Question 1

How much can a landlord charge for a security deposit in Tennessee?

Accepted Answer

No statutory cap on the amount of a security deposit. (T.C.A. 66-28-301)

Question 2

How long does a landlord have to return a security deposit in Tennessee?

Accepted Answer

No fixed number of days for returning the deposit. In URLTA counties, if the tenant leaves owing no rent and is due a refund, the landlord must send notice of the refund amount to the tenant's last known or reasonably determinable address. If the tenant does not respond within 60 days of that notice, the landlord may keep the deposit. Move-out inspection: on the move-out day or within 4 calendar days after it.
T.C.A. 66-28-301(b)(1)(A), (f)

Question 3

Does a landlord have to pay interest on a security deposit in Tennessee?

Accepted Answer

No interest requirement. Landlords must keep deposits in a separate account used only for deposits, at a regulated bank or lending institution. At lease signing, they must tell the tenant where the account is (but not the account number). (T.C.A. 66-28-301(a), (h))

Question 4

Does a landlord in Tennessee have to give an itemized list of deposit deductions?

Accepted Answer

Deductions must be supported by a written listing of damages with estimated repair costs. The tenant has the right to inspect: after a request to vacate, or within 5 days of the tenant's notice to vacate, the landlord may notify the tenant of the right to attend the inspection. At a mutual inspection, both parties sign the listing, and their signatures are conclusive evidence that it is accurate. A tenant who refuses to sign must list in writing the items they dispute. The landlord may inspect alone if the tenant left without written notice, abandoned the unit, was judicially removed, did not respond, did not show up, or did not request an inspection. In that case, on the tenant's written request, the landlord must send a copy of the listing by certificate of mailing. The deposit may also be applied to unpaid rent. (T.C.A. 66-28-301(b), (e))

Question 5

What happens if a landlord in Tennessee wrongfully keeps a security deposit?

Accepted Answer

A landlord who did not keep the deposit in the required separate account AND did not provide the required damage listing may not keep any part of the deposit. A tenant may sue in circuit or general sessions court over the final damage listing, but only for items the tenant specifically disputed in writing. (T.C.A. 66-28-301(c), (d))

Question 6

How much notice does a landlord have to give before evicting for unpaid rent in Tennessee?

Accepted Answer

14 days. URLTA counties: written notice that the lease will end unless the rent is paid within 14 days after the tenant receives the notice. The tenant can cure by paying. Notice may be waived only by a waiver in 12-point or larger bold type in the lease, and the 5-day late-fee grace period still applies. Non-URLTA counties: 14 days' notice for rent that is due and in arrears, upon demand. The lease does not end if the tenant pays before the date in the notice.
T.C.A. 66-28-505(a)(2), (b); 66-28-201(c); 66-7-109(a)

Question 7

How much notice is required to evict for a lease violation in Tennessee?

Accepted Answer

URLTA counties: (1) a breach that can be fixed by paying money or repairs: 14 days to cure, or the lease ends; (2) any other material breach: termination no less than 14 days after the tenant receives notice; (3) the same breach again within 6 months: 7 days' written notice; (4) violent acts, real and present danger, hazardous or unsanitary conditions, or an unauthorized occupant who refuses to leave: termination 3 days after the tenant receives written notice. Non-URLTA counties: 14 days for damage beyond normal wear and tear (curable) or for violent or dangerous behavior; 30 days for all other lease defaults; 3 days for violent acts, drug-related criminal activity, or dangerous behavior (except tenants who are mentally or physically disabled). (T.C.A. 66-28-505(a); 66-28-517(a); 66-7-109(a), (b), (d))

Question 8

How much notice is needed to end a month-to-month lease in Tennessee?

Accepted Answer

URLTA counties: either landlord or tenant may end a month-to-month tenancy with written notice at least 30 days before the periodic rental date named in the notice. A week-to-week tenancy needs 10 days' written notice. Non-URLTA counties: no statutory no-fault notice period was verified. (T.C.A. 66-28-512(a), (b))

Question 9

Can a landlord enter without notice in Tennessee?

Accepted Answer

No general advance-notice requirement. In URLTA counties, the tenant may not unreasonably refuse consent to entry to inspect, repair, supply services, or show the unit. The landlord may enter without consent in an emergency, or when utilities are off through no fault of the landlord. Otherwise the landlord may enter only by court order, if the unit is abandoned or surrendered, if the tenant is deceased, incapacitated or incarcerated, or as the statute otherwise allows. Showings to prospective tenants in the final 30 days of the lease are allowed only if the lease provides for them and 24 hours' notice is given. The landlord may not abuse the right of access or use it to harass the tenant. (T.C.A. 66-28-403)

Question 10

Is there a limit on late fees in Tennessee?

Accepted Answer

URLTA counties: no late fee may be charged until after a 5-day grace period, counting the due date as day 1. If the last day falls on a Sunday or legal holiday, no fee may be charged if rent is paid the next business day. Late fees may not exceed 10% of the past-due rent. (T.C.A. 66-28-201(d))

Question 11

Can a tenant repair and deduct from rent in Tennessee?

Accepted Answer

Limited to essential services, in URLTA counties. If the landlord deliberately or negligently fails to supply essential services (utilities such as gas, heat and electricity, and other duties materially affecting health and safety), the tenant must give written notice and may then choose ONE remedy: (A) obtain the services and deduct the actual, reasonable cost from rent; (B) recover damages for the reduced rental value while staying in the unit; or (C) obtain reasonable substitute housing, paying no rent during the noncompliance. Attorney's fees are recoverable. (T.C.A. 66-28-502)

Question 12

Can a tenant withhold rent for repairs in Tennessee?

