Laws by state / Tennessee

Tennessee landlord and tenant rules

The figures that decide most disputes between Tennessee landlords and tenants, each with a calculator and the statute behind it.

Verified against the statutes 2026-10-22By RentByState Research

Rule	Tennessee	Statute	Tool
Maximum security deposit	No statutory limit	Tenn. Code § 66-28-301	Deposit rules
Deposit return deadline	No fixed statutory deadline: the landlord must notify the tenant at the last known address of any refund due; if the tenant does not respond within 60 days the landlord may keep the deposit. Damage claims must be identified within 30 days after the tenant vacates or 7 days after a new tenant moves in, whichever is earlier.	Tenn. Code § 66-28-301	Deposit rules
Interest on the deposit	Not required	Tenn. Code § 66-28-301
Maximum late fee	10% of monthly rent after a 5-day grace period	Tenn. Code § 66-28-201(d)	Late fee calculator
Landlord notice, month-to-month	30 days	Tenn. Code § 66-28-512; § 66-28-505	Notice calculator
Tenant notice, month-to-month	30 days	Tenn. Code § 66-28-512; § 66-28-505	Notice calculator
Rent increase notice	No statute	Tenn. Code § 66-28-512; § 66-28-505	Notice calculator
Pay-or-quit notice	14 days	Tenn. Code § 66-28-512; § 66-28-505	Notice calculator
Rent increase cap	None statewide

Security deposits in Tennessee

Tennessee sets no statutory limit on the size of a security deposit. The deposit must be returned no fixed statutory deadline: the landlord must notify the tenant at the last known address of any refund due; if the tenant does not respond within 60 days the landlord may keep the deposit. Damage claims must be identified within 30 days after the tenant vacates or 7 days after a new tenant moves in, whichever is earlier., with an itemised list of any deductions. No interest is owed on the deposit under state law. The URLTA (Tenn. Code ch. 66-28) applies only in counties with population over 75,000; elsewhere common law and the lease govern. Deposits must be kept in a dedicated account and the tenant told its location. Statute text read from Casetext (2024 Wayback copy) because Justia and the official Lexis site were unreachable. Full deposit rules and move-out checklist.

Late fees in Tennessee

Tennessee caps late fees at 10% of the monthly rent. Rent must be at least 5 days late before any fee may be charged. Calculate the maximum fee.

Notice periods in Tennessee

A Tennessee landlord must give 30 days’ written notice to end a month-to-month tenancy, and the tenant must give the same. There is no separate statutory notice period for rent increases; the month-to-month termination notice is the practical minimum. For nonpayment, the landlord must serve a 14-day notice to pay or quit before filing for eviction. Calculate the effective date of a notice.

Sources

Frequently asked questions

How much can a landlord charge for a security deposit in Tennessee?

There is no statutory cap in Tennessee; the market and the lease decide. The URLTA (Tenn. Code ch. 66-28) applies only in counties with population over 75,000; elsewhere common law and the lease govern. Deposits must be kept in a dedicated account and the tenant told its location. Statute text read from Casetext (2024 Wayback copy) because Justia and the official Lexis site were unreachable.

What is the maximum late fee for rent in Tennessee?

10% of monthly rent. Late fee may not exceed 10% of the rent past due. Five-day grace period counted from and including the due date; if the fifth day falls on a Sunday or legal holiday, no fee may be charged if rent is paid the next business day.

How much notice does a landlord have to give a tenant to move out in Tennessee?

30 days’ written notice for a month-to-month tenancy. At least 30 days' written notice before the periodic rental date by either party (10 days for week-to-week) Nonpayment: 14-day notice to pay or vacate; a tenant may waive the notice in 12-point bold lease text, allowing the landlord to file immediately after the 5-day grace period.

How long is a pay-or-quit notice in Tennessee?

14 days. The tenant can stop the eviction by paying the full amount within that time.