Tennessee landlord-tenant laws.
Notable Tennessee quirk
One state, two rulebooks: the URLTA — with its 10% late-fee cap, 5-day grace period, and deposit-escrow rules — applies only in counties over 75,000 residents (§ 66-28-102(a)); smaller counties default to the lease and common law. Skipping the dedicated deposit account in URLTA counties forfeits the right to retain any of the deposit.
Tennessee landlord law FAQ
Is there a limit on security deposits in Tennessee?
No — Tennessee sets no cap on the amount. But in URLTA counties (population over 75,000), the deposit must sit in an account used only for that purpose in a bank or lending institution subject to state or federal regulation, and the tenant must be told the account's location (not the number) at lease signing (§ 66-28-301(a), (h)). A landlord who skips the account and the damage listing cannot retain any portion of the deposit (§ 66-28-301(c)).
How much can a landlord charge for a late fee in Tennessee?
In URLTA counties, no more than 10% of the amount of rent past due — however the charge is labeled (§ 66-28-201(d)). Outside URLTA counties there is no statutory cap; the lease and general reasonableness govern.
Is there a grace period for rent in Tennessee?
Yes — five days before any late fee may be charged, and the day rent is due counts as day one (§ 66-28-201(d)). If day five falls on a Sunday or legal holiday, no fee may be imposed if rent is paid the next business day. Even a lease that waives the nonpayment notice cannot cut into this grace period (§ 66-28-505(b)).
How long does a Tennessee landlord have to return a security deposit?
The URLTA sets no flat return deadline. If the tenant leaves owing nothing with a refund due, the landlord must send notice of the refund amount to the tenant's last known address — and may keep the deposit free of any claim if the tenant does not respond within 60 days (§ 66-28-301(f)). Damage discovered after the move-out inspection is only recoverable if found within 30 days of vacating or 7 days after a new tenant takes possession, whichever is earlier (§ 66-28-301(g)).
Does a Tennessee landlord have to give notice before entering a rental?
The URLTA sets no fixed notice period. The tenant may not unreasonably withhold consent to entry for inspections, repairs, services, or showings to purchasers, mortgagees, workers, or contractors (§ 66-28-403(a)), and no consent is needed in an emergency (§ 66-28-403(b)). A hard 24-hour notice applies only to showing the unit to prospective tenants in the final 30 days of the term — and only if the lease reserves that right (§ 66-28-403(e)(5)).
How much can a landlord charge for late rent in Tennessee?
Capped at 10% of rent overdue after 5-day grace (URLTA counties). Grace period: 5 days (URLTA counties) — the due date counts as day one; extended to the next business day if day 5 falls on a Sunday or legal holiday (§ 66-28-201(d)). Late fee terms should always be written into the lease.
What is the security deposit limit in Tennessee?
No cap. The deposit must be returned within No fixed deadline — refund notice; unclaimed refunds forfeit after 60 days after move-out.
How much notice does a landlord need to enter a rental in Tennessee?
No general notice requirement (URLTA); 24 hours for final-30-days showings.
Is there rent control in Tennessee?
Prohibited.
Sources
Summarized from public statutes, state bar guides, and provincial residential tenancy acts. Last reviewed 2026-07-17. Deposit statute: Tenn. Code Ann. § 66-28-301 (URLTA counties; no cap, dedicated deposit account required). Late fee statute: Tenn. Code Ann. § 66-28-201(d) (10% of rent past due; URLTA counties).
- Tenn. Code Ann. tit. 66, ch. 28 — official code (LexisNexis)
- 2011 Pub. Ch. 272 (grace period, late-fee cap, entry, deposit inspection)
- 2012 Pub. Ch. 847 (URLTA 75,000-population applicability)
- 2024 Pub. Ch. 907 (owner/manager & maintenance-contact disclosure, eff. Jan. 1, 2025)
- UT County Technical Assistance Service — general sessions jurisdiction
This page is general information, not legal advice. Consult a local attorney for your specific situation.