Accepted Answer

No general rent-withholding statute. The only rent excusal: in URLTA counties, a tenant who gets reasonable substitute housing because the landlord deliberately or negligently failed to supply essential services owes no rent during the noncompliance (after written notice). (T.C.A. 66-28-502(a)(1)(C))

Question 13

Can a landlord retaliate against a tenant for complaining in Tennessee?

Accepted Answer

URLTA counties: a landlord may not retaliate by raising rent, cutting services, or bringing or threatening an eviction because the tenant complained to the landlord of a violation under 66-28-301 or used remedies under the URLTA. Exceptions: the landlord may still seek possession if the tenant's household caused the code violation, the tenant is behind on rent, or code compliance requires work that would effectively deprive the tenant of the unit. The statute sets no time-based presumption of retaliation. (T.C.A. 66-28-514)

Question 14

Is there rent control or a limit on rent increases in Tennessee?

Accepted Answer

Prohibited statewide: local governments may not enact, maintain or enforce any ordinance or resolution that would control the rent charged for private residential or commercial property. Local mandatory below-market (inclusionary) housing requirements are also barred, but voluntary incentive programs are allowed. (T.C.A. 66-35-102)

Question 15

Can a landlord change the locks or shut off utilities in Tennessee?

Accepted Answer

URLTA counties: if a landlord unlawfully removes or excludes the tenant, or willfully cuts essential services required by the lease, the tenant may recover possession or end the lease. In either case the tenant may recover actual damages, punitive damages when appropriate, and reasonable attorney's fees. If the lease ends, the landlord must return all prepaid rent and deposits. (T.C.A. 66-28-504; 66-28-517(d))

Question 16

What is the small claims court limit in Tennessee for a deposit dispute?

Accepted Answer

$25,000. Tennessee has no separate small claims court; General Sessions Court hears civil cases up to $25,000. It has unlimited jurisdiction over forcible entry and detainer (eviction) cases. (T.C.A. 16-15-501(d)(1))

Question 17

How do you remove a squatter in Tennessee?

Accepted Answer

Since July 1, 2024, an owner or authorized agent may ask the county sheriff to immediately remove an unlawful occupant of a residential dwelling, without a court case, by submitting a verified 'Complaint to Remove Persons Unlawfully Occupying Residential Real Property' (statutory form). Conditions: the property includes a residential dwelling; an unauthorized person entered and remains; the property was not open to the public at entry; the owner told the person to leave; the person is not a current or former tenant under a written or oral rental agreement authorized by the owner and is not an immediate family member (spouse, parent, sibling, child); and no litigation is pending between owner and occupant about the property. The sheriff verifies ownership, serves a notice to immediately vacate (hand delivery or posting on the front door), puts the owner in possession, may arrest for trespass or warrants, and may stand by (hourly fee) while locks are changed and belongings moved to the property line. A wrongfully removed person may sue (expedited hearing) for possession, actual damages, statutory damages of triple the fair market rent, costs and attorney fees. (T.C.A. § 29-18-135 (added by 2024 Pub. Ch. 1009, SB 795 / HB 1259))

Question 18

What can a landlord do with a tenant's abandoned property in Tennessee?

Accepted Answer

URLTA counties: 30+ days' unexplained absence without paying rent is prima facie abandonment, and the landlord may re-enter. Alternatively, rent 15 days late plus other signs of permanent move-out (e.g., removal of substantially all belongings or tenant shutting off utilities) is prima facie abandonment, but the landlord must first post a notice at the unit and mail it by regular mail to the unit address stating: the landlord believes the unit is abandoned; will re-enter unless the tenant makes contact within 10 days; will then remove belongings and re-rent; and will dispose of belongings not reclaimed within 30 days - with a phone number and mailing address. If the tenant responds and wants to stay, the landlord must go to court. In either case the landlord must remove and store the belongings for at least 30 days; unclaimed property may then be sold or disposed of, with proceeds applied to rent, damages, storage, sale costs and attorney fees, and any balance held 6 months. (T.C.A. 66-28-405)

Question 19

Is there a limit on rental application fees in Tennessee?

Accepted Answer

No statute - Tennessee has no cap or refund rule for rental application or screening fees. (T.C.A. Title 66, Chapter 28)

Question 20

What rental fees are banned or limited in Tennessee?

Accepted Answer

No general statute limiting move-in, convenience or other rental fees. The only statutory fee limit is on late fees in URLTA counties: none until after a 5-day grace period, and no more than 10% of the past-due rent. (T.C.A. 66-28-201(d))

Question 21

Can a domestic violence survivor break a lease in Tennessee?

Accepted Answer

Statewide, for leases entered or renewed on or after July 1, 2021: a tenant who is, or whose household member is, a domestic abuse, sexual assault or stalking victim may end the lease without liability for future rent or early termination fees by giving the landlord written notice requesting release, a mutually agreed release date within 30 days of the notice, and either a valid order of protection (issued/extended after a hearing finding victim status) or documentation of a criminal charge based on a police report; documentation must be dated within 60 days before the notice. The tenant must vacate within 30 days (or as agreed) and owes rent for the full month in which the tenancy ends plus prior obligations. The landlord may not reveal the tenant's identifying/location information without written consent. Separately, where domestic abuse is the basis for termination, only the perpetrator may be evicted once the victim has a qualifying order of protection. (T.C.A. 66-7-112; 66-7-109(e))

Question 22

When can a tenant break a lease without penalty in Tennessee?

