Tennessee Tenant Law: Security Deposits, Late Fees & Landlord Entry (2026)

What Tennessee law says about the clauses that matter most in a residential lease. Data as of 2026-10-18.

Main statute: Tennessee Uniform Residential Landlord and Tenant Act (URLTA); applies only in counties with population over 75,000 (2010 census) (Tenn. Code Ann. § 66-28-101 et seq.)

Security deposits

Itemization required: Yes

Source: Tenn. Code Ann. § 66-28-301

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Late fees

Rule: No late fee until after a 5-day grace period (day rent is due counts as day 1; extended to next business day if day 5 is a Sunday or holiday); fee capped at 10% of the rent past due.

Source: Tenn. Code Ann. § 66-28-201(d)

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Landlord entry

Notice: No general advance-notice period; tenant may not unreasonably refuse access. For showing to prospective tenants in the last 30 days of the lease (if the lease allows), 24 hours' notice. Emergency entry allowed.

Source: Tenn. Code Ann. § 66-28-403

Ending a month-to-month tenancy

Tenant: 30 days written notice before the periodic rental date (10 days for week-to-week).
Landlord: 30 days written notice before the periodic rental date (10 days for week-to-week).

Source: Tenn. Code Ann. § 66-28-512

Rent increases

Statewide rent control: No; local governments may not control rent (Tenn. Code Ann. 66-35-102).

Source: Tenn. Code Ann. § 66-35-102

Repairs & habitability

Rule: Landlord must comply with health and safety codes, make repairs needed to keep the premises fit and habitable, and keep common areas clean and safe.

Source: Tenn. Code Ann. § 66-28-304

Retaliation

Rule: Landlord may not retaliate by raising rent, cutting services or bringing/threatening a possession action because the tenant complained to the landlord about a violation or used remedies under the Act (exceptions: tenant-caused code violation, tenant in rent default, repairs that require vacating).

Source: Tenn. Code Ann. § 66-28-514

Notes

No statewide cap on deposit amount found. No flat return deadline verified: deposit must be held in a separate account; joint move-out inspection with signed damage list; landlord who skips the account/inspection steps cannot keep any of it (301(c)); if refund notice gets no tenant response in 60 days landlord may keep it (301(f)); later-found damage must be claimed within 30 days of move-out or 7 days after a new tenant moves in, whichever first (301(g)). Verified via FindLaw copy current to Jan 2, 2024 (official site unreachable); no later amendments checked. URL is the state's public Tennessee Code portal, not section-specific.

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General information only, not legal advice. Laws change — verify with the linked source or a licensed attorney.