Tennessee Landlord-Tenant Laws: The URLTA County System Explained
Comprehensive guide to Tennessee residential tenancy laws, covering the URLTA county split, the 2025 Landlord Transparency Act, and eviction rules.
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.
Residential landlord-tenant relationships in Tennessee are built upon a foundation of property rights established when the state constitution became effective on June 1, 1796. Today, these relationships are unique because the state operates on a two-tiered legal system. Understanding which set of laws applies to your property is the first, critical step to ensuring compliance.
The URLTA vs. Non-URLTA Split
Tennessee's Uniform Residential Landlord and Tenant Act (URLTA) (T.C.A. Title 66, Chapter 28) applies only to counties with a population greater than 75,000 (based on the decennial federal census).
The URLTA Counties: Currently, this includes major centers like Davidson (Nashville), Shelby (Memphis), Knox (Knoxville), Hamilton (Chattanooga), Rutherford, Williamson, Montgomery, Sumner, Wilson, and several others. In these counties, URLTA imposes strict regulations regarding habitability, security deposits, and evictions.
Non-URLTA Counties: For the remaining counties with populations under 75,000, landlord-tenant relations are governed by general Tennessee state law (T.C.A. Title 66), which is generally more landlord-friendly and possesses fewer statutory requirements for things like notice periods.
Key Tennessee Landlord Laws at a Glance
Security Deposits
Tennessee imposes no statutory maximum on how much a landlord can charge for a security deposit. However, all landlords must place the deposit in a separate account in a federally insured financial institution located in Tennessee, and they must disclose the location of that account to the tenant. The deposit must be returned (minus itemized damages) within 30 days of the tenant moving out.
For more detail, see our Security Deposits guide.
Eviction Process
The eviction process, handled primarily in the General Sessions Court, varies slightly depending on URLTA applicability, but generally follows these notice periods:
- Non-Payment of Rent: 14-day notice to pay or quit.
- Lease Violations (Curable): 14-day notice in URLTA counties; 30-day notice in non-URLTA counties.
- Violent or Dangerous Acts: 14-day unconditional notice in URLTA counties; 3-day notice in non-URLTA.
Self-help evictions (lockouts, utility shutoffs) are illegal statewide.
For more detail, see our Eviction Process guide.
Late Fees & The Grace Period (URLTA Counties)
In counties governed by URLTA, Tennessee is remarkably strict regarding late fees:
- The Cap: A late fee cannot exceed 10% of the amount of rent past due.
- The Late Fee Grace Period: State law (T.C.A. § 66-28-201) mandates a five-day grace period (minimum) before a late fee can be charged. If the fifth day falls on a Sunday or legal holiday, the grace period is extended to the next business day. It is important to note that this is solely a grace period for late fees; it is not a "mandatory grace period" for rent payment itself, and does not prevent a landlord from issuing a notice of default or beginning eviction proceedings for non-payment immediately after the due date.
2025 Legislative Update: The Landlord Transparency Act
Effective January 1, 2025, House Bill 1814 (The Landlord Transparency Act) imposes new disclosure requirements for agreements entered into on or after that date. Landlords, or persons authorized to enter into rental agreements on their behalf, must provide tenants with the name and address of the agent authorized to manage the premises (including third-party management) and the owner (or person authorized to act for the owner for service of process and receipt of notices).
Additionally, landlords must provide a telephone number or electronic mail address for maintenance services, or access to an online portal system designed for landlord-tenant communication. If this information is not provided, a tenant may submit a written request; if the landlord fails to comply within 10 days, the tenant may bring a cause of action to recover costs and attorney fees. These requirements are enforceable against successor landlords, owners, or managers.
URLTA Counties
Non-URLTA Counties
How Landager Helps
Managing Tennessee properties across different URLTA and non-URLTA counties requires precision. Landager automates the mandatory 5-day grace period calculation while ensuring your late fees never exceed the 10% statutory cap. Whether you're managing Nashville portfolios or smaller rural units, Landager generates compliant notice forms and tracks security deposits in accordance with T.C.A. § 66-28-301, keeping you audit-ready and legally protected.
Frequently Asked Questions
▶What are the Tennessee landlord-tenant laws every property owner should know?
Residential landlord-tenant relationships in Tennessee are unique because the state operates on a two-tiered legal system. Understanding which set of laws applies to your property is the first, critical step to ensuring compliance. This guide covers the essential compliance requirements for property owners and landlords.
▶What is the Tennessee eviction process and how long does it take?
The Tennessee 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 Tennessee. The full court process varies but typically takes several weeks.
Read the complete guide▶What are the Tennessee security deposit rules and return deadlines?
Tennessee 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 Tennessee rent increase laws and caps for landlords?
Tennessee 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 Tennessee 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 Tennessee?
Tennessee 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 Tennessee 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 Tennessee landlords provide to tenants?
Tennessee 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 Tennessee lease requirements for rental properties?
Tennessee 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 Tennessee law.
Read the complete guide▶What are Tennessee landlord maintenance obligations and habitability standards?
Tennessee 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.
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