Does the URLTA apply to your Tennessee lease?
Before anything else, determine which body of law governs. The Uniform Residential Landlord and Tenant Act (T.C.A. § 66-28-102) applies only in counties with a population greater than 75,000, which currently includes roughly 17 counties — Davidson (Nashville), Shelby (Memphis), Knox (Knoxville), Hamilton (Chattanooga), Rutherford, Williamson, Montgomery, Sumner, Wilson, and other metro counties. In smaller counties, the URLTA does not apply and the tenancy is governed by general contract and common law, where the specific statutory figures below may not control. Every lease should still identify the parties, property, rent, and term, and be in writing where the term exceeds one year.
Tennessee security deposit rules under the URLTA
The URLTA does not cap the deposit amount, but it regulates how it is held and returned (T.C.A. § 66-28-301):
- No cap on the deposit amount.
- Separate account: the deposit must be held in an account used only for deposits at a bank or other regulated financial institution, and the landlord must disclose the location of the account to the tenant at signing (the account number is not required).
- Move-out inspection: the tenant has the right to be present at a move-out inspection and to receive an itemized list of damages — but the tenant loses the inspection right if they vacate without giving proper written notice.
- Return: if a refund is owed, the landlord must notify the tenant at the last known address; if the tenant does not respond within 60 days, the landlord may keep the deposit free of the tenant's claim. (The URLTA sets a 60-day no-response forfeiture window rather than a fixed number of days by which the refund must be mailed.)
For a multi-state comparison, see security deposit rules every landlord must know.
Late fees and rent rules in Tennessee
The URLTA caps late fees (T.C.A. § 66-28-201(d)): a late fee may not exceed 10% of the amount of rent past due, and it cannot be charged until the rent is at least 5 days late (the due date counts as day one). If the fifth day falls on a Sunday or legal holiday and the tenant pays on the next business day, no late fee may be charged. The fee must be stated in the written lease to be enforceable.
Notice periods to end or not renew a Tennessee lease
URLTA notice periods:
| Situation | Notice | Statute |
|---|---|---|
| Terminate month-to-month tenancy | 30 days before the periodic rental date | T.C.A. § 66-28-512 |
| Nonpayment of rent | 14-day notice to pay or vacate | T.C.A. § 66-28-505 |
| Repeat nonpayment/violation within 6 months | 7-day notice, no right to cure | T.C.A. § 66-28-505(a)(2)(B) |
Self-help eviction is unlawful under the URLTA — a landlord must use the detainer process.
What disclosures must Tennessee landlords provide?
Key URLTA disclosures:
- Landlord / agent identity (§ 66-28-302): the name and address of the owner or the agent authorized to manage the property and receive notices and service of process, in writing at or before the start of the tenancy.
- Showings clause: to reserve the right to show the unit during the final 30 days on 24 hours' notice, the lease must say so.
- Landlord contact / maintenance (effective January 1, 2025): an expanded communication law requires landlords to keep current contact information available for maintenance requests. Verify the current requirements of this newer law before relying on it.
- Lead-based paint (federal): disclosure and EPA pamphlet for pre-1978 housing.
What happens if a Tennessee lease is missing required terms?
Consequences depend on the rule:
- Commingled deposit / no location disclosure: can undercut the landlord's right to keep any of the deposit under § 66-28-301.
- Late fee over 10% or charged too early: is unenforceable.
- Missing landlord-identity disclosure: leaves the lease non-compliant and complicates notice and service.
Remember that in counties under 75,000 the URLTA does not apply, so confirm which law governs before relying on these figures.
Managing rentals in more than one state? Compare Tennessee's rules with our Georgia and North Carolina lease requirement guides.
Full Tennessee disclosure checklist
For a dedicated, statute-by-statute rundown of every notice a Tennessee landlord must give at signing, see our Tennessee required lease disclosures checklist.
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Create your Tennessee lease agreement →Frequently asked questions
Is there a security deposit limit in Tennessee?
No. Under the URLTA there is no cap on the deposit amount, but the deposit must be held in a separate account at a regulated financial institution and the landlord must disclose the account's location to the tenant (T.C.A. § 66-28-301).
Does the Tennessee URLTA apply everywhere in the state?
No. The Uniform Residential Landlord and Tenant Act applies only in counties with a population over 75,000 (T.C.A. § 66-28-102) — the major metros. In smaller counties, leases are governed by general contract and common law, and these statutory figures may not apply.
What is the late-fee limit in Tennessee?
Under the URLTA a late fee may not exceed 10% of the past-due rent and cannot be charged until rent is at least 5 days late (T.C.A. § 66-28-201). The fee must be written into the lease.
How much notice is required to end a month-to-month tenancy in Tennessee?
Thirty days' written notice before the periodic rental date (T.C.A. § 66-28-512). Nonpayment of rent requires a separate 14-day notice (§ 66-28-505).
How long does a Tennessee landlord have to return a deposit?
The URLTA does not set a fixed return deadline; instead, if a refund is owed the landlord must notify the tenant at the last known address, and if the tenant does not respond within 60 days the landlord may keep the deposit (T.C.A. § 66-28-301).
Official sources
Primary statutes and official government references for this guide. Statutes change — always confirm against the current official text before you act.