Tennessee Landlord-Tenant Laws: Key Rental Rules (2026)
Security deposits, notice periods, landlord entry, and other key rental rules in Tennessee, each linked to the state law it comes from.
By the ListMyHomes.com™ Editorial TeamPublished Last reviewed
This page summarizes the main landlord-tenant rules in Tennessee. Each rule in the table below links to the law it comes from.
Key rules at a glance
| Rule | Tennessee |
|---|---|
| Where these laws apply | Tennessee's Uniform Residential Landlord and Tenant Act covers only the 17 counties with more than 75,000 people in the 2010 census: Anderson, Blount, Bradley, Davidson, Hamilton, Knox, Madison, Maury, Montgomery, Rutherford, Sevier, Shelby, Sullivan, Sumner, Washington, Williamson and Wilson. Several rules below differ between those counties and all other counties. Tenn. Code Ann. § 66-28-102(a) |
| Security deposit limit | |
| Where deposits are held | In those 17 counties: Deposits must be kept in a separate account used only for deposits, at a regulated bank or lending institution. When the lease is signed, the tenant must be told where the account is (not the account number). Tenn. Code Ann. § 66-28-301(a), (h) In all other counties: No requirement in Tennessee's landlord-tenant statutes. Tenn. Code Ann. Title 66, Ch. 7 (no provision) |
| Returning the deposit | In those 17 counties: No fixed deadline. If the tenant owes nothing and a refund is due, the landlord must send notice of the refund amount to the tenant's last known address. If the tenant does not respond within 60 days, the landlord may keep the deposit. Tenn. Code Ann. § 66-28-301(f) In all other counties: No deadline in Tennessee's landlord-tenant statutes. Tenn. Code Ann. Title 66, Ch. 7 (no provision) |
| Deposit deductions | In those 17 counties: The landlord lists any damage and the estimated repair cost. If the landlord gives notice of the right to a joint move-out inspection and the tenant asks for one, both inspect and sign the list; a tenant who refuses to sign must state the disputed items in writing. Tenn. Code Ann. § 66-28-301(b) In all other counties: No requirement in Tennessee's landlord-tenant statutes. Tenn. Code Ann. Title 66, Ch. 7 (no provision) |
| Interest on deposits | |
| Landlord entry notice | In those 17 counties: No set notice period. The tenant may not unreasonably refuse entry for inspections, repairs, services or showings, and the landlord may enter without consent in an emergency. Showing the unit to prospective tenants in the last 30 days of the lease requires at least 24 hours' notice, and the lease must allow it. Tenn. Code Ann. § 66-28-403 In all other counties: No notice period in Tennessee's landlord-tenant statutes. Tenn. Code Ann. Title 66, Ch. 7 (no provision) |
| Notice to end a month-to-month lease | In those 17 counties: Written notice at least 30 days before the rent due date named in the notice, by either the landlord or the tenant (week-to-week: 10 days). Tenn. Code Ann. § 66-28-512(a), (b) In all other counties: No notice period in Tennessee's landlord-tenant statutes. Tenn. Code Ann. Title 66, Ch. 7 (no provision) |
| Rent-increase notice | No notice period in Tennessee's landlord-tenant statutes. Tenn. Code Ann. Title 66, Ch. 7 and Ch. 28 (no provision) In those 17 counties: A landlord may not raise rent to retaliate against a tenant for complaining to the landlord of a violation or for using the act's remedies. Tenn. Code Ann. § 66-28-514(a) |
| Late fees | In those 17 counties: No late fee until a 5-day grace period ends (the due date counts as day 1; if day 5 is a Sunday or legal holiday, rent paid the next business day is not late). A late fee may not exceed 10% of the past-due rent. Tenn. Code Ann. § 66-28-201(d) In all other counties: No limit in Tennessee's landlord-tenant statutes. Tenn. Code Ann. Title 66, Ch. 7 (no provision) |
| Notice for unpaid rent | In those 17 counties: Written notice that the lease will end if the unpaid rent is not paid within 14 days of receipt; for a repeat within 6 months, at least 7 days' written notice. A written lease may waive this notice only in 12-point bold type or larger, and the grace period still applies. Tenn. Code Ann. § 66-28-505(a)(2), (b) In all other counties: 14 days' notice after demand for the unpaid rent; if the tenant pays before the date in the notice, the lease continues. For a repeat within 6 months, at least 14 days' written notice. Does not apply to rental periods under 14 days. Tenn. Code Ann. § 66-7-109(a), (c) |
| Rent control | |