Accepted Answer

Disability: a person who is permanently and totally disabled (as defined in 71-4-1102) may terminate the lease of a primary residence without penalty or further rent after moving out if accepted as a resident of a public housing facility, by presenting written evidence of acceptance; the landlord must acknowledge in writing. Does not apply if the landlord made significant accessibility modifications to the unit. (T.C.A. 66-7-110)

Question 23

Can an eviction record be sealed or removed in Tennessee?

Accepted Answer

No statute. Tennessee has no law sealing or expunging eviction (detainer) records. A 2026 bill to make dismissed unlawful detainer cases confidential (HB1940/SB2016) failed in House subcommittee on March 18, 2026 and was not enacted. (2026 HB1940 / SB2016 (not enacted))

Question 24

Can a landlord refuse Section 8 vouchers in Tennessee?

Accepted Answer

No. The Tennessee Human Rights Act's housing provision covers race, color, creed, religion, sex, disability, familial status and national origin, but not source of income or vouchers. (T.C.A. 4-21-601(a))

Question 25

Do tenants have a right to a free lawyer in eviction cases in Tennessee?

Accepted Answer

No statewide right to counsel in eviction cases. (T.C.A. Title 29, Chapter 18; Title 66, Chapters 7 and 28)

Question 26

What does a Tennessee notice to pay rent or quit have to include?

Accepted Answer

URLTA counties: written notice specifying the breach (unpaid rent) and that the rental agreement will terminate if not remedied within 14 days after the tenant receives the notice; if the notice involves tenant repairs it must state that repairs need prior written landlord authorization. If the same breach recurs within 6 months, termination on 7 days' written notice specifying the breach and termination date. A lease may waive notice for nonpayment only in 12-point or larger bold type; the 5-day late-fee grace period still applies. Non-URLTA counties: 14 days' notice of termination for rent due and in arrears upon demand; paying before the date in the notice prevents termination. No required wording or delivery method is specified in these sections. (T.C.A. 66-28-505(a)-(b); 66-7-109(a))

Question 27

What does a Tennessee notice to end a month-to-month tenancy have to include?

Accepted Answer

URLTA counties: written notice by landlord or tenant at least 30 days before the periodic rental date specified in the notice (month-to-month); 10 days' written notice for week-to-week. No required reason or wording; delivery method not specified in the section. Non-URLTA counties: no statutory no-fault notice period verified. (T.C.A. 66-28-512(a)-(b))

Question 28

What must a Tennessee security deposit itemization include?

Accepted Answer

URLTA counties: deductions for damage must be supported by a written listing of damages and estimated repair costs from a move-out inspection (on move-out day or within 4 days after). At a mutual inspection both parties sign the listing; a tenant who disagrees must specify the disputed items in writing. If the tenant left without notice, abandoned, was judicially removed or could not be reached, the landlord may inspect alone and, on the tenant's written request, send the tenant a copy of the listing. A landlord who did not hold the deposit in a proper account and give the listing forfeits the right to keep any of it. If a refund is due and no rent is owed, the landlord must send notice of the refund amount to the last known or reasonably determinable address; if no response within 60 days, the landlord may keep the deposit. (T.C.A. 66-28-301(b)-(f))

Question 29

How long does a landlord have to sue for unpaid rent in Tennessee?

Accepted Answer

6 years. Actions for the use and occupation of land and for rent, and actions on contracts not otherwise provided for, must be brought within six years after the cause of action accrues. Same period for written and oral leases. (T.C.A. § 28-3-109(a)(1), (3))

Question 30

Can a landlord accept rent during an eviction in Tennessee?

Accepted Answer

In URLTA counties: if the landlord accepts rent without reservation and with knowledge of a tenant default, the landlord condones the default, waives the right to terminate, and is estopped from terminating the rental agreement for that breach. Accepting rent 'with reservation' (e.g., a written reservation of rights) avoids the waiver. Notice before filing for nonpayment can be waived only by a clause in the written lease in 12-point bold or larger type. No equivalent statute was found for non-URLTA counties. (T.C.A. § 66-28-508; § 66-28-505(b); § 66-28-201(c))

Question 31

Can you be evicted in the winter in Tennessee?

Accepted Answer

No statute — Tennessee's URLTA (T.C.A. ch. 66-28) and general landlord-tenant chapter (ch. 66-7) contain no winter or cold-weather limit on evictions. In URLTA counties a landlord who willfully cuts off essential services required by the lease is liable to the tenant (66-28-504), and tenants have remedies when essential services such as heat are not supplied (66-28-502). (T.C.A. ch. 66-28 and ch. 66-7 (checked); §§ 66-28-502, 66-28-504)

Question 32

Can a landlord give notice by text or email in Tennessee?

Accepted Answer

In URLTA counties, notices must be in writing and sent to the last known or designated address in the lease. If the tenant provides an e-mail address in the rental agreement, the landlord may send any notice required by the URLTA to that address unless a specific provision requires another form; the landlord may not require the tenant to give an e-mail address as a condition of renting. The statute does not list exclusive delivery methods (personal delivery, posting, mail). Outside URLTA counties, ch. 66-7 sets notice periods (14 days for nonpayment/damage, 30 days for other defaults) without specifying delivery methods. (T.C.A. §§ 66-28-106, 66-28-108; § 66-7-109)

Question 33

How much notice is required for a rent increase in Tennessee?

