Tennessee Residential Lease Agreement
A free Tennessee lease template, plus what Tennessee law requires a lease to include, attach or leave out — each with the statute. Use it as a starting point; landlords with unusual situations should have a lawyer review the final lease.
Disclosures Tennessee requires
| No landlord insurance for tenant belongings | The landlord or its agent must state in writing that the landlord is not responsible for, and will not provide, fire or casualty insurance for the tenant's personal property. (Official code not freely readable online; text verified on a public code mirror (code year 2024).) Applies to: Leases in counties covered by the Uniform Residential Landlord and Tenant Act (counties over 75,000 population in the 2010 census) Source: T.C.A. § 66-28-201(a) |
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| Managing agent, owner and maintenance contact | 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 third-party management company) and of an owner or agent authorized to accept service of process and notices, plus either a phone number or email address for maintenance requests or an online portal for landlord-tenant communication. The information must be kept current. (Official code not freely readable online; text verified on a public code mirror (code year 2024).) Applies to: URLTA counties; rental agreements entered, amended or renewed on or after Jan. 1, 2025 Source: T.C.A. § 66-28-302 |
| Where the security deposit is held | Deposits must be kept in a separate account used only for security deposits at a state- or federally regulated bank or lending institution, and when the tenant signs the lease and pays the deposit, the landlord must tell the tenant where the account is held (not the account number). (Official code not freely readable online; text verified on a public code mirror (code year 2024).) Applies to: URLTA counties, leases with a security deposit Source: T.C.A. § 66-28-301(a), (h) |
Terms Tennessee law requires or controls
| Waiver of nonpayment notice | Notice of nonpayment of rent is waived only if a written rental agreement provides for the waiver. (Official code not freely readable online; text verified on a public code mirror (code year 2024).) Applies to: URLTA counties Source: T.C.A. § 66-28-201(c) |
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| Missed move-out inspection | A tenant who schedules a move-out inspection and then fails to attend waives the right to contest the landlord's damage findings only if notice of that waiver is set out in the rental agreement. (Official code not freely readable online; text verified on a public code mirror (code year 2024).) Applies to: URLTA counties, leases with a security deposit Source: T.C.A. § 66-28-301(b) |
| Late fee limits | No late fee may be charged until after a 5-day grace period (the due date counts as day one; if the last day is a Sunday or legal holiday, no fee if rent is paid the next business day), and a late fee, however labeled, may not exceed 10% of the past-due rent. (Official code not freely readable online; text verified on a public code mirror (code year 2024).) Applies to: URLTA counties Source: T.C.A. § 66-28-201(d) |
| Default rent terms | Unless otherwise agreed, rent is payable without demand at the dwelling unit, at the start of any term of one month or less and otherwise in equal monthly installments at the start of each month; without a lease the tenant pays the reasonable value of use and occupancy. (Official code not freely readable online; text verified on a public code mirror (code year 2024).) Applies to: URLTA counties Source: T.C.A. § 66-28-201(b)-(c) |
Clauses that are void in Tennessee
| Confession of judgment | A rental agreement may not authorize anyone to confess judgment on a claim arising from the agreement. (Official code not freely readable online; text verified on a public code mirror (code year 2024).) Applies to: URLTA counties Source: T.C.A. § 66-28-203(a)(1) |
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| Landlord liability waivers and indemnity | A rental agreement may not excuse or limit the landlord's legal liability to the tenant or require the tenant to indemnify the landlord for it. Prohibited provisions are unenforceable, and a landlord who willfully uses an agreement with known prohibited provisions owes the tenant actual damages. (Official code not freely readable online; text verified on a public code mirror (code year 2024).) Applies to: URLTA counties Source: T.C.A. § 66-28-203(a)(2), (b) |
| Waiver of rights | A lease may not require the tenant to waive or give up rights or remedies under the Uniform Residential Landlord and Tenant Act. (Official code not freely readable online; text verified on a public code mirror (code year 2024).) Applies to: URLTA counties |
Fill in the lease
Nothing you type leaves your browser. Bracketed items are yours to complete; clauses marked as required by Tennessee law must be written to meet the rule shown above.
1. Parties. This lease is between [landlord name] ("Landlord") and [tenant name(s)] ("Tenant"). Landlord's address for notices: [landlord notice address].
2. Property. Landlord rents to Tenant the home at [rental address], including [parking, storage, appliances included].
3. Term. The lease begins on [start date] and ends on [end date]. [If month-to-month instead: the tenancy continues month to month until either side gives the written notice Tennessee law requires.]
4. Rent. Rent is $[monthly rent] per month, due on the [due day] day of each month, paid by [payment method] to [where to pay].
5. Late fee. If rent is not received by [late day], a late fee of $[late fee] is due. This fee must comply with Tennessee law (T.C.A. 66-28-201(d); ch. 66-7 (checked)).
6. Security deposit. Tenant pays a security deposit of $[deposit amount] (Tennessee law sets no maximum; T.C.A. 66-28-301; ch. 66-7 (checked)). Landlord will return it, minus lawful deductions with any required itemized list, within the time Tennessee law sets (T.C.A. 66-28-301(b)(1)(A), (f)).
7. Utilities. Tenant pays: [utilities tenant pays]. Landlord pays: [utilities landlord pays].
8. Occupants and guests. Only these people may live in the home: [names of all occupants]. Guests may stay up to [guest limit] unless Landlord agrees in writing.
9. Pets. [No pets allowed / Pets allowed: describe, plus any pet deposit or fee]. Assistance animals for people with disabilities are not pets and are handled under fair housing law.
10. Repairs and maintenance. Landlord keeps the home safe and fit to live in and makes repairs required by law. Tenant keeps the home clean, reports problems promptly in writing, and pays for damage beyond normal wear and tear.
11. Landlord entry. Landlord may enter for repairs, inspections or showings after giving the notice Tennessee law requires (T.C.A. 66-28-403; ch. 66-7 (checked)), except in an emergency.
12. Subletting. Tenant may not sublet or assign this lease without Landlord's written consent, which [will / will not] be unreasonably withheld.
13. Ending the lease. At the end of the term, [the lease ends / the lease renews month to month] unless either side gives written notice at least [notice days] days before the end date, and never less than Tennessee law requires.
14. Waiver of nonpayment notice. (Write this clause to meet Tennessee law: see "Waiver of nonpayment notice" above (T.C.A. § 66-28-201(c)).)
15. Missed move-out inspection. (Write this clause to meet Tennessee law: see "Missed move-out inspection" above (T.C.A. § 66-28-301(b)).)
16. Late fee limits. (Write this clause to meet Tennessee law: see "Late fee limits" above (T.C.A. § 66-28-201(d)).)
17. Default rent terms. (Write this clause to meet Tennessee law: see "Default rent terms" above (T.C.A. § 66-28-201(b)-(c)).)
18. Disclosures attached. Landlord has given Tenant these disclosures required by Tennessee law: No landlord insurance for tenant belongings; Managing agent, owner and maintenance contact; Where the security deposit is held. [Attach each one.]
19. Lead paint (homes built before 1978). If the home was built before 1978, Landlord has given Tenant the federal lead-based paint disclosure and the EPA pamphlet "Protect Your Family From Lead in Your Home."
20. Whole agreement. This lease and its attachments are the whole agreement. If any part is not allowed by law, the rest still applies. Changes must be in writing and signed by both sides.
Landlord: [landlord name] Signature: ____________ Date: [date signed]
Tenant: [tenant name(s)] Signature: ____________ Date: [date signed]
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General legal information, not legal advice. Laws change and local rules can differ; check the linked official source or talk to a lawyer about your situation.