Tennessee landlord-tenant law is governed by the Uniform Residential Landlord and Tenant Act (URLTA), which applies to Davidson County and most urban counties in the state. Understanding your rights and obligations is not optional — violations can result in costly lawsuits and the inability to collect rent.
Security Deposits in Tennessee
Tennessee law places specific requirements on how security deposits must be handled:
- No statutory limit on the amount you can charge — but market standard is 1–2 months rent
- Deposits must be held in a separate escrow account
- You must return the deposit within 30 days of the tenant vacating
- If you withhold any portion, you must provide an itemized written statement of deductions
- Failure to comply can result in the tenant recovering the full deposit plus damages
Do a move-in inspection with the tenant present, document all existing damage with photos, and have both parties sign the report. This protects you at move-out.
Required Lease Disclosures in Tennessee
Tennessee landlords must disclose the following in writing before or at lease signing:
- Name and address of the property owner or authorized agent
- Identity of the person authorized to manage the property
- Whether the property has a known history of flooding
- Lead paint disclosure (for properties built before 1978)
Landlord Maintenance Obligations
Under Tennessee law, landlords must maintain rental properties in a habitable condition. This means:
- Working heating and cooling systems
- Plumbing in good working order
- Structurally safe roof, walls, and floors
- Working smoke and carbon monoxide detectors
- Compliance with all applicable building codes
Notice Requirements
| Situation | Required Notice |
|---|---|
| Terminating a month-to-month tenancy | 30 days written notice |
| Non-payment of rent (pay or quit) | 14 days written notice |
| Lease violation (cure or quit) | 14 days written notice |
| Landlord entry for non-emergency repairs | 24 hours notice |
| Raising rent on month-to-month lease | 30 days written notice |
The Eviction Process in Tennessee
Tennessee has one of the more efficient eviction processes in the country. Here is the step-by-step flow for a Davidson County eviction:
- Serve written notice — 14 days for non-payment, 14 days for lease violations
- File Detainer Warrant at the Davidson County General Sessions Court if tenant does not comply
- Serve the tenant — Court will schedule a hearing, typically within 6–10 days
- Attend the hearing — Bring all documentation: lease, notices served, payment records
- Obtain judgment — If you win, tenant has 10 days to vacate
- Writ of Possession — If tenant does not leave, sheriff will remove them
Changing locks, removing doors, or shutting off utilities to force a tenant out is illegal in Tennessee. This can expose you to significant damages. Always follow the court process.
What Landlords Cannot Do in Tennessee
- Retaliate against a tenant for complaining about habitability issues
- Discriminate based on race, color, national origin, religion, sex, familial status, or disability
- Enter without proper notice except in genuine emergencies
- Remove tenant belongings or change locks without a court order
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