Tennessee Landlord-Tenant Laws: Rights and Duties for Both Sides

In counties covered by Tennessee's Uniform Residential Landlord and Tenant Act, landlords must keep the home fit and supply essential services, cannot retaliate against tenants who complain, and must allow a five day grace period before any late fee.

Tennessee landlord-tenant rights at a glance

Rule	Tennessee	Law
Notice before entry	Tenants may not unreasonably refuse entry for inspections, repairs or showings, and in covered counties a landlord may show the unit in the last 30 days of the lease with 24 hours of notice if the lease allows it.	Uniform Residential Landlord and Tenant Act
Tenant repair remedies	If the landlord fails to supply heat, utilities or other essential services after written notice, a tenant in a covered county may buy the service and deduct the cost, recover reduced rental value or move to substitute housing and stop paying rent.	Tenn. Code Ann. 66-28-502
Retaliation protection	In covered counties a landlord may not raise rent, cut services or bring or threaten an eviction because a tenant complained or used the Act's remedies, unless the tenant is behind on rent or caused the problem.	Tenn. Code Ann. 66-28-514
Late fees	In covered counties a late fee cannot exceed 10 percent of the rent that is past due.	Tenn. Code Ann. 66-28-201(d)
Grace period	A five day grace period, counting the due date, applies before a late fee; if the last day falls on a Sunday or legal holiday, rent paid the next business day is on time.	Tenn. Code Ann. 66-28-201(d)
Deadline to return the deposit	The Act sets no fixed number of days to refund a deposit; the landlord sends notice of any refund due to the tenant's last known address, and if the tenant does not respond within 60 days the landlord may keep it.	Uniform Residential Landlord and Tenant Act

Repairs and habitability

Every residential tenancy comes with a duty to keep the home safe and livable. Put repair requests in writing and keep a dated record of each step.

Tenant repair remedies. If the landlord fails to supply heat, utilities or other essential services after written notice, a tenant in a covered county may buy the service and deduct the cost, recover reduced rental value or move to substitute housing and stop paying rent. (Tenn. Code Ann. 66-28-502)

Entry and privacy

Notice before entry. Tenants may not unreasonably refuse entry for inspections, repairs or showings, and in covered counties a landlord may show the unit in the last 30 days of the lease with 24 hours of notice if the lease allows it. (Uniform Residential Landlord and Tenant Act)

Retaliation

Retaliation protection. In covered counties a landlord may not raise rent, cut services or bring or threaten an eviction because a tenant complained or used the Act's remedies, unless the tenant is behind on rent or caused the problem. (Tenn. Code Ann. 66-28-514)

Rent, late fees and grace periods

Late fees. In covered counties a late fee cannot exceed 10 percent of the rent that is past due. (Tenn. Code Ann. 66-28-201(d))

Grace period. A five day grace period, counting the due date, applies before a late fee; if the last day falls on a Sunday or legal holiday, rent paid the next business day is on time. (Tenn. Code Ann. 66-28-201(d))

Applications and screening

Federal fair housing law applies everywhere: apply the same written criteria to every applicant, and never screen on a protected characteristic.

We could not confirm a statewide rule here. Check your county court or a local attorney.

Disclosures to include with the lease

Disclosures are easiest to get right at lease signing. Other disclosures may also be required by your city or by the property itself, so check before you sign.

Required disclosures. The landlord must tell the tenant in writing that the landlord does not provide fire or casualty insurance for the tenant's belongings. (Tenn. Code Ann. 66-28-201(a))

Required disclosures. When the lease is signed and the deposit paid, the landlord tells the tenant where the deposit account is kept. (Tenn. Code Ann. 66-28-301)

Required disclosures. Homes built before 1978 need the federal lead-based paint disclosure and the EPA pamphlet. (Residential Lead-Based Paint Hazard Reduction Act (42 U.S.C. 4852d))

Security deposits in brief

Deposit limit. Tennessee law generally does not set a limit on the size of a security deposit. (Uniform Residential Landlord and Tenant Act)

Deadline to return the deposit. The Act sets no fixed number of days to refund a deposit; the landlord sends notice of any refund due to the tenant's last known address, and if the tenant does not respond within 60 days the landlord may keep it. (Uniform Residential Landlord and Tenant Act)

Mistakes to avoid

• Entering a unit without the notice the lease or the law requires.
• Letting a written repair request sit without a reply or a plan.
• Leaving required disclosures out of the lease packet.
• Applying screening criteria differently from one applicant to the next.
• Raising rent or ending a tenancy soon after a complaint without a documented, unrelated reason.