Tennessee Landlord-Tenant Law: The Complete Guide for 2026

Tennessee has some of the most landlord-friendly laws in the country — but only if you follow them correctly. One missed deadline or improper notice can cost you your security deposit, expose you to damages, or derail an eviction. This guide covers everything independent landlords need to know.

The Two Tennessee Landlord-Tenant Acts

Tennessee has two separate landlord-tenant laws depending on where your property is located:

The Uniform Residential Landlord and Tenant Act (URLTA) applies in counties with a population over 75,000 — including Shelby (Memphis), Davidson (Nashville), Knox (Knoxville), Hamilton (Chattanooga), and Rutherford counties.

The common law governs all other counties — including Obion, Lake, Weakley, Gibson, and most of West Tennessee.

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Security Deposits

Maximum Amount

Tennessee law does not cap security deposits. You can charge whatever the market will bear — though most West Tennessee landlords charge one month's rent.

Where to Hold It

Under URLTA, security deposits must be held in a separate account at a financial institution. Under common law, no separate account is required — though it's good practice regardless.

Return Deadline

This is where most landlords get in trouble.

• URLTA counties: Return within 30 days of move-out, or provide an itemized written list of deductions within 30 days and return the remainder within 60 days.
• Common law counties: Return within 30 days with itemized deductions.

Miss this deadline and you may forfeit your right to keep any portion of the deposit — even if the tenant caused legitimate damage.

Normal Wear and Tear

You cannot deduct for normal wear and tear. Courts consistently define this as:

• Minor scuffs on walls from furniture
• Carpet worn from normal foot traffic
• Small nail holes from pictures
• Faded paint from sunlight

You CAN deduct for:

• Holes in walls larger than a nail hole
• Stains that cannot be cleaned
• Broken fixtures or appliances
• Pet damage not disclosed in the lease
• Excessive cleaning required

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Lease Requirements

Tennessee does not require leases to be in writing for tenancies under one year — but you should always use a written lease. A written lease:

• Defines the rent amount, due date, and late fees
• Establishes rules for pets, guests, and subletting
• Documents the security deposit amount and conditions
• Protects both parties in any dispute

Late Fees

Late fees must be specified in the lease to be enforceable. Tennessee law does not cap late fees but courts expect them to be reasonable — typically 5–10% of monthly rent. A grace period of 5 days is standard practice.

Lease Renewal

When a lease expires and the tenant continues paying rent without signing a new lease, it converts to a month-to-month tenancy automatically. Month-to-month tenancies can be terminated with proper notice (see below).

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Notice Requirements

Rent Increases

• Month-to-month tenancies: 30 days written notice required
• Fixed-term leases: No increase until lease renewal

Lease Termination by Landlord

• Month-to-month: 30 days written notice
• Week-to-week: 10 days written notice
• Fixed-term: No notice required at end of term — lease simply expires

Lease Termination by Tenant

• Month-to-month: 30 days written notice
• Week-to-week: 10 days written notice

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Landlord's Right of Entry

URLTA Counties

You must provide at least 24 hours notice before entering for non-emergency reasons. Entry must be at reasonable times.

Emergencies — fire, flood, gas leak, or imminent danger — permit immediate entry without notice.

Common Law Counties

The 24-hour notice requirement doesn't technically apply, but entering without notice is still considered best practice and avoids tenant disputes.

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Required Disclosures

Tennessee landlords must disclose:

Lead-based paint — Required for all properties built before 1978. Provide the EPA-approved disclosure form and pamphlet before signing the lease.

Owner/agent identity — Tenants must be provided the name and address of the property owner or authorized agent.

Move-in inspection — Under URLTA, landlords must provide a written statement of the property's condition within five days of move-in, or the tenant can submit one within five days. This document governs security deposit deductions at move-out.

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Habitability Requirements

Tennessee landlords must maintain rental properties in a habitable condition. This means:

• Functioning heating system capable of maintaining 68°F
• Hot and cold running water
• Working plumbing and electrical systems
• Weatherproof roof and exterior walls
• No infestation of pests or rodents
• Working smoke detectors (required by Tennessee law)

Tenant Remedies for Uninhabitable Conditions

Under URLTA, if you fail to make repairs after written notice, tenants may:

• Terminate the lease
• Repair and deduct costs from rent (up to $500 or one month's rent)
• Sue for damages

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The Eviction Process

Eviction in Tennessee is called an Unlawful Detainer action. The process has specific steps that must be followed exactly — shortcutting any step can result in dismissal and require you to start over.

Step 1 — Written Notice

Before filing for eviction you must serve proper written notice:

Step 2 — File the Complaint

If the tenant doesn't comply with the notice, file an Unlawful Detainer complaint at your local General Sessions Court. Filing fee is typically $100–200.

Step 3 — Service of Process

The court will issue a summons. The summons must be served on the tenant by a process server or sheriff.

Step 4 — Court Hearing

The hearing is typically scheduled 15–30 days after filing. Both parties present their case. Bring your lease, the notice you served, any communications with the tenant, and documentation of unpaid rent or lease violations.

Step 5 — Writ of Possession

If you win, the court issues a Writ of Possession. The sheriff will post a 10-day notice on the property. If the tenant still hasn't vacated after 10 days, the sheriff will remove them.

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Retaliation Protections

Under URLTA, you cannot evict, raise rent, or reduce services in retaliation for a tenant who:

• Reports code violations to a government agency
• Organizes or joins a tenant organization
• Makes a legitimate habitability complaint

Retaliatory action within 12 months of a tenant's protected activity is presumed retaliatory in court.

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Fair Housing

Tennessee landlords must comply with the federal Fair Housing Act, which prohibits discrimination based on:

• Race, color, national origin
• Religion
• Sex (including gender identity and sexual orientation)
• Familial status (families with children)
• Disability

Tennessee does not add additional protected classes beyond federal law, but some cities (Nashville, Memphis) have local ordinances with broader protections.

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Practical Checklist for Tennessee Landlords

Before a tenant moves in:

• Written lease signed by all parties
• Lead paint disclosure (pre-1978 properties)
• Move-in inspection completed and signed
• Security deposit in separate account (URLTA)
• Smoke detector installed and working

During tenancy:

• Respond to maintenance requests promptly and in writing
• Provide 24 hours notice before entry
• Document all communications in writing
• Keep rent payment records

When tenant moves out:

• Complete move-out inspection within 24 hours
• Compare move-out to move-in condition
• Return deposit or provide itemized deductions within 30 days

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Managing Tennessee Compliance Automatically

Keeping up with Tennessee's landlord-tenant requirements is exactly what TameRent was built for. TameRent automatically tracks:

• Security deposit return deadlines (30-day alerts before the deadline)
• Lease renewal dates with advance notice
• Maintenance request documentation with timestamped records
• Move-in and move-out inspection reports via TameMove

Ready to manage your Tennessee rental properties the right way?