| Required landlord disclosures | In those 17 counties: In writing at or before move-in: the name and address of the property manager and of the owner or the owner's agent for notices, plus a maintenance phone number or email address, or an online portal (leases signed, amended or renewed on or after January 1, 2025). The deposit account location is also required (see above). Tenn. Code Ann. § 66-28-302(a) Federal law: For housing built before 1978 (with limited exceptions): before the tenant is bound by the lease, the landlord must give the EPA lead-hazard pamphlet and disclose any known lead-based paint or hazards and any available reports. 42 U.S.C. § 4852d; 40 CFR 745.107 |
| Fair housing protected classes | Race, color, creed, religion, sex, disability, familial status and national origin. Creed is the one class Tennessee adds to the federal list. Tenn. Code Ann. § 4-21-601(a); 42 U.S.C. § 3604 |
What this means for renters
Before you sign, compare the lease's deposit amount, rent due date, and late-fee terms with the rules above. At move-in, record the unit's condition with dated photos. When you move out, give the written notice your lease and the rules above call for, leave a forwarding address, and keep copies of everything you send and receive.
What this means for landlords who manage their own rental
List the unit with its rent, deposit, and lease terms. Screen every applicant by the same written criteria, within fair-housing law. Collect the deposit and give notices following the rules above, and keep records of the unit's condition at move-in and move-out.
List your rental on ListMyHomes.com for one flat fee, or browse rentals in Tennessee listed directly by owners.
Frequently asked questions
How much can a landlord charge for a security deposit in Tennessee?
No limit set by Tennessee's landlord-tenant statutes. See the source in the table above.
How long does a Tennessee landlord have to return a security deposit?
In those 17 counties: No fixed deadline. If the tenant owes nothing and a refund is due, the landlord must send notice of the refund amount to the tenant's last known address. If the tenant does not respond within 60 days, the landlord may keep the deposit. In all other counties: No deadline in Tennessee's landlord-tenant statutes. See the source in the table above.
How much notice must a Tennessee landlord give before entering?
In those 17 counties: No set notice period. The tenant may not unreasonably refuse entry for inspections, repairs, services or showings, and the landlord may enter without consent in an emergency. Showing the unit to prospective tenants in the last 30 days of the lease requires at least 24 hours' notice, and the lease must allow it. In all other counties: No notice period in Tennessee's landlord-tenant statutes. See the source in the table above.
How much notice ends a month-to-month lease in Tennessee?
In those 17 counties: Written notice at least 30 days before the rent due date named in the notice, by either the landlord or the tenant (week-to-week: 10 days). In all other counties: No notice period in Tennessee's landlord-tenant statutes. See the source in the table above.
How much notice is required for a rent increase in Tennessee?
No notice period in Tennessee's landlord-tenant statutes. In those 17 counties: A landlord may not raise rent to retaliate against a tenant for complaining to the landlord of a violation or for using the act's remedies. See the source in the table above.
How much can a Tennessee landlord charge for late rent?
In those 17 counties: No late fee until a 5-day grace period ends (the due date counts as day 1; if day 5 is a Sunday or legal holiday, rent paid the next business day is not late). A late fee may not exceed 10% of the past-due rent. In all other counties: No limit in Tennessee's landlord-tenant statutes. See the source in the table above.
How much notice must a Tennessee landlord give when rent is unpaid?
In those 17 counties: Written notice that the lease will end if the unpaid rent is not paid within 14 days of receipt; for a repeat within 6 months, at least 7 days' written notice. A written lease may waive this notice only in 12-point bold type or larger, and the grace period still applies. In all other counties: 14 days' notice after demand for the unpaid rent; if the tenant pays before the date in the notice, the lease continues. For a repeat within 6 months, at least 14 days' written notice. Does not apply to rental periods under 14 days. See the source in the table above.
Does Tennessee have rent control?
Not allowed. Local governments may not limit the amount of rent. See the source in the table above.
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