Tennessee (TN) law guide
Tennessee governs most residential rental relationships under the **Uniform Residential Landlord and Tenant Act**, codified at TCA Title 66, Chapter 28. The law applies in counties with populations above 75,000, covering all of Tennessee's major rental markets, while rural counties with smaller populations follow general common-law principles. With no statewide rent control, no security deposit cap, and a landlord-friendly court process, Tennessee sits firmly on the landlord side of the national spectrum.
Security deposit limit
No statutory cap
Deposit return deadline
30 days after move-out
Statewide rent control
None -- prohibited by state law
Nonpayment eviction notice
14-day pay-or-quit notice
Tennessee rental market snapshot
Population
~7.3 million (2025 estimate)
Renter households
~33% of households rent
Median rent
~$1,109 (2BR)
Largest rental markets
Nashville, Memphis, Knoxville, Chattanooga, Murfreesboro
Nashville's rapid in-migration has pushed 2BR rents above $1,400 in many submarkets, and because Tennessee bans local rent control under TCA Title 66, Chapter 35, landlords face no ceiling on increases -- making a full understanding of notice requirements critical for tenants in fast-appreciating corridors.
Tennessee imposes no statutory cap on the security deposit amount a landlord may collect. Whether a landlord charges the equivalent of one month's rent or several months, nothing in TCA § 66-28-301 restricts the dollar figure. In practice, most Tennessee landlords charge one to two months' rent, but the absence of a ceiling gives landlords notable flexibility compared with states like California or New York that enforce strict caps.
Once a tenancy ends and the tenant vacates, landlords must return the deposit -- along with a written itemized statement of any deductions -- within 30 days. Missing that deadline forfeits the landlord's right to retain any portion of the deposit. Tennessee also requires that deposits be held in a separate account at a state or federally regulated financial institution, and landlords must disclose the institution's name and address to the tenant at the start of the lease.
Both move-in and move-out inspections are required, and both parties must sign the condition checklist. A landlord who skips the required inspection procedure loses the ability to deduct for damages beyond normal wear and tear. Allowable deductions cover unpaid rent, documented physical damage beyond normal wear, and other charges the lease expressly authorizes. Normal wear and tear -- including faded paint, minor scuffs, or gradually worn carpet -- may never be charged against the deposit.
Tennessee has no statewide rent control, and under TCA § 66-35-102, local governments are expressly prohibited from enacting any ordinance that controls the amount of rent charged for private residential or commercial property. This preemption has been in place since 1981, meaning no Tennessee city or county -- including Nashville or Memphis -- can impose rent stabilization or cap annual increases.
Because no ceiling exists on rent increases, Tennessee landlords may raise rent by any dollar amount at lease renewal or when transitioning a fixed-term lease to a month-to-month arrangement. The only substantive protection is procedural: for a month-to-month tenancy, landlords must provide at least 30 days' written notice before a rent increase takes effect. This notice period gives tenants one full rental cycle to budget for the new rate or make other housing arrangements.
Fixed-term leases carry their own natural protection: rent cannot change mid-lease unless the lease itself authorizes an adjustment. Once the term expires, the landlord has full discretion to set a new rent figure, subject only to the 30-day notice rule if the tenancy continues on a month-to-month basis. Tenants in Nashville, Knoxville, and other high-growth markets should pay close attention to renewal terms, as the legal framework gives landlords wide latitude to reprice quickly.
For nonpayment of rent, Tennessee law requires landlords to serve a written 14-day pay-or-quit notice before filing in court (TCA § 66-28-505). The notice must state the exact amount owed and the date the tenancy will terminate if payment is not received. Rent is treated as late on the sixth day after the due date, so the 14-day clock typically begins on that sixth day. If the tenant pays in full within the 14-day window, the tenancy continues and the eviction process stops.
