Mississippi Landlord-Tenant Laws: Complete Guide for Property Owners
Cover overview of Mississippi rental property laws including security deposits, eviction procedures, rent increases, and landlord maintenance duties.
Legal Disclaimer
This content is for general informational and educational purposes only. It does not constitute legal advice and should not be relied upon as such. Laws change frequently — always verify current regulations and consult a licensed attorney in your jurisdiction for advice specific to your situation. Landager is a property management platform, not a law firm.Information last verified: May 2026.
Mississippi's rental market is governed primarily by the Mississippi Residential Landlord and Tenant Act (Title 89, Chapter 8 of the Mississippi Code), which became effective on July 1, 1991. The state is widely considered to have a landlord-friendly legal framework—there is no statewide rent control, no cap on security deposits, and a relatively streamlined "removal" (eviction) process for non-payment of rent, particularly following significant procedural reforms in 2022.
Key Mississippi Rental Laws at a Glance
Security Deposits
Mississippi is one of the more flexible states regarding security deposits. There is no statutory limit on how much a landlord can charge. However, landlords must return the security deposit (or the remaining balance) within 45 days after the tenant vacates the property and the tenancy terminates.
If deductions are made for unpaid rent, damages beyond normal wear and tear, or cleaning costs, the landlord must provide a written, itemized list of those deductions. Failing to return the deposit or the itemized list within 45 days can result in the landlord forfeiting the right to hold any portion of the deposit.
For more detail, see our Security Deposits deep dive.
Rent Increases
Mississippi law expressly prohibits local municipalities from enacting rent control ordinances. Under Miss. Code Ann. § 21-17-5(2)(i), municipalities are prohibited from regulating the amount of rent charged for leasing private residential property without prior legislative approval. There are no state caps on how much or how frequently rent can be increased.
However, landlords must provide proper notice:
- Month-to-month leases: Minimum 30 days' written notice before the effective date of the increase.
- Fixed-term leases: Rent cannot be increased during the term unless the lease specifically includes a rent escalation clause.
For more detail, see our Rent Increases guide.
Eviction Procedures
The Mississippi eviction process (legally termed "removal") moves relatively quickly depending on the reason for eviction:
Non-Payment of Rent
If a tenant fails to pay rent, the landlord must provide a 3-Day Notice to Pay or Quit (Miss. Code Ann. § 89-8-13(5)). If the tenant does not pay the full amount owed within three days, the landlord can file a removal action in Justice Court (for claims up to $3,500) or County/Circuit Court.
Lease Violations
For material non-compliance with the lease agreement, the landlord must issue a 14-Day Notice to Remedy or Quit (Miss. Code Ann. § 89-8-13(3)(a)). The rental agreement will terminate in 14 days if the breach is not remedied within 14 days of receipt of the notice. If they commit the same violation again within a six-month period, the landlord can issue a 14-day written notice to terminate without further opportunity to cure (Miss. Code Ann. § 89-8-13(3)(b)).
End of Lease Termination
To terminate a month-to-month tenancy without cause, a landlord must provide a 30-day written notice. Self-help evictions (like changing locks or shutting off utilities) are illegal.
For more detail, see our Eviction Process guide.
Maintenance and Habitability
Under the implied warranty of habitability, Mississippi landlords are legally obligated to provide a safe, sanitary, and livable environment. This means landlords must comply with all applicable building and housing codes materially affecting health and safety, and keep plumbing, heating, and structural elements in good repair.
Repair and Deduct Remedy: If a landlord fails to make critical repairs after receiving a 30-day written notice, the tenant may hire a professional to fix it and deduct the cost from their rent. However, this is capped at an amount equal to one month's rent, the tenant must be current on rent payments, and this remedy can only be used once every six months (Miss. Code Ann. § 89-8-15).
For more detail, see our Maintenance Obligations guide.
Required Disclosures
Mississippi state law requires very few specific disclosures compared to other states. The only universally mandated disclosure is federal: landlords must provide tenants with information regarding lead-based paint hazards for any property built before 1978.
