Mississippi (MS) law guide
Quick answer
Mississippi landlord-tenant law is governed by the Mississippi Residential Landlord and Tenant Act (Miss. Code Ann. §§ 89-8-1 to 89-8-27). There is no cap on security deposits, and landlords have 45 days to return them. Mississippi has no statewide rent control, and landlords can raise rent freely with proper notice. For nonpayment of rent, landlords must give a 3-judicial-day pay-or-quit notice before filing for eviction.
Security Deposit Limit
No statutory cap
Deposit Return Deadline
45 days after move-out
Statewide Rent Control
None
Nonpayment Eviction Notice
3 judicial days (pay or quit)
Mississippi rental market snapshot
Population
2.94 million
Renter households
~31%
Median rent
~$900/mo (2BR)
Largest rental markets
Jackson, Gulfport, Southaven, Hattiesburg, Biloxi
Mississippi is one of the most affordable rental markets in the US, with median 2BR rents well below the national average, making it attractive for buy-and-hold investors and small landlords.
Mississippi sets no maximum on how much a landlord can collect for a security deposit. Market practice is typically one to two months of rent, but nothing in the statute limits the amount.
After a tenant moves out, landlords have 45 days to return the deposit or send an itemized written list of deductions (Miss. Code Ann. § 89-8-21). Missing that deadline can mean the landlord owes the full deposit amount plus damages and attorney fees.
Mississippi has no statewide rent control law. Landlords may set rent at any amount and raise it as they see fit, subject only to the terms of the existing lease and anti-retaliation rules.
For month-to-month tenancies, landlords must give at least 30 days written notice before a rent increase or termination takes effect (Miss. Code Ann. § 89-8-19). During a fixed-term lease, rent cannot be raised unless the lease specifically allows it.
For nonpayment of rent, the landlord must serve a written 3-judicial-day pay-or-quit notice (weekends and legal holidays do not count). If the tenant neither pays nor vacates, the landlord may file an unlawful detainer action in justice court.
For other lease violations, the landlord must give 30 days written notice stating the violation and an opportunity to cure. If the tenant repeats the same violation within 6 months, the landlord may terminate with 14 days notice and no second chance to cure.
Mississippi statute does not specify a minimum notice period before landlord entry. Reasonable notice is the standard, and 24 hours is widely accepted as the baseline in practice. Landlords may enter without notice only in a genuine emergency.
Landlords must maintain the property in a habitable condition. After receiving written notice of a needed repair, landlords typically have 30 days to fix the problem before tenants may pursue remedies such as arranging repairs and seeking reimbursement.
Landlords in Mississippi must provide and maintain a fit and habitable dwelling, including working plumbing, heat, and structurally safe conditions (Miss. Code Ann. § 89-8-23). Tenants may not waive this warranty in a lease.
It is illegal for a landlord to retaliate against a tenant who reports code violations or exercises any right under the Act. Retaliation includes raising rent, reducing services, or starting eviction proceedings within a protected period.
Federal fair housing law prohibits discrimination based on race, color, national origin, religion, sex, familial status, or disability. Mississippi does not add protected classes beyond the federal standard, so landlords and tenants should rely on the federal Fair Housing Act.
Leases longer than one year must be in writing to be enforceable. Small claims court in Mississippi handles disputes up to $3,500, making it a practical venue for security deposit and minor damages claims without an attorney.
This guide is general information, not legal advice. Governing statute: Mississippi Residential Landlord and Tenant Act, Miss. Code Ann. §§ 89-8-1 to 89-8-27. Laws change; confirm the current statute or consult an attorney before acting. Last reviewed 2026-06-05.
Mississippi FAQ
**45 days** after the tenant vacates and the rental agreement ends. The landlord must either return the full deposit or mail an itemized written list of deductions. Missing the deadline can result in the landlord owing the full deposit plus court costs.
Yes. Mississippi has **no rent control law**, so landlords can set and raise rent to any amount. The only requirement is giving **30 days** written notice before the increase takes effect on a month-to-month lease.
**3 judicial days** (Saturdays, Sundays, and legal holidays do not count). The tenant must pay all overdue rent or vacate within that window, or the landlord can file in justice court.
Mississippi law does not set a specific number of hours. **Reasonable advance notice** is required, and 24 hours is the widely accepted standard. Emergency entry without notice is allowed only for genuine emergencies such as fire or flooding.
There is **no statutory cap**. Landlords may charge any amount, though one to two months of rent is the typical market practice. The deposit must be returned or itemized within **45 days** of move-out.
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