Tennessee Residential Leasing: Avoid Costly Disputes

Last reviewed: October 13, 2025

Who the Tennessee Residential Landlord and Tenant Act Covers

Tennessee’s Uniform Residential Landlord and Tenant Act (URLTA) governs many residential rentals but does not apply to every situation. The statute itself defines where it applies and includes exceptions (for example, some owner-occupied arrangements, certain institutional or transient housing). Review the Act’s applicability in your county and for your property type before relying on URLTA provisions. See Tenn. Code Ann. Title 66, Chapter 28.

Essential Lease Terms to Reduce Risk

A clear, written lease is the best tool to prevent misunderstandings. Consider including:

• Identification of all adult occupants/roommates, permitted occupants, and guest policies.
• Rent amount, due date, payment methods, and late/returned-payment terms consistent with Tennessee law.
• Term (fixed or month-to-month), renewal/notice provisions, and lawful grounds for termination.
• Security deposit terms, escrow handling, permissible deductions, and accounting/return procedures aligned with URLTA where applicable.
• Maintenance and repair responsibilities for landlord vs. tenant, routine upkeep expectations, and how to submit repair requests.
• Utilities responsibility, trash removal, parking, common-area rules, and any HOA/condo restrictions binding tenants.
• Pet policies (and any lawful fees), service/support animal accommodations in compliance with disability laws, and nuisance provisions.
• Right of entry for repairs/inspections/showings and advance notice consistent with Tennessee standards.
• Prohibited conduct (criminal activity, property damage, unauthorized alterations) and a clear, lawful process for addressing violations.

Required Disclosures and Notices

Tennessee law requires certain disclosures to tenants, including the landlord’s or agent’s name and address for notices and service of process. Where URLTA applies, disclosures also connect to move-in/move-out inspection opportunities when a security deposit is collected. Federal law requires a lead-based paint disclosure for most housing built before 1978. See Tenn. Code Ann. Title 66, Chapter 28 and the EPA/HUD guidance on lead-based paint disclosures. Use notice methods and delivery options recognized by Tennessee law and your lease.

Security Deposits: Handling, Inspections, and Returns

Security deposit disputes are common. Under URLTA (where applicable), landlords who collect a deposit must handle it in compliance with statute, which addresses holding the deposit, move-in and move-out inspection rights, itemized damage lists, and the return or application of the deposit. To reduce disputes:

• Maintain the deposit in a dedicated account as required by statute.
• Offer and document a move-in inspection with a detailed condition report signed or acknowledged by the tenant.
• At move-out, follow Tennessee’s inspection procedures and provide a written list of damages beyond ordinary wear and tear.
• Provide a timely written accounting and any refund using a delivery method permitted by Tennessee law to the tenant’s last known address.

Keep dated photos, videos, invoices, and receipts to substantiate any deductions. See Tenn. Code Ann. Title 66, Chapter 28.

Habitability and Repairs

Landlords must keep premises fit and habitable under Tennessee standards, including maintaining essential services and complying with building and housing codes that materially affect health and safety. Tenants must keep the premises clean and safe, dispose of garbage properly, and use utilities/appliances reasonably. Establish a simple written process for reporting issues, prioritize urgent repairs, and document response times and communications. See Tenn. Code Ann. Title 66, Chapter 28.

Entry, Privacy, and Inspections

For non-emergency access, Tennessee law expects reasonable notice and entry at reasonable times. Emergencies are treated differently and may permit immediate entry. State clearly in the lease how notice will be given, typical timeframes, and emergency procedures. See Tenn. Code Ann. Title 66, Chapter 28.

Rent, Late Fees, and Nonpayment

Specify rent due dates, where/how rent must be paid, and any late/returned-payment fees allowed by Tennessee law. If rent is missed, use the correct statutory notice and cure procedures (which can vary by location and lease terms), and avoid any self-help measures. Court process for possession is governed by detainer statutes and court rules. See Tenn. Code Ann. Title 66, Chapter 28, Tenn. Code Ann. Title 29, Chapter 18 (Detainer), and the Tennessee Rules of Civil Procedure.

Lease Violations and Eviction Procedures

For noncompliance (e.g., unauthorized occupants, pets, or damage), follow Tennessee’s statutory notice requirements. The type of violation, whether it is curable, and tenant history can affect the form and timing of notices and next steps. If court action is necessary, follow local court rules and filing practices. Self-help evictions (such as changing locks or interrupting utilities) are prohibited; use the detainer process. See Title 66, Chapter 28 and Title 29, Chapter 18.

Move-Out, Surrender, and Abandonment

At the end of a tenancy or after a lawful eviction, Tennessee law provides procedures for final inspections, handling personal property left behind, and final accounting of the security deposit. Timelines and obligations can vary, so use checklists and send written confirmations to the tenant’s last known address. Keep copies of all notices, inspection reports, invoices, and photographs. See Title 66, Chapter 28.

Practical Dispute-Prevention Tips

• Use plain-language leases aligned with Tennessee law; avoid terms that conflict with statutes.
• Keep communications in writing and date-stamped; confirm verbal conversations by follow-up email or letter.
• Maintain a repair log and track response times, vendors, and costs.
• Provide tenants with a simple maintenance guide and emergency contact information.
• Perform periodic, lawful inspections with reasonable notice and document conditions with photos.
• At renewal, review the lease against any legal updates and adjust terms accordingly.
• Seek counsel early; small course corrections can prevent larger disputes.

FAQ

Does URLTA apply statewide in Tennessee?

No. Coverage depends on location and property type, and there are statutory exceptions. Confirm applicability before relying on URLTA provisions. See Title 66, Chapter 28.

How much notice is required for landlord entry?

Tennessee law expects reasonable notice and reasonable times for non-emergency entry. Emergencies may allow immediate entry. Spell out specifics in the lease. See Title 66, Chapter 28.

Are self-help evictions allowed?

No. Changing locks or interrupting utilities is prohibited. Use the detainer process through the courts. See Title 29, Chapter 18 and the Rules of Civil Procedure.

What disclosures are always required?

Provide the landlord’s or agent’s name and address for notices. For pre-1978 housing, provide federal lead-based paint disclosures. See EPA/HUD lead disclosure.

Sources

• Tennessee Code Annotated – Title 66, Chapter 28 (Uniform Residential Landlord and Tenant Act)
• Tennessee General Assembly – Public Chapter 261 (amendments relating to landlord-tenant provisions)
• Tennessee Department of Commerce & Insurance – Renter’s Rights
• Tennessee Rules of Civil Procedure
• Tennessee Code Annotated – Title 29, Chapter 18 (Detainer)
• EPA/HUD – Lead-Based Paint Disclosure

Disclaimer: This post provides general information about Tennessee residential leasing and is not legal advice. Application of the Uniform Residential Landlord and Tenant Act can vary by county and property type, and laws change. Consult a licensed Tennessee attorney about your specific situation.