Tennessee Lease Agreement Review
Where you rent in Tennessee changes which rules apply. The Uniform Residential Landlord and Tenant Act in TCA Title 66, Chapter 28 covers only counties with more than 75,000 residents under the 2010 census, which takes in Nashville, Memphis, Knoxville and Chattanooga. Outside those counties, common law and the lease do most of the work. Statewide, local governments are barred from adopting rent control.
Security deposit
No statewide cap
Entry notice
No statutory notice period
Security deposits in Tennessee
Tennessee sets no statutory deposit cap, though URLTA counties require deposits be held in a separate account. It sets no fixed entry-notice period.
Tennessee lease law sets the limit above. Before you sign, check the deposit against it, get the amount and the return terms in writing, and watch for a deposit that exceeds what the state allows, a common and negotiable red flag.
Landlord entry and your privacy in Tennessee
Tennessee does not fix an entry-notice period by statute, so the lease controls, which makes the entry clause worth reading closely. A fair lease should still require reasonable advance notice (at least 24 hours) for non-emergency entry.
Habitability and repairs in Tennessee
Like nearly every state, Tennessee recognizes an implied warranty of habitability, the landlord’s duty to keep the home livable. A clause making you accept the unit “as is” or waive that warranty is generally void, and a clause shifting all repairs (including major systems) onto you is a red flag worth negotiating.
What late fee can a Tennessee landlord charge?
In URLTA counties, TCA 66-28-201(d) gives tenants a five-day grace period, with the due date counted as day one. If the fifth day falls on a Sunday or legal holiday, no late fee is allowed if you pay on the next business day. The fee cannot exceed 10% of the amount of rent past due.
How are Tennessee deposits handled?
TCA 66-28-301 requires deposits to be kept in a separate account used only for that purpose at a regulated bank or lending institution, and the landlord must tell you where it is held when you sign. The move-out inspection happens on the day you vacate or within four calendar days, and you may be notified of your right to attend. If the lease says so, skipping an inspection you scheduled waives your right to contest the damage listed.
Physical damage can be charged only if discovered within 30 days after you leave, or within seven days after a new tenant moves in if sooner. If you are owed a refund and do not respond within 60 days of the landlord's notice, the landlord may keep it.
Can a Tennessee city limit rent increases?
No. TCA 66-35-102 bars local governments from any ordinance that would control rent on private residential or commercial property. Increases are limited only by your lease term and notice.
Tennessee sources checked 2026-10-09: Tenn. Code 66-28-201, rent and late fees (FindLaw) · Tenn. Code 66-28-301, deposits (FindLaw) · Tenn. Code 66-28-102, counties covered (FindLaw) · Tenn. Code 66-35-102, rent control preemption (FindLaw). Laws change; confirm the current rule before relying on it.
What ClauseAudit checks in a Tennessee lease
- Security deposit vs the Tennessee limit, and the return terms
- Landlord entry notice against Tennessee requirements
- Waiver of the warranty of habitability (generally void)
- Who is responsible for repairs and maintenance
- Late fees, grace periods, and any state caps
- Early-termination penalties and the duty to mitigate
Tennessee lease FAQ
How much can a landlord charge for a security deposit in Tennessee?
As of October 2026, the security-deposit rule in Tennessee is: No statewide cap. Tennessee sets no statutory deposit cap, though URLTA counties require deposits be held in a separate account. It sets no fixed entry-notice period. Deposit caps change, so confirm the current figure, ClauseAudit checks it against Tennessee law when you run your lease.
How much notice must a landlord give before entering in Tennessee?
Tennessee does not set a fixed entry-notice period by statute, so the lease and your right to quiet enjoyment control. Best practice, and what a fair lease should require, is at least 24 hours’ advance notice for non-emergency entry.
Can a Tennessee lease make me waive my right to a habitable home?
In nearly every state, the implied warranty of habitability, the landlord’s duty to keep the unit livable, cannot be waived, and a clause trying to make you accept the home “as is” is generally void. Flag any such clause in a Tennessee lease; it does not override your rights.
How much can a landlord charge as a security deposit in Tennessee?
Tennessee caps it: No statewide cap. Tennessee sets no statutory deposit cap, though URLTA counties require deposits be held in a separate account. It sets no fixed entry-notice period. 21 jurisdictions use the same limit. A lease asking for more than the statutory maximum is asking for something the law does not allow.
Do the states next to Tennessee treat deposits the same way?
No, and the gap can be large: Alabama (1 month), Arkansas (2 months), Georgia (2 months (leases from July 2024)), Missouri (2 months). Deposit rules are set state by state, so a landlord operating across a state line may be working from the wrong rulebook, and a lease template borrowed from a neighbouring state may carry that state's figure rather than Tennessee's.
Is there anything specific to Tennessee tenants should know?
Tennessee sets no statutory deposit cap, though URLTA counties require deposits be held in a separate account. It sets no fixed entry-notice period. With no statutory notice period for entry, the access clause in the lease is what governs, so read it rather than assuming a default.
Does Tennessee's landlord-tenant act apply to my rental?
It depends on the county. TCA 66-28-102 limits the Uniform Residential Landlord and Tenant Act to counties with more than 75,000 people under the 2010 federal census. In smaller counties, protections such as the late fee cap may not apply, so your lease terms matter even more.
Should I attend my Tennessee move-out inspection?
Yes, if you can. Under TCA 66-28-301, you and the landlord compile and sign a list of damage and estimated repair costs, and you can note written objections. If your lease says so and you schedule an inspection but do not attend, you may lose the right to dispute the listed damage.
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Deposit rules in neighbouring states
Deposit limits are set state by state, and 6 of the 8 states bordering Tennessee use a different one. A lease template borrowed from next door may carry the wrong figure.
Nationally: 0 of 51 jurisdictions set no statutory deposit cap, and 16 set no statutory entry-notice period.
Tennessee landlord-tenant figures summarized as of October 2026; deposit caps and entry rules change, and localities may add their own. This is automated educational information, not legal advice. ClauseAudit verifies the current rule against Tennessee law when you run your lease, and you should confirm anything critical with a qualified Tennessee attorney.