Accepted Answer

No statute — Tennessee sets no rent-increase notice requirement; the lease governs. In URLTA counties a month-to-month tenancy may be ended by either side on written notice at least 30 days before the periodic rental date named in the notice (10 days for week-to-week), which in practice is the lead time for changing terms. Rent increases in retaliation are barred in URLTA counties, and local rent control is prohibited statewide. (T.C.A. § 66-28-512(a)-(b); § 66-28-514; § 66-35-102)

Question 34

Does a landlord have to give a copy of the lease in Tennessee?

Accepted Answer

Owner/agent disclosure required (URLTA counties): at or before the start of the tenancy the landlord must disclose in writing the name and address of the managing agent (which may be a management company) and of an owner or agent authorized to accept service of process and notices, plus a phone number or e-mail address for maintenance or an online portal; the information must be kept current and binds successor owners. A person who fails to disclose becomes the landlord's agent for service. The landlord must also advise in writing that it does not provide fire or casualty insurance for the tenant's property. No statute requiring the landlord to hand over a copy of the signed lease was found in the sections reviewed. (T.C.A. § 66-28-302; § 66-28-201(a))

Question 35

Does a landlord have to fix mold in Tennessee?

Accepted Answer

No statute — Tennessee's landlord-tenant law sets no mold disclosure or remediation rule. In counties covered by the Uniform Residential Landlord and Tenant Act, mold falls under the landlord's general duties to comply with building and housing codes materially affecting health and safety and to make all repairs needed to keep the premises fit and habitable. The tenant must keep the unit as clean and safe as when the tenant took possession. (T.C.A. § 66-28-304(a); § 66-28-401)

Question 36

Who pays for pest control and bed bugs in Tennessee?

Accepted Answer

No statute — no pest or bed-bug provision in the landlord-tenant law. In URLTA counties, infestations fall under the landlord's code-compliance and fit-and-habitable duties; the tenant must keep the unit clean and safe, dispose of garbage properly, and comply with tenant obligations under housing codes. (T.C.A. § 66-28-304(a); § 66-28-401(1)-(3))

Question 37

Does a landlord have to provide heat in Tennessee?

Accepted Answer

No minimum temperature or heating season in state law. In URLTA counties, heat is an 'essential service': if the landlord deliberately or negligently fails to supply it, the tenant, after written notice, may procure heat and deduct the actual reasonable cost from rent, recover damages for reduced rental value, or obtain substitute housing (rent excused) and recover its reasonable value plus attorney's fees. The remedy is unavailable if the tenant, family or guests caused the condition. (T.C.A. § 66-28-502(a), (c); § 66-28-304(a)(1)-(2))

Question 38

Does a landlord have to provide air conditioning in Tennessee?

Accepted Answer

No statute — Tennessee law does not require air conditioning or set a maximum indoor temperature. If the landlord supplies air conditioning, a failure that materially affects health and safety may be treated under the general repair duty or the 'essential services' remedy (which covers obligations materially affecting health and safety) in URLTA counties. (T.C.A. § 66-28-304; § 66-28-502(a)(3))

Question 39

What can a landlord deduct from a deposit for cleaning or damage in Tennessee?

Accepted Answer

Not defined by statute. Deposit charges must be based on the tenant's liability for physical damages, supported by a written listing of damages with estimated repair costs; the tenant may attend a move-out inspection, and the signed listing is conclusive except for items the tenant disputes in writing. The deposit may also be applied to unpaid rent and other amounts owed. The statute does not specifically address cleaning, painting or carpet charges. (T.C.A. § 66-28-301(b), (d)-(e), (g))

Question 40

Can a landlord put cameras in or around a rental in Tennessee?

Accepted Answer

No landlord-specific statute. Unlawful photography: it is an offense to knowingly photograph (including by video) a person who has a reasonable expectation of privacy, without prior effective consent, if the image would offend or embarrass an ordinary person and was taken for sexual gratification, or includes the person's unclothed intimate areas or sexual activity. Tennessee is a one-party consent state for audio interception. Tenants may not unreasonably refuse landlord entry for inspection or repairs; entry without consent is allowed in an emergency. (T.C.A. § 39-13-605; § 39-13-601(b)(5); § 66-28-403)

Question 41

Can a landlord limit guests or roommates in Tennessee?

Accepted Answer

No statute — no statewide occupancy limit or guest rule; the lease governs. The tenant must require other persons on the premises with the tenant's or other occupants' consent to act so as not to disturb neighbors, and may not let anyone damage the premises. In URLTA counties, an unauthorized occupant who refuses to leave is grounds for termination on 3 days' written notice. (T.C.A. § 66-28-401(4)-(5); § 66-28-517(a))

Question 42

Can a landlord deny a service or emotional support animal in Tennessee?