If the tenant does not pay or vacate, the landlord files an unlawful detainer complaint in General Sessions Court. The court issues a summons served by the sheriff, and the hearing is scheduled at least six days after service. If the court rules for the landlord, a Writ of Possession authorizes the sheriff to physically remove the tenant. The entire court-supervised process, from filing to removal, typically takes three to five weeks in most Tennessee counties.
Self-help evictions are strictly illegal in Tennessee. Landlords may not change the locks, remove doors or windows, shut off utilities, or seize a tenant's belongings to force a departure outside the court process. Violations expose the landlord to civil liability, including damages and attorney fees. Tennessee also prohibits retaliatory evictions under TCA § 66-28-514: landlords cannot initiate eviction proceedings because a tenant complained to a housing authority, requested repairs, or participated in a tenant organization.
Tennessee tenants have a statutory right to a habitable dwelling. Under TCA § 66-28-304, landlords must keep the unit in a fit and livable condition, maintain all common areas in a clean and safe state, and supply working plumbing, heating, and electrical systems. When a landlord fails to make essential repairs, tenants must deliver written notice of the deficiency and allow a 14-day cure period. If the landlord does not act within that window, the tenant may pursue remedies including lease termination, rent withholding in an escrow account, or a court order compelling repairs.
Landlords must give 24 hours' written notice before entering an occupied unit for non-emergency purposes such as inspections or repairs. Emergency access -- a burst pipe, fire, or similar hazard -- does not require advance notice. Unauthorized entry violates the tenant's right to quiet enjoyment and can support a claim for damages. On the other side, tenants are obligated to keep the unit reasonably clean, avoid damage beyond normal use, and comply with all health and safety codes that apply to occupants.
Tennessee law shields tenants from landlord retaliation under TCA § 66-28-514. If a landlord raises rent, reduces services, or serves an eviction notice within a legally recognized retaliation period after a tenant files a housing complaint, requests legally required repairs, or joins a tenant organization, the court may presume the action is retaliatory. Successful tenants can recover actual damages, a penalty of up to $500, plus reasonable attorney fees and moving costs. Required landlord disclosures include the name of the property owner or authorized manager, the location of the security deposit, and any known conditions affecting habitability.
This guide is general information, not legal advice. Governing statute: Tennessee Uniform Residential Landlord and Tenant Act (TCA Title 66, Chapter 28). Laws change; confirm the current statute or consult an attorney before acting. Last reviewed 2026-06-04.
Tennessee FAQ
Tennessee sets no maximum security deposit amount. Landlords may charge any figure they choose, though most collect one to two months' rent in practice. The deposit must be held in a separate, disclosed bank account, and the landlord must return it with an itemized statement within 30 days after the tenant moves out.
Under TCA § 66-28-301, landlords have 30 days after the tenancy ends and the tenant vacates to return the deposit or send a written itemized list of deductions. Missing this deadline forfeits the landlord's right to keep any part of the deposit, even for legitimate damages.
No. Tennessee law (TCA § 66-35-102) prohibits cities and counties from enacting rent control, so no locality in the state can impose caps. Landlords may raise rent by any amount, but must give month-to-month tenants at least 30 days' written notice before the increase takes effect.
Before filing in court, a landlord must serve a written 14-day pay-or-quit notice stating the exact amount owed. If the tenant pays in full within those 14 days, the eviction process ends. Only after the notice period expires without payment can the landlord file an unlawful detainer action in General Sessions Court.
No. Self-help evictions -- including lockouts, removing doors, and utility shutoffs -- are illegal in Tennessee. Landlords who bypass the court process face civil liability, including damages and attorney fees. The only lawful path to removal is through a court-issued Writ of Possession enforced by the sheriff.
Tenants must first deliver written notice of the repair issue and give the landlord 14 days to fix it. If the landlord fails to act, the tenant may terminate the lease, withhold rent into an escrow account, or seek a court order compelling the repair and awarding damages. All remedies require the initial written notice step.
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