Tennessee Landlord-Tenant Laws Guide

Tennessee's Uniform Residential Landlord and Tenant Act (Tenn. Code Ann. § 66-28-101 et seq.) governs most residential rentals in the state. While Tennessee is generally landlord-friendly, tenants still have important legal protections.

This guide covers Tennessee's security deposit rules, habitability requirements, eviction procedures, and how to recover your deposit when landlords violate the law.

Security Deposit Rules

No Statutory Limit

Tennessee doesn't cap security deposits. However, landlords typically charge one to two months' rent. The market and negotiations determine the amount.

Return Timeline

Under Tenn. Code Ann. § 66-28-301:

• Deadline: 30 days after tenant vacates
• Condition: Tenant must provide forwarding address
• Itemization: Written list required with any deductions

Allowable Deductions

Landlords can deduct for:

• Physical damage beyond normal wear and tear
• Unpaid rent
• Unpaid utilities (if lease allows)
• Cleaning if unit not left in same condition

What They Can't Deduct

• Normal wear and tear
• Pre-existing damage
• Improvements you made with permission
• Items past useful life

Habitability Standards

Tennessee landlords must maintain:

• Compliance with housing and building codes
• Safe and working electrical systems
• Plumbing in good working order
• Reasonable heat and air conditioning (if provided)
• Common areas clean and safe
• Smoke detectors (required by law)
• Working locks on doors and windows

The Repair Process

1. Give written notice of needed repairs
2. Allow 14 days for non-emergency repairs
3. For emergencies, landlord must act promptly
4. If not repaired, tenant may:
   • Terminate lease with 14 days notice
   • Sue for damages
   • Contact local code enforcement

Eviction Protections

For Non-Payment

• 14-day notice to pay or vacate
• Tenant can cure by paying within 14 days
• If unpaid, landlord files detainer warrant
• Court hearing typically within 6 days

For Lease Violations

• 14-day notice for material violations
• 30-day notice for month-to-month tenancies
• Immediate for serious criminal activity

Illegal Self-Help

Landlords cannot:

• Change locks without court order
• Remove tenant belongings
• Shut off utilities
• Remove doors or windows

If they do, tenant can recover actual damages plus one month's rent.

Retaliation Protections

Tennessee prohibits landlord retaliation for:

• Complaining about code violations
• Reporting health and safety issues
• Joining tenant organizations
• Exercising legal rights

Breaking a Lease

Early termination without penalty for:

• Military deployment: Under federal SCRA
• Domestic violence: With documentation
• Uninhabitable conditions: After proper notice

Landlord's Duty to Mitigate

Tennessee landlords must make reasonable efforts to re-rent if you break your lease early. They cannot leave the unit empty and charge you for the entire remaining term.

Tennessee Small Claims Court

Called "General Sessions Court" in Tennessee:

• Limit: $25,000
• Filing fee: $50-$100
• Where to file: County where property is located
• Lawyers: Allowed but not required

Nashville, Memphis, Knoxville

Major Tennessee cities may have:

• Additional local ordinances
• Housing court programs
• Tenant advocacy organizations
• Legal aid services

Demand Letter Strategy

Your Tennessee demand letter should include:

1. Move-out date and forwarding address confirmation
2. Citation to Tenn. Code Ann. § 66-28-301
3. Amount of deposit paid
4. Specific objections to deductions
5. Request for full itemization
6. 14-day deadline to respond
7. Notice of intent to file in General Sessions Court

Move-Out Best Practices

1. Give proper notice: Per your lease terms
2. Document condition: Photos/video with timestamps
3. Request walk-through: Before turning over keys
4. Clean thoroughly: Return to move-in condition
5. Return all keys: Get a receipt
6. Provide forwarding address: In writing
7. Track the 30 days: Mark your calendar

Tennessee Tenant Resources

These Tennessee agencies and resources can help with landlord-tenant disputes:

• Tennessee Consumer Affairs: Consumer information and complaint filing
• Tennessee Courts Self-Help: Court forms and procedures
• Legal Aid Society of Middle Tennessee: Free legal help for qualifying residents

Frequently Asked Questions

How long does my Tennessee landlord have to return my security deposit?

Tennessee landlords have 30 days after you move out to return your security deposit or provide a written itemized list of deductions. However, this deadline only starts once you provide your forwarding address in writing. If you don't provide a forwarding address, the landlord can legally hold your deposit indefinitely.

Is there a limit on security deposits in Tennessee?

No. Tennessee has no statutory limit on how much a landlord can charge for a security deposit. Landlords can legally charge whatever amount the market will bear. However, most landlords stick to one to two months' rent. Regardless of the amount, the same rules apply for how the deposit must be held and returned.

Can I withhold rent for repairs in Tennessee?

No. Tennessee does not allow rent withholding as a repair remedy. If you withhold rent, even for legitimate habitability issues, your landlord can file for eviction. Instead, give written notice and allow 14 days for repairs. If the landlord fails to repair, you can terminate the lease with 14 days notice or sue for damages.

What happens if my landlord performs an illegal self-help eviction?

If your Tennessee landlord changes locks, removes your belongings, or shuts off utilities to force you out without a court order, you can recover your actual damages plus one month's rent. You should also contact law enforcement, as illegal evictions may violate criminal law.