Landlord Rules in Tennessee: Renting Out Property (2026)

Reviewed by DocDraft Legal Team · Tennessee · Last updated 2026-05-18

Renting out residential property in Tennessee runs on Tennessee's own landlord-tenant code, not a generic national framework. Two anchors set the tone: the security-deposit return deadline ((see state code)) and the entry-notice rule (at least twenty-four (24) hours prior to entry). This guide walks the Tennessee-specific registration, disclosure, deposit, entry, termination, eviction, and fair-housing rules a landlord needs.

Key Considerations

Before a Tennessee landlord collects the first rent check, two compliance items dominate. The first is registration or licensing: Required only in any county having a metropolitan form of government and a population in excess of five hundred thousand (500,000), according to the 2000 federal census or any subsequent federal census. The second is the security deposit ceiling and refund clock. (consult the state code) The refund deadline is (consult the state code)

Eviction in Tennessee is a formal court process, not a self-help option. The landlord may deliver a written notice to the tenant specifying the acts and omissions constituting the breach and that the rental agreement will terminate upon a date not less than fourteen (14) days after receipt of the notice if the breach is not remedied in fourteen (14) days. Layered over the whole tenancy is fair-housing compliance. Discrimination complaints are filed

Mid-tenancy compliance in Tennessee is mostly about advance notice. For non-emergency entry, at least twenty-four (24) hours prior to entry For ending a month-to-month, 30 days

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Residential Lease Agreement Rental Application Form Move-In/Move-Out Inspection Checklist

Relevant Documents

The Tennessee landlord toolkit centers on a state-specific lease (with statutory disclosures), a compliant entry-notice template, a deposit-itemization form keyed to the state's return deadline, and the pre-suit eviction notice format the state requires before filing.

Landlord's Rules and Regulations

A supplementary document to the lease that outlines specific rules for the property, such as quiet hours, guest policies, and maintenance responsibilities.

Move-In/Move-Out Inspection Checklist

A document that records the condition of the rental property before the tenant moves in and after they move out, which helps determine if any damage occurred during the tenancy.

Notice of Entry Form

A document used by landlords to notify tenants of their intent to enter the rental property, typically required by state law with specific advance notice periods.

Rental Application Form

A form used to collect information about potential tenants, including employment history, income, references, and authorization for background and credit checks.

Residential Lease Agreement

A legally binding contract between a landlord and tenant that outlines the terms and conditions of the rental arrangement, including rent amount, security deposit, lease duration, and other important provisions.

Security Deposit Receipt

A document acknowledging the landlord's receipt of the security deposit, including the amount, date received, and where the deposit will be held.

Relevant Laws

Tennessee Uniform Residential Landlord and Tenant Act (URLTA)

This is the primary law governing landlord-tenant relationships in Tennessee, but only applies automatically in counties with populations over 75,000. It covers security deposits, maintenance responsibilities, eviction procedures, and other rental regulations. Landlords in smaller counties can opt in to be covered by this act.

Tennessee Security Deposit Law

Under Tennessee law, there is no limit on how much landlords can charge for security deposits. However, landlords must return deposits within 30 days of lease termination, along with an itemized list of any deductions. Failure to comply can result in the tenant being awarded up to three times the amount wrongfully withheld.

Tennessee Fair Housing Law

Tennessee prohibits discrimination in housing based on race, color, religion, sex, national origin, disability, or familial status. Landlords cannot refuse to rent, charge different rates, or apply different terms based on these protected characteristics.

Tennessee Lead-Based Paint Disclosure

For properties built before 1978, landlords must disclose known information about lead-based paint hazards before leases take effect. Landlords must also provide tenants with an EPA-approved pamphlet on lead poisoning prevention.

Tennessee Landlord Entry Laws

In counties where URLTA applies, landlords must provide at least 24 hours notice before entering a rental property except in emergencies. The law requires entry at reasonable times and with reasonable notice.

Tennessee Eviction Laws

Landlords must follow specific legal procedures to evict tenants, including proper notice periods (typically 14-30 days depending on the violation). Self-help evictions (changing locks, removing belongings, shutting off utilities) are illegal in Tennessee.

Tennessee Rental Property Tax Laws

Rental income must be reported on both federal and Tennessee state tax returns. Property owners may be eligible for various deductions related to property maintenance, mortgage interest, and depreciation. Tennessee also has specific property tax rates for rental properties.

Regional Variances

Major Metropolitan Areas

Nashville has specific local ordinances regarding short-term rentals, requiring permits and limiting non-owner occupied short-term rentals in residential areas. Property owners must obtain a permit from the Metro Codes Department and pay hotel occupancy taxes. Nashville also enforces stricter fire safety requirements for rental properties.

Memphis requires rental property registration through the Memphis and Shelby County Office of Code Enforcement. Landlords must pay an annual fee and undergo property inspections. Memphis also has a Joint Agency Task Force that conducts random inspections of rental properties to ensure compliance with health and safety codes.

Knoxville has implemented specific regulations for short-term rentals, requiring permits and restricting them in certain residential zones. The city also has a rental inspection program for properties in certain designated areas, particularly near the University of Tennessee campus.

Tourist Destinations

Gatