Tennessee law imposes a clear duty on landlords to maintain rental properties in a habitable condition. Failing to make legally required repairs can expose you to rent withholding, lease termination, and lawsuits. Here is what you are required to maintain — and how to handle requests properly.
The Implied Warranty of Habitability
Under Tennessee's URLTA, every residential lease includes an implied warranty that the property is fit for human habitation. This means the property must have:
- Effective weatherproofing — intact roof, windows, and doors
- Working plumbing and hot water
- Working heating systems (required); air conditioning is not legally required but is expected in Nashville
- Working electrical systems that comply with code
- Clean and sanitary common areas
- No infestations of rodents or insects
- Working smoke detectors — required in every bedroom and on every floor
- Carbon monoxide detectors in properties with gas appliances
How to Handle Tenant Repair Requests
Tennessee law specifies response timeframes based on the urgency of the repair:
| Type of Repair | Required Response Time |
|---|---|
| Emergency (no heat, flooding, gas leak) | Immediate — within 24 hours |
| Essential services (plumbing, electrical) | 14 days after written notice |
| Non-essential repairs | Reasonable time |
Require tenants to submit maintenance requests in writing (email is fine). This creates a paper trail and protects you if a dispute arises about whether you were notified.
What Happens If You Do Not Make Required Repairs
If a landlord fails to make a legally required repair after proper written notice, Tennessee law gives tenants several remedies:
- Rent withholding — Tenant may pay rent into court escrow until repairs are made
- Repair and deduct — For repairs under $500, tenant can hire a contractor and deduct from rent after proper notice
- Lease termination — Tenant may terminate the lease if the repair makes the unit uninhabitable
- Damages — Tenant may sue for actual damages caused by the failure to repair
What Tenants Are Responsible For
Tenants are responsible for:
- Keeping the unit clean and sanitary
- Not deliberately damaging the property
- Replacing light bulbs and air filters
- Reporting needed repairs promptly
- Damage caused by their negligence or that of their guests
Building a Reliable Maintenance System
The best Nashville landlords treat maintenance proactively rather than reactively. Consider:
- Annual HVAC service contracts ($150–$300/year)
- Annual plumbing inspections
- Quarterly walk-through inspections (with proper notice)
- A vetted contractor list for each trade — plumbing, electrical, HVAC, roofing
Property management software like Landlord Studio lets tenants submit maintenance requests digitally and tracks the status of every repair.
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