Tennessee (TN) lease form

Tennessee Residential Lease Agreement

Tennessee residential leases are governed by the Uniform Residential Landlord and Tenant Act (URLTA), codified at Tenn. Code Ann. Title 66, Chapter 28, which applies in counties with a population over 75,000. Landlords must include specific disclosures and clauses in every lease to avoid unenforceable terms or tenant remedies. Failing to comply can give tenants the right to terminate the tenancy or pursue damages.

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Required disclosures

Lead-Paint Disclosure (Pre-1978 Homes)

Federal law (42 U.S.C. 4852d) requires landlords of housing built before 1978 to disclose known lead-based paint hazards and provide the EPA pamphlet 'Protect Your Family From Lead in Your Home' before the tenant signs the lease.

Landlord Identity and Address

Under Tenn. Code Ann. 66-28-302, the landlord must disclose in writing the name and address of the property owner (or authorized manager) so the tenant knows where to send rent and legal notices.

Utility Billing Disclosure (Submetering)

If the landlord bills tenants for utilities through a submetering or ratio utility billing system, the method and formula used to calculate each tenant's share must be disclosed in the lease before occupancy begins.

Move-In Condition Checklist

While not mandatory by statute, Tennessee courts strongly recognize written move-in inspection records; landlords who skip this step risk being unable to substantiate deductions from the security deposit at the end of the tenancy.

Methamphetamine Contamination

Tennessee landlords are required under Tenn. Code Ann. 68-212-504 to disclose to prospective tenants if the property was previously used as a methamphetamine lab that has not been properly remediated.

Clauses your lease should include

Identification of the parties, a full description of the rental unit address, and the lease term (start and end dates or a month-to-month designation) as required by Tenn. Code Ann. 66-28-201.
Rent amount, due date, acceptable payment methods, and any grace period before a late fee is assessed; Tenn. Code Ann. 66-28-201 prohibits late fees that are unconscionable.
Security deposit amount stated in writing; Tenn. Code Ann. 66-28-301 governs collection and the landlord must hold deposits in a separate account (for properties with 5+ units) or post a bond.
A statement of the tenant's right to habitable conditions and the landlord's duty to maintain the premises in compliance with applicable housing codes under Tenn. Code Ann. 66-28-304.
Rules or policies regarding pets, smoking, and alterations, which are enforceable as lease terms if disclosed in writing before the tenant signs.
Entry notice requirement: the landlord must provide at least 24 hours advance notice before entering the unit except in emergencies, per Tenn. Code Ann. 66-28-403.
Explicit statement of which utilities (water, gas, electric, trash) are the responsibility of the landlord versus the tenant, to avoid disputes over habitability obligations.

Clauses to avoid in Tennessee

Any clause waiving the tenant's right to habitable conditions or the landlord's duty to maintain the premises is void and unenforceable under Tenn. Code Ann. 66-28-203.
Confession-of-judgment clauses or any provision authorizing the landlord to obtain a court judgment against the tenant without proper notice and a hearing are prohibited by Tenn. Code Ann. 66-28-203.
Self-help eviction language authorizing the landlord to remove the tenant, change locks, or remove personal property without a court order violates Tenn. Code Ann. 66-28-504 and exposes the landlord to actual and punitive damages.
Exculpatory clauses that attempt to exempt the landlord from liability for injuries caused by the landlord's own negligence in maintaining the property are unenforceable under Tennessee public policy.
Any provision requiring the tenant to pay attorney fees in all disputes regardless of outcome is disfavored; fee-shifting in Tennessee residential leases is only permitted where expressly authorized by statute or where the lease is reciprocal.
Lease terms that purport to allow the landlord to retain the security deposit automatically without an itemized written statement of deductions conflict with Tenn. Code Ann. 66-28-301 and are unenforceable.

Drafting tips

Attach a written move-in and move-out condition checklist signed by both parties to create a clear baseline for any security deposit deductions.
State all fees (late fees, returned-check fees, pet fees) as specific dollar amounts in the lease rather than as percentages, which courts are more likely to uphold as reasonable and not unconscionable.
Include a written notice-to-vacate clause that mirrors the statutory minimum (30 days for month-to-month tenancies) so both parties understand termination procedures without relying solely on default statutory rules.
Note that the URLTA applies only in Tennessee counties with a population exceeding 75,000; landlords in smaller rural counties operate under common-law landlord-tenant rules, so the lease should be tailored to the applicable legal framework.

General information, not legal advice. Governing statute: Tennessee Uniform Residential Landlord and Tenant Act, Tenn. Code Ann. Title 66, Chapter 28. Confirm current requirements or consult an attorney before finalizing a lease.

Tennessee lease FAQ

Common questions

Is a written lease required in Tennessee?

Tennessee law does not require all residential leases to be in writing, but leases for a term longer than one year must be in writing to be enforceable under the statute of frauds; a written lease is strongly recommended in all cases to document agreed terms.

What disclosures are required in a Tennessee lease agreement?

Tennessee landlords must disclose the name and address of the owner or authorized agent, any known methamphetamine contamination under Tenn. Code Ann. 68-212-504, and lead-paint hazards for pre-1978 properties under federal law; utility billing methods must also be disclosed if using submetering.

Can a Tennessee landlord charge any amount as a late fee?

No. Tennessee courts can void late fees that are unconscionable under Tenn. Code Ann. 66-28-201; a flat fee stated clearly in the lease and assessed only after a reasonable grace period is most likely to be upheld.

Does Tennessee URLTA apply to all rental properties?

No. The URLTA applies only in Tennessee counties with a population of more than 75,000 people; landlords and tenants in smaller counties are governed by common-law rules, which differ significantly on issues like repair obligations and lease termination.

All state lease forms

Tennessee Residential Lease Agreement