Tennessee (TN) law guide
Quick answer
Tennessee landlord-tenant law is governed by Tenn. Code Ann. Title 66, Chapter 28. There is no cap on security deposits, and landlords must return them within 30 days of move-out. Tennessee has no statewide rent control, and landlords can raise rent without advance notice on a fixed-term lease. For nonpayment, landlords must give a 14-day pay-or-quit notice before filing for eviction.
Security Deposit Limit
No statutory cap
Deposit Return Deadline
30 days after lease termination
Statewide Rent Control
None, prohibited statewide
Nonpayment Eviction Notice
14-day pay-or-quit (after 5-day grace period)
Tennessee rental market snapshot
Population
7.23 million (2024 estimate)
Renter households
About 33% of Tennessee households rent
Median rent
Approx. $1,350/mo for a 2-bedroom statewide (2025)
Largest rental markets
Nashville, Memphis, Knoxville, Chattanooga, Murfreesboro
Nashville is the priciest market in the state, with 2-bedroom rents averaging $1,800 or more. Memphis offers the most affordable rents among major metros, averaging around $1,300 for a 2-bedroom.
Tennessee sets no maximum on security deposit amounts. Landlords may charge whatever they and the tenant agree to, though the amount should be reasonable.
Landlords must return the deposit within 30 days of lease termination, along with an itemized written list of any deductions. Wrongfully withholding a deposit can expose the landlord to damages of up to 3 times the amount withheld.
Tennessee has no rent control and no required advance notice before a rent increase on a fixed-term lease. For month-to-month tenants, best practice is 30 days notice, but the statute does not mandate it.
Late fees are capped at 10% of the monthly rent. Landlords must wait 5 days after the due date before charging any late fee.
For nonpayment, landlords must first allow a 5-day grace period, then serve a 14-day pay-or-quit notice. If rent is still unpaid after 14 days, the landlord may file a detainer warrant (eviction lawsuit) in general sessions court.
For a lease violation other than nonpayment, landlords serve a 14-day notice to cure or quit. Repeated violations within 6 months allow a 7-day unconditional quit notice with no option to fix the problem.
Landlords must give at least 24 hours advance notice before entering a rental unit for non-emergency purposes such as repairs, inspections, or showing the property. In a genuine emergency, entry without notice is permitted.
If a tenant reports a habitability issue in writing, the landlord must make repairs within 14 days. Failure to repair allows the tenant to pursue rent escrow or terminate the lease under Tenn. Code Ann. SS 66-28-502.
Landlords must maintain rental units in a habitable condition, including working heat, plumbing, and structural safety. This duty cannot be waived in a lease agreement.
Tennessee law prohibits landlord retaliation against tenants who complain to a housing authority, request repairs, or join a tenant organization. Retaliatory rent increases or eviction filed within 6 months of a protected action are presumed retaliatory.
Federal and Tennessee fair housing law prohibit discrimination based on race, color, national origin, religion, sex, familial status, and disability. Some Tennessee cities add local protections such as source-of-income.
Tenants who need to break a lease early may owe the remaining rent but the landlord must make a reasonable effort to re-rent the unit. Small claims court in Tennessee handles disputes up to $25,000.
This guide is general information, not legal advice. Governing statute: Tenn. Code Ann. Title 66, Chapter 28 (Uniform Residential Landlord and Tenant Act). Laws change; confirm the current statute or consult an attorney before acting. Last reviewed 2026-06-05.
Tennessee FAQ
Tennessee law sets **no maximum** on security deposits, so landlords can charge any amount they and the tenant agree to. The deposit must be held in a separate bank account and returned within **30 days** of move-out with an itemized deduction list.
Yes, for fixed-term leases, Tennessee does not require the landlord to give advance notice of a rent increase at renewal. For month-to-month tenancies, the practical standard is **30 days** notice, though the statute does not explicitly require it.
Once a tenant provides **written notice** of a repair issue, the landlord has **14 days** to complete the fix. If the landlord fails to act, the tenant can pursue remedies including rent escrow or lease termination under state law.
A Tennessee landlord must give **at least 24 hours** notice before entering the unit for routine purposes such as repairs or inspections. No notice is required during a genuine emergency.
After a **5-day grace period**, the landlord may serve a **14-day pay-or-quit notice**. If rent remains unpaid after 14 days, the landlord files a detainer warrant in general sessions court. The entire process from first notice to a court hearing typically takes **3 to 5 weeks**.
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