Accepted Answer

A tenant or applicant with a disability may request an exception to a no-pet policy or pet fees for a service animal (trained dog or miniature horse) or support animal (prescribed or recommended by a health care provider, including for emotional support). If the disability is not apparent, the landlord may request reliable documentation of the disability and the disability-related need; if the disability is apparent but the need is not, only of the need. 'Reliable documentation' must come from a health care provider, licensed disability service provider, caregiver or other reliable third party with actual knowledge — not from a website whose main function is selling animal certificates or registrations. The landlord may verify documentation (but not obtain protected medical records) and may deny the request if accurate documentation is not provided. Misrepresenting a disability or need, or providing documentation falsely stating an animal is a service or support animal, is a material default allowing termination and recovery of damages and attorney's fees. Landlords are not liable for injuries caused by an animal permitted as a reasonable accommodation. (T.C.A. § 66-7-111)

Security deposit limit	No statutory cap on the amount of a security deposit. Official T.C.A. is published only via LexisNexis; text verified on a public mirror of the code (FindLaw, current as of Jan. 2, 2024; older than 2025). 66-28-301, the deposit section, sets no maximum. It is part of URLTA, so it applies only in URLTA counties. No statewide deposit statute was identified for other counties. Source: T.C.A. 66-28-301
Deposit return deadline	No fixed number of days for returning the deposit. In URLTA counties, if the tenant leaves owing no rent and is due a refund, the landlord must send notice of the refund amount to the tenant's last known or reasonably determinable address. If the tenant does not respond within 60 days of that notice, the landlord may keep the deposit. Move-out inspection: on the move-out day or within 4 calendar days after it. Official T.C.A. is published only via LexisNexis; text verified on a public mirror of the code (FindLaw, current as of Jan. 2, 2024; older than 2025). URLTA counties only. Under 66-28-301(g), the landlord can charge for physical damage found after the inspection only if it is discovered before the earlier of: 30 days after the tenant moves out, or 7 days after a new tenant moves in. Source: T.C.A. 66-28-301(b)(1)(A), (f)
Itemized deductions	Deductions must be supported by a written listing of damages with estimated repair costs. The tenant has the right to inspect: after a request to vacate, or within 5 days of the tenant's notice to vacate, the landlord may notify the tenant of the right to attend the inspection. At a mutual inspection, both parties sign the listing, and their signatures are conclusive evidence that it is accurate. A tenant who refuses to sign must list in writing the items they dispute. The landlord may inspect alone if the tenant left without written notice, abandoned the unit, was judicially removed, did not respond, did not show up, or did not request an inspection. In that case, on the tenant's written request, the landlord must send a copy of the listing by certificate of mailing. The deposit may also be applied to unpaid rent. Official T.C.A. is published only via LexisNexis; text verified on a public mirror of the code (FindLaw, current as of Jan. 2, 2024; older than 2025). URLTA counties only. A tenant who schedules an inspection and then misses it waives the right to contest the damages, if the lease states this waiver. Source: T.C.A. 66-28-301(b), (e)
Interest on deposits	No interest requirement. Landlords must keep deposits in a separate account used only for deposits, at a regulated bank or lending institution. At lease signing, they must tell the tenant where the account is (but not the account number). Official T.C.A. is published only via LexisNexis; text verified on a public mirror of the code (FindLaw, current as of Jan. 2, 2024; older than 2025). URLTA counties only. Source: T.C.A. 66-28-301(a), (h)
Penalty for withholding	A landlord who did not keep the deposit in the required separate account AND did not provide the required damage listing may not keep any part of the deposit. A tenant may sue in circuit or general sessions court over the final damage listing, but only for items the tenant specifically disputed in writing. Official T.C.A. is published only via LexisNexis; text verified on a public mirror of the code (FindLaw, current as of Jan. 2, 2024; older than 2025). URLTA counties only. The statute sets no double or treble damages. Source: T.C.A. 66-28-301(c), (d)

Notice for unpaid rent	14 days. URLTA counties: written notice that the lease will end unless the rent is paid within 14 days after the tenant receives the notice. The tenant can cure by paying. Notice may be waived only by a waiver in 12-point or larger bold type in the lease, and the 5-day late-fee grace period still applies. Non-URLTA counties: 14 days' notice for rent that is due and in arrears, upon demand. The lease does not end if the tenant pays before the date in the notice. Official T.C.A. is published only via LexisNexis; text verified on a public mirror of the code (FindLaw, current as of Jan. 2, 2024; older than 2025). Non-URLTA text: https://codes.findlaw.com/tn/title-66-property/tn-code-sect-66-7-109/. URLTA: if the same breach recurs within 6 months, the landlord may terminate on 7 days' written notice (66-28-505(a)(2)(B)). Non-URLTA: a recurrence within 6 months allows termination on 14 days' notice (66-7-109(a)(2)). A 2025 bill to cut 14 days to 7 (HB1345) failed and did not change the law. Source: T.C.A. 66-28-505(a)(2), (b); 66-28-201(c); 66-7-109(a)
Notice for lease violations	URLTA counties: (1) a breach that can be fixed by paying money or repairs: 14 days to cure, or the lease ends; (2) any other material breach: termination no less than 14 days after the tenant receives notice; (3) the same breach again within 6 months: 7 days' written notice; (4) violent acts, real and present danger, hazardous or unsanitary conditions, or an unauthorized occupant who refuses to leave: termination 3 days after the tenant receives written notice. Non-URLTA counties: 14 days for damage beyond normal wear and tear (curable) or for violent or dangerous behavior; 30 days for all other lease defaults; 3 days for violent acts, drug-related criminal activity, or dangerous behavior (except tenants who are mentally or physically disabled). Official T.C.A. is published only via LexisNexis; text verified on a public mirror of the code (FindLaw, current as of Jan. 2, 2024; older than 2025). 66-28-505: https://codes.findlaw.com/tn/title-66-property/tn-code-sect-66-28-505/. 66-7-109: https://codes.findlaw.com/tn/title-66-property/tn-code-sect-66-7-109/. Under 66-28-517(c), a tenant who gets a 3-day notice may go straight to court for an injunction. If domestic abuse is the cause, only the perpetrator may be evicted (66-28-517(g); 66-7-109(e)). The 2025 'three business days' bill (HB1297) was not enacted. URLTA also makes faking a service or support animal a material noncompliance (66-28-505(f)). Source: T.C.A. 66-28-505(a); 66-28-517(a); 66-7-109(a), (b), (d)
Lockouts & utility shutoffs	URLTA counties: if a landlord unlawfully removes or excludes the tenant, or willfully cuts essential services required by the lease, the tenant may recover possession or end the lease. In either case the tenant may recover actual damages, punitive damages when appropriate, and reasonable attorney's fees. If the lease ends, the landlord must return all prepaid rent and deposits. Official T.C.A. is published only via LexisNexis; text verified on a public mirror of the code (FindLaw, current as of Jan. 2, 2024; older than 2025). URLTA counties only. 66-28-517(d) also bars a landlord from retaking the unit by cutting electric, gas or other essential services, except after abandonment or surrender. No specific statutory lockout remedy was verified for non-URLTA counties. Source: T.C.A. 66-28-504; 66-28-517(d)

