General information, not legal advice. Landlord-tenant rules change, and cities and counties can add their own. Check the current statute and local ordinances, and talk to a licensed attorney before you act.
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The short version
- A service member can end a residential lease after entering active service, or after receiving permanent change of station or deployment orders, with written notice and a copy of the orders.
- If fire or other casualty makes the unit substantially unusable, the tenant may move out at once and end the lease by written notice within 14 days.
- In covered counties, if a tenant abandons the unit the landlord must use reasonable efforts to re-rent it at a fair rent, and the old lease ends when a new tenancy begins.
- In covered counties either side ends a month to month tenancy with written notice at least 30 days before the rent date named in the notice.
- A tenant who is, or whose household member is, a victim of domestic abuse, sexual assault or stalking can end the lease with written notice, a release date within 30 days and a qualifying protection order or police based charge, and owes rent for the month the tenancy ends.
Tennessee tenants who are survivors of domestic abuse, sexual assault or stalking can end a lease with documentation, and federal law protects service members. When a tenant leaves early, covered landlords must try to re-rent.
Tennessee breaking a lease at a glance
| Rule | Tennessee | Law |
|---|---|---|
| Military service | A service member can end a residential lease after entering active service, or after receiving permanent change of station or deployment orders, with written notice and a copy of the orders. | Servicemembers Civil Relief Act (50 U.S.C. 3955) |
| Domestic violence survivors | A tenant who is, or whose household member is, a victim of domestic abuse, sexual assault or stalking can end the lease with written notice, a release date within 30 days and a qualifying protection order or police based charge, and owes rent for the month the tenancy ends. | Uniform Residential Landlord and Tenant Act |
| Unlivable conditions | If fire or other casualty makes the unit substantially unusable, the tenant may move out at once and end the lease by written notice within 14 days. | Tenn. Code Ann. 66-28-503 |
| Landlord duty to re-rent | In covered counties, if a tenant abandons the unit the landlord must use reasonable efforts to re-rent it at a fair rent, and the old lease ends when a new tenancy begins. | Tenn. Code Ann. 66-28-507(c) |
| Month-to-month notice | In covered counties either side ends a month to month tenancy with written notice at least 30 days before the rent date named in the notice. | Tenn. Code Ann. 66-28-512 |
Reasons that allow an early exit
A few situations let a tenant end a lease early with written notice and no penalty beyond what the law allows.
Military service. A service member can end a residential lease after entering active service, or after receiving permanent change of station or deployment orders, with written notice and a copy of the orders. (Servicemembers Civil Relief Act (50 U.S.C. 3955))
Domestic violence survivors. A tenant who is, or whose household member is, a victim of domestic abuse, sexual assault or stalking can end the lease with written notice, a release date within 30 days and a qualifying protection order or police based charge, and owes rent for the month the tenancy ends. (Uniform Residential Landlord and Tenant Act)
Unlivable conditions
Unlivable conditions. If fire or other casualty makes the unit substantially unusable, the tenant may move out at once and end the lease by written notice within 14 days. (Tenn. Code Ann. 66-28-503)
What the tenant may still owe
Outside those situations, a tenant who leaves early is usually responsible for rent until the lease ends or the unit is re-rented, whichever comes first.
Landlord duty to re-rent. In covered counties, if a tenant abandons the unit the landlord must use reasonable efforts to re-rent it at a fair rent, and the old lease ends when a new tenancy begins. (Tenn. Code Ann. 66-28-507(c))
Month-to-month tenancies
Month-to-month notice. In covered counties either side ends a month to month tenancy with written notice at least 30 days before the rent date named in the notice. (Tenn. Code Ann. 66-28-512)
Mistakes to avoid
- Billing the tenant for every remaining month without trying to re-rent the unit.
- Ignoring a protected early termination notice because it is inconvenient.
- Agreeing to an early exit by phone without a written agreement.
- Keeping more of the deposit than the lawful deductions.
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General information, not legal advice.
Verify current law
We last checked these Tennessee rules on . Laws change and cities can add their own, so confirm the current text before you rely on it, and talk to a Tennessee attorney about your situation.
Laws named on this page
- Servicemembers Civil Relief Act (50 U.S.C. 3955)
- Uniform Residential Landlord and Tenant Act
- Tenn. Code Ann. 66-28-503
- Tenn. Code Ann. 66-28-507(c)
- Tenn. Code Ann. 66-28-512
Official sources
Tennessee forms for this topic
Letters and checklists for this topic
Where landlords trip up.
Can a service member break a lease in Tennessee?
A service member can end a residential lease after entering active service, or after receiving permanent change of station or deployment orders, with written notice and a copy of the orders. Source: Servicemembers Civil Relief Act (50 U.S.C. 3955).
Can a survivor of abuse end a lease early in Tennessee?
A tenant who is, or whose household member is, a victim of domestic abuse, sexual assault or stalking can end the lease with written notice, a release date within 30 days and a qualifying protection order or police based charge, and owes rent for the month the tenancy ends. Source: Uniform Residential Landlord and Tenant Act.
Does a Tennessee landlord have to re-rent the unit?
In covered counties, if a tenant abandons the unit the landlord must use reasonable efforts to re-rent it at a fair rent, and the old lease ends when a new tenancy begins. Source: Tenn. Code Ann. 66-28-507(c).
How much notice ends a month-to-month tenancy in Tennessee?
In covered counties either side ends a month to month tenancy with written notice at least 30 days before the rent date named in the notice. Source: Tenn. Code Ann. 66-28-512.