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Tennessee landlord-tenant law.

Updated August 2026. State law preempts local rent control statewide; no Tennessee city or county may cap rent increases on private housing.

Deposit limit

No statutory dollar cap in either URLTA or non URLTA counties. In URLTA counties the landlord must hold the deposit in a separate account at a bank or lending institution and disclose its location to the tenant (Tenn. Code Ann. 66-28-301(a) and (h)). Non URLTA counties have no comparable statute; amount and handling run on the lease and common law.

Deposit return

In URLTA counties the landlord must give an itemized list of any damages withheld (Tenn. Code Ann. 66-28-301), but sources disagreed on the exact return deadline (30 days versus 30 to 60 days versus no fixed statutory deadline), so the precise number of days could not be confirmed against primary statute text. Non URLTA counties have no dedicated statutory return deadline at all; it runs on the lease and general contract or small claims law.

Notice to pay

URLTA counties: 14 days' written notice to pay or quit before the landlord can file in general sessions court (Tenn. Code Ann. 66-28-505). Non URLTA counties: sources describe a similar 14 day opportunity to cure nonpayment under Tenn. Code Ann. 66-7-109, but this citation was not independently verified against primary statute text.

Landlord entry

URLTA counties: no general statutory advance notice requirement for ordinary entry, but the landlord must give at least 24 hours' notice to show the unit to a prospective tenant during the final 30 days of the tenancy, and may enter without notice in a genuine emergency (Tenn. Code Ann. 66-28-403); many landlords give 24 hours' notice for all non-emergency entries as best practice regardless. Non URLTA counties have no entry notice statute; entry runs on the lease and general trespass and quiet enjoyment principles.

Security deposits

Deposit limit. No statutory dollar cap in either URLTA or non URLTA counties. In URLTA counties the landlord must hold the deposit in a separate account at a bank or lending institution and disclose its location to the tenant (Tenn. Code Ann. 66-28-301(a) and (h)). Non URLTA counties have no comparable statute; amount and handling run on the lease and common law.

Getting it back. In URLTA counties the landlord must give an itemized list of any damages withheld (Tenn. Code Ann. 66-28-301), but sources disagreed on the exact return deadline (30 days versus 30 to 60 days versus no fixed statutory deadline), so the precise number of days could not be confirmed against primary statute text. Non URLTA counties have no dedicated statutory return deadline at all; it runs on the lease and general contract or small claims law.

Late fees and rent

URLTA counties: capped at 10 percent of the overdue rent, and the landlord must wait at least 5 days (excluding Sundays and legal holidays) after the due date before charging it or starting eviction (Tenn. Code Ann. 66-28-201(d)). Non URLTA counties: no statutory cap or grace period; the fee must be reasonable and stated in the lease.

Ending a tenancy

Nonpayment of rent. URLTA counties: 14 days' written notice to pay or quit before the landlord can file in general sessions court (Tenn. Code Ann. 66-28-505). Non URLTA counties: sources describe a similar 14 day opportunity to cure nonpayment under Tenn. Code Ann. 66-7-109, but this citation was not independently verified against primary statute text.

Month-to-month termination. 30 days' written notice by either party is the commonly cited rule, tied to Tenn. Code Ann. 66-28-512 in URLTA counties. Secondary sources describe the same 30 day practice applying outside URLTA counties as well, but a distinct non URLTA statute citation could not be confirmed.

Landlord entry

URLTA counties: no general statutory advance notice requirement for ordinary entry, but the landlord must give at least 24 hours' notice to show the unit to a prospective tenant during the final 30 days of the tenancy, and may enter without notice in a genuine emergency (Tenn. Code Ann. 66-28-403); many landlords give 24 hours' notice for all non-emergency entries as best practice regardless. Non URLTA counties have no entry notice statute; entry runs on the lease and general trespass and quiet enjoyment principles.

Required disclosures

  • Federal lead based paint disclosure and EPA pamphlet for units built before 1978 (42 U.S.C. 4852d)
  • In URLTA counties, the name and address of the person authorized to manage the premises and of the owner or an agent authorized to receive notices and legal process (Tenn. Code Ann. 66-28-302)
  • In URLTA counties, the location where the security deposit is held, per a 2025 amendment (Tenn. Code Ann. 66-28-301(h))

Lease clauses that do not hold up

  • Retaliatory rent increase or eviction against a tenant who exercises a legal right, void in URLTA counties (Tenn. Code Ann. 66-28-514, citation not independently verified against primary text)
  • Lease provisions in URLTA counties having a tenant waive rights or remedies under the Uniform Residential Landlord and Tenant Act
  • Self help eviction anywhere in the state: shutting off utilities or changing locks instead of going through court

Notes for landlords

Tennessee genuinely splits in two: URLTA (Tenn. Code Ann. Title 66, Chapter 28) applies only in counties with a population over 75,000, which in practice covers the state's largest metro counties (Davidson/Nashville, Shelby/Memphis, Knox/Knoxville, Hamilton/Chattanooga, Rutherford, and similar growth counties); everywhere else runs on general Title 66 provisions and common law with noticeably fewer statutory tenant protections. A Tennessee lease should record its county so the product can apply the right rule set instead of assuming one statewide standard. Several specific citations above could not be checked against a primary .gov source (official TN code sites blocked automated access) and are flagged in-line rather than presented as certain.

Sources

This guide is general legal information for landlords, not legal advice. Statutes change and local ordinances can add stricter rules on top of state law. Confirm any requirement with the current statute or a licensed attorney in your state before acting on it.

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