Repair and deduct	Limited to essential services, in URLTA counties. If the landlord deliberately or negligently fails to supply essential services (utilities such as gas, heat and electricity, and other duties materially affecting health and safety), the tenant must give written notice and may then choose ONE remedy: (A) obtain the services and deduct the actual, reasonable cost from rent; (B) recover damages for the reduced rental value while staying in the unit; or (C) obtain reasonable substitute housing, paying no rent during the noncompliance. Attorney's fees are recoverable. Official T.C.A. is published only via LexisNexis; text verified on a public mirror of the code (FindLaw, current as of Jan. 2, 2024; older than 2025). These rights arise only after written notice, and only if the condition was not caused by the tenant, the tenant's household or guests (66-28-502(c)). For other landlord noncompliance, the tenant may recover damages, an injunction and attorney's fees after 14 days' written notice (66-28-501(a)). There is no general repair-and-deduct for non-essential repairs, and no statute was identified for non-URLTA counties. Source: T.C.A. 66-28-502
Withholding rent	No general rent-withholding statute. The only rent excusal: in URLTA counties, a tenant who gets reasonable substitute housing because the landlord deliberately or negligently failed to supply essential services owes no rent during the noncompliance (after written notice). Official T.C.A. is published only via LexisNexis; text verified on a public mirror of the code (FindLaw, current as of Jan. 2, 2024; older than 2025). URLTA counties only. Withholding rent outside this remedy risks a 14-day nonpayment notice and eviction. Source: T.C.A. 66-28-502(a)(1)(C)
Retaliation protection	URLTA counties: a landlord may not retaliate by raising rent, cutting services, or bringing or threatening an eviction because the tenant complained to the landlord of a violation under 66-28-301 or used remedies under the URLTA. Exceptions: the landlord may still seek possession if the tenant's household caused the code violation, the tenant is behind on rent, or code compliance requires work that would effectively deprive the tenant of the unit. The statute sets no time-based presumption of retaliation. Official T.C.A. is published only via LexisNexis; text verified on a public mirror of the code (FindLaw, current as of Jan. 2, 2024; older than 2025). URLTA counties only. Subsection (a)(1)'s cross-reference to 66-28-301 (the deposit section) is reproduced as it appears on the mirror. Other summaries online describe broader protections or a presumption period, but the mirror's statute text does not contain them; verify against the official text. Source: T.C.A. 66-28-514

Application / screening fees	No statute - Tennessee has no cap or refund rule for rental application or screening fees. Official code published only via LexisNexis; text verified on a public mirror (code year 2024). No application-fee provision found in URLTA rent/fee section 66-28-201; full chapter not exhaustively reviewed. Source: T.C.A. Title 66, Chapter 28
Other rental fees	No general statute limiting move-in, convenience or other rental fees. The only statutory fee limit is on late fees in URLTA counties: none until after a 5-day grace period, and no more than 10% of the past-due rent. Official code published only via LexisNexis; text verified on a public mirror (code year 2024). Source: T.C.A. 66-28-201(d)

Section 8 / source of income	No. The Tennessee Human Rights Act's housing provision covers race, color, creed, religion, sex, disability, familial status and national origin, but not source of income or vouchers. Official code published only via LexisNexis; text verified on a public mirror (code year 2024). Source: T.C.A. 4-21-601(a)
Eviction record sealing	No statute. Tennessee has no law sealing or expunging eviction (detainer) records. A 2026 bill to make dismissed unlawful detainer cases confidential (HB1940/SB2016) failed in House subcommittee on March 18, 2026 and was not enacted. Absence of an enacted sealing statute inferred from the failed bill and no located provision in T.C.A. 29-18; not confirmed against the official LexisNexis code. Source: 2026 HB1940 / SB2016 (not enacted)
Right to a lawyer in eviction	No statewide right to counsel in eviction cases. No right-to-counsel provision found in the eviction or landlord-tenant statutes reviewed; not exhaustively confirmed. Source: T.C.A. Title 29, Chapter 18; Title 66, Chapters 7 and 28