However, landlords must ensure the lease transparently details all fees, security deposit handling, and maintenance responsibilities.
For more detail, see our Required Disclosures guide.
Getting Started with Compliance
Navigating Mississippi's property laws requires clear written agreements, strict adherence to notice periods, and timely security deposit returns. Landager simplifies this process by providing state-specific lease templates, automated rent collection, and easy-to-track maintenance features that ensure you remain compliant while protecting your investment.
Explore more Mississippi compliance topics:
How Landager Helps
Landager tracks lease terms, important compliance dates, and documentation - making it easy to stay compliant with Mississippi regulations.
Sources & Official References
Frequently Asked Questions
▶What are the Mississippi landlord-tenant laws every property owner should know?
Mississippi's rental market is governed by the Mississippi Residential Landlord and Tenant Act (Title 89, Chapter 8 of the Mississippi Code). The state is widely considered to have a landlord-friendly legal framework-there is no statewide rent control, no cap on security deposits, and a relatively streamlined eviction process for non-payment of rent. This guide covers the essential compliance requirements for property owners and landlords.
▶What is the Mississippi eviction process and how long does it take?
The Mississippi eviction process requires landlords to provide written notice to tenants before filing a court action. The type and length of notice depends on the reason for eviction — typically shorter for non-payment of rent and longer for lease violations or no-fault terminations. Self-help evictions (changing locks, removing belongings, shutting off utilities) are illegal in Mississippi. The full court process varies but typically takes several weeks.
Read the complete guide▶What are the Mississippi security deposit rules and return deadlines?
Mississippi has specific rules governing how much landlords can charge for security deposits, how deposits must be held, and the deadline for returning deposits after a tenant moves out. Landlords must provide an itemized statement of any deductions made from the deposit. Failure to comply with deposit return deadlines can result in penalties and the forfeiture of the landlord's right to claim deductions.
Read the complete guide▶What are the Mississippi rent increase laws and caps for landlords?
Mississippi has specific rules governing when and how landlords can increase rent. During a fixed-term lease, rent generally cannot be increased unless the lease explicitly allows it. For month-to-month tenancies, landlords must provide proper written notice before an increase takes effect. Check whether Mississippi has any local rent control ordinances that may impose additional caps or requirements.
Read the complete guide▶What is the grace period for late rent in Mississippi?
Mississippi has specific rules regarding grace periods for late rent and the amount that can be charged as a late fee. Late fee provisions must be stated in the lease agreement, and fees must be reasonable. Check Mississippi state law and any applicable local ordinances for the exact grace period and late fee limits that apply to your rental property.
Read the complete guide▶What disclosures must Mississippi landlords provide to tenants?
Mississippi landlords must provide certain disclosures to tenants before or at the time of lease signing. Common required disclosures include lead-based paint hazards (for pre-1978 buildings, a federal requirement), the identity of the landlord or property manager, and any known material defects in the property. Additional state-specific disclosures may include flood risk, mold hazards, and environmental conditions.
Read the complete guide▶What are the Mississippi lease requirements for rental properties?
Mississippi recognizes both written and oral leases, though written leases are strongly recommended for terms longer than one year. Lease agreements should include the rent amount, payment due date, security deposit terms, maintenance responsibilities, and rules regarding entry, pets, and subletting. Certain lease clauses that waive tenant statutory rights may be void and unenforceable under Mississippi law.
Read the complete guide▶What are Mississippi landlord maintenance obligations and habitability standards?
Mississippi landlords must maintain rental properties in a condition that is fit for habitation and complies with applicable building, housing, and health codes. This includes maintaining structural integrity, plumbing, heating and cooling systems, electrical systems, and pest control. Tenants typically have the right to request repairs in writing, and if repairs are not made within a reasonable time, tenants may have legal remedies available.
Read the complete guide📬 Get notified when these laws change
We'll email you when landlord-tenant laws update in No spam — only law changes.
