims up to $25,000 without the need for a lawyer. If your landlord fails to return the deposit or provide an itemized list within 30 days, you can sue for the amount withheld plus court costs.
If you are in a URLTA county and the dispute involves habitability or essential services, send written notice to the landlord identifying the problem and setting a reasonable cure period. Keep a copy. If the landlord does not respond, consult Tennessee Legal Aid (available in most major counties) or a private landlord-tenant attorney before exercising self-help remedies.
The Tennessee Attorney General and the local building or housing inspection office can also help with complaints about serious habitability conditions. Contact the relevant city or county housing authority for local code violations. For eviction-related matters, see the Tennessee eviction notice page. For squatters and adverse possession, see the Tennessee squatters rights page. For a 50-state comparison of deposit limits and return deadlines, visit the Landlord-Tenant Laws hub.
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.
For the full state-by-state comparison, see our Landlord-Tenant Laws by State guide.
More Tennessee Laws
Frequently Asked Questions
How long does a landlord have to return my deposit in Tennessee?
In counties where URLTA applies (over 75,000 population), the landlord has 30 days from the date the tenancy ends AND you provide a written forwarding address. Both conditions must be met before the 30-day clock starts, so provide your forwarding address in writing on or before your move-out date.
What is the maximum security deposit in Tennessee?
Tennessee has no statutory cap on security deposits. A landlord can require any amount agreed to in the lease. There is no legal maximum, so the deposit is whatever you negotiated when you signed.
How much notice must a landlord give to enter in Tennessee?
At least 24 hours advance notice before any routine entry (inspections, repairs, showings). Emergencies that threaten immediate harm to people or property allow entry without notice. A landlord may not enter without notice for non-emergency reasons.
Does Tennessee have tenant-friendly landlord-tenant laws?
Tennessee's URLTA provides a warranty of habitability and a repair-and-deduct remedy for essential services, but only in counties with more than 75,000 residents. Tenants in smaller counties rely on common-law rules, which offer fewer explicit protections.
Can I withhold rent for repairs in Tennessee?
In URLTA counties (over 75,000 population), yes, for essential services (heat, water, electricity) after giving the landlord written notice and a reasonable time to fix the problem. If the landlord fails to act, you may repair-and-deduct or obtain the service elsewhere and deduct the cost. In smaller counties where URLTA does not apply, this remedy is not available and you should pursue court remedies instead.
How much notice is required to end a month-to-month lease in Tennessee?
Either the landlord or the tenant must give 30 days written notice to end a month-to-month tenancy. The notice should be served before the start of the rental period it is intended to end so that a full 30-day period runs.
Can a landlord raise rent in Tennessee?
Yes. Tennessee preempts local rent control, and there is no statewide rent cap. A landlord may raise rent at any lease renewal or with 30 days notice on a month-to-month tenancy. There is no limit on how large an increase the landlord may impose.