Tennessee Landlord-Tenant Law

Quick answers for Tennessee

Security Deposits in Tennessee

Eviction in Tennessee

Notice to Vacate in Tennessee

Landlord Entry in Tennessee

Repairs & Habitability in Tennessee

Rent Increases & Late Fees in Tennessee

Breaking a Lease in Tennessee

Squatters & Abandoned Property in Tennessee

Rental Fees in Tennessee

Section 8, Records & Right to Counsel in Tennessee

Mold, Pests, Heat & AC in Tennessee

Privacy, Guests & Animals in Tennessee

How eviction works in Tennessee

What surprises people about Tennessee rental law

Federal law that also applies in Tennessee

City rules in Tennessee

Eviction by county in Tennessee

For landlords

Common Tennessee questions

Free calculators

How Tennessee compares to neighboring states

Tennessee landlord-tenant FAQ

Official resources for Tennessee

Mold	No statute — Tennessee's landlord-tenant law sets no mold disclosure or remediation rule. In counties covered by the Uniform Residential Landlord and Tenant Act, mold falls under the landlord's general duties to comply with building and housing codes materially affecting health and safety and to make all repairs needed to keep the premises fit and habitable. The tenant must keep the unit as clean and safe as when the tenant took possession. Official code not freely readable online; text verified on a public code mirror (code year 2024). The URLTA applies only in counties with population over 75,000 (T.C.A. § 66-28-102); elsewhere, repair duties depend on the lease and local codes. Source: T.C.A. § 66-28-304(a); § 66-28-401
Pests & bed bugs	No statute — no pest or bed-bug provision in the landlord-tenant law. In URLTA counties, infestations fall under the landlord's code-compliance and fit-and-habitable duties; the tenant must keep the unit clean and safe, dispose of garbage properly, and comply with tenant obligations under housing codes. Official code not freely readable online; text verified on a public code mirror (code year 2024). Local housing codes may assign pest-control duties. Source: T.C.A. § 66-28-304(a); § 66-28-401(1)-(3)
Heat	No minimum temperature or heating season in state law. In URLTA counties, heat is an 'essential service': if the landlord deliberately or negligently fails to supply it, the tenant, after written notice, may procure heat and deduct the actual reasonable cost from rent, recover damages for reduced rental value, or obtain substitute housing (rent excused) and recover its reasonable value plus attorney's fees. The remedy is unavailable if the tenant, family or guests caused the condition. Official code not freely readable online; text verified on a public code mirror (code year 2024). Local building or housing codes may set heating standards. Source: T.C.A. § 66-28-502(a), (c); § 66-28-304(a)(1)-(2)
Air conditioning	No statute — Tennessee law does not require air conditioning or set a maximum indoor temperature. If the landlord supplies air conditioning, a failure that materially affects health and safety may be treated under the general repair duty or the 'essential services' remedy (which covers obligations materially affecting health and safety) in URLTA counties. Official code not freely readable online; text verified on a public code mirror (code year 2024). Source: T.C.A. § 66-28-304; § 66-28-502(a)(3)

Cameras & privacy	No landlord-specific statute. Unlawful photography: it is an offense to knowingly photograph (including by video) a person who has a reasonable expectation of privacy, without prior effective consent, if the image would offend or embarrass an ordinary person and was taken for sexual gratification, or includes the person's unclothed intimate areas or sexual activity. Tennessee is a one-party consent state for audio interception. Tenants may not unreasonably refuse landlord entry for inspection or repairs; entry without consent is allowed in an emergency. Official code not freely readable online; text verified on a public code mirror (code year 2024). Interception statute: https://codes.findlaw.com/tn/title-39-criminal-offenses/tn-code-sect-39-13-601/. Source: T.C.A. § 39-13-605; § 39-13-601(b)(5); § 66-28-403
Guests & occupants	No statute — no statewide occupancy limit or guest rule; the lease governs. The tenant must require other persons on the premises with the tenant's or other occupants' consent to act so as not to disturb neighbors, and may not let anyone damage the premises. In URLTA counties, an unauthorized occupant who refuses to leave is grounds for termination on 3 days' written notice. Official code not freely readable online; text verified on a public code mirror (code year 2024). Source: T.C.A. § 66-28-401(4)-(5); § 66-28-517(a)
Service & support animals (state law)	A tenant or applicant with a disability may request an exception to a no-pet policy or pet fees for a service animal (trained dog or miniature horse) or support animal (prescribed or recommended by a health care provider, including for emotional support). If the disability is not apparent, the landlord may request reliable documentation of the disability and the disability-related need; if the disability is apparent but the need is not, only of the need. 'Reliable documentation' must come from a health care provider, licensed disability service provider, caregiver or other reliable third party with actual knowledge — not from a website whose main function is selling animal certificates or registrations. The landlord may verify documentation (but not obtain protected medical records) and may deny the request if accurate documentation is not provided. Misrepresenting a disability or need, or providing documentation falsely stating an animal is a service or support animal, is a material default allowing termination and recovery of damages and attorney's fees. Landlords are not liable for injuries caused by an animal permitted as a reasonable accommodation. Official code not freely readable online; text verified on a public code mirror (code year 2024). Federal Fair Housing Act rules also apply. Source: T.C.A. § 66-7-111

State	Security deposit limit	Deposit return deadline	Notice for unpaid rent
Tennessee	No statutory cap on the amount of a security deposit. T.C.A. 66-28-301	No fixed number of days for returning the deposit. In URLTA counties, if the tenant leaves owing no rent and is due a refund, the landlord must send notice of the refund amount to the tenant's last known or reasonably determinable address. If the tenant does not respond within 60 days of that notice, the landlord may keep the deposit. Move-out inspection: on the move-out day or within 4 calendar days after it. T.C.A. 66-28-301(b)(1)(A), (f)	14 days. URLTA counties: written notice that the lease will end unless the rent is paid within 14 days after the tenant receives the notice. The tenant can cure by paying. Notice may be waived only by a waiver in 12-point or larger bold type in the lease, and the 5-day late-fee grace period still applies. Non-URLTA counties: 14 days' notice for rent that is due and in arrears, upon demand. The lease does not end if the tenant pays before the date in the notice. T.C.A. 66-28-505(a)(2), (b); 66-28-201(c); 66-7-109(a)
Alabama	One month's periodic rent. Additional deposits are allowed only for pets, changes to the premises, or increased liability risks to the landlord or premises. Ala. Code § 35-9A-201(a)	Within 60 days after the tenancy ends and the tenant gives up possession. The landlord mails the refund and/or itemized accounting by first-class mail to the forwarding address the tenant gave in writing, or to the last known address or the rental address if none was given. Ala. Code § 35-9A-201(b)-(e)	Written notice to terminate that states the rent and any late fees owed. The rental agreement terminates on a date not less than 7 business days after the tenant receives the notice, unless the tenant pays (cures) within the 7 business days. Ala. Code § 35-9A-421(b)
Arkansas	Two months' rent. Example: with rent of $500, the maximum deposit is $1,000. The deposit rules apply only to landlords who rent six or more dwellings. Ark. Code Ann. §§ 18-16-303, 18-16-304	Within 60 days after the tenant moves out. Ark. Code Ann. § 18-16-305	For a civil unlawful detainer, the landlord must give three days' written notice to vacate before filing. Ark. Code Ann. § 18-60-304
Georgia	2 months' rent. No landlord may demand or receive a security deposit that exceeds the equivalent of two months' rent. O.C.G.A. § 44-7-30.1 (added by HB 404, 2024 Safe at Home Act, Act 392)	Within 30 days after the landlord obtains possession of the unit. The landlord complies by mailing the statement and any refund by first-class mail to the tenant's last known address. If the mailed refund is returned undeliverable and the tenant cannot be located after reasonable effort, it becomes the landlord's property 90 days after mailing. O.C.G.A. § 44-7-34(a)	Before filing a dispossessory affidavit for unpaid rent, late fees, utilities, or other charges, the landlord must give the tenant a notice to vacate or pay all past-due amounts within three business days. The notice must be posted in a sealed envelope conspicuously on the door of the property AND delivered by any additional method(s) agreed upon in the rental agreement. O.C.G.A. § 44-7-50(c), (d) (as amended by HB 404, 2024 Safe at Home Act, Act 392)
Kentucky	No statutory cap (statewide or under URLTA). KRS 383.580	Non-URLTA areas: no statute. URLTA areas: no fixed refund deadline; if the tenant leaves owing no rent with a refund due, the landlord must send notice of the refund amount to the tenant's last known address and may keep the deposit if the tenant does not respond within 60 days. If the tenant leaves without paying the last month's rent and does not demand the deposit, the landlord may apply it after 30 days. KRS 383.580(6)-(7)	URLTA areas: 7 days' written notice to pay or the lease terminates. Non-URLTA areas: no statutory pre-filing notice period for nonpayment was found; terms are governed by the lease. KRS 383.660(2)
Mississippi	No statutory cap. § 89-8-21 governs how deposits are held and returned but sets no maximum amount. Miss. Code Ann. § 89-8-21	Within 45 days after the tenancy ends, the tenant delivers possession, and the tenant demands return. Miss. Code Ann. § 89-8-21(3)	3 days. The landlord may give written notice (or email/text, if the tenant agreed in writing to be notified that way) that the rental agreement will end if the rent is not paid within three days. Miss. Code Ann. § 89-8-13(5)(a)
Missouri	Landlord may not demand or receive a security deposit of more than two months' rent. RSMo 535.300.1	Within 30 days after the tenancy ends, the landlord must return the full deposit or send an itemized list of damages along with any remaining balance. Mailing to the tenant's last known address satisfies the duty. RSMo 535.300.3	No fixed pay-or-quit notice period. Landlord must demand the rent; if it is unpaid, landlord may file a rent-and-possession statement. The one-month termination notice of 441.060 is not required before filing. RSMo 535.020
North Carolina	2 weeks' rent (week-to-week tenancy); 1.5 months' rent (month-to-month); 2 months' rent (terms longer than month-to-month) N.C. Gen. Stat. § 42-51(b)	30 days after the tenancy ends and possession is delivered. If the landlord's claim can't be determined in 30 days, an interim accounting is due in 30 days and a final accounting within 60 days. N.C. Gen. Stat. § 42-52	If the lease has no forfeiture (re-entry) clause for nonpayment, the landlord must make a demand for all past-due rent and wait 10 days before the term is forfeited. If the lease has such a clause, the statute requires no pre-filing notice. N.C. Gen. Stat. § 42-3; § 42-26(a)(2)
Virginia	Two months' periodic rent. Va. Code 55.1-1226(A)	45 days after termination of the tenancy or the date the tenant vacates, whichever is later. Va. Code 55.1-1226(A)	14-day written pay-or-quit notice. Va. Code 55.1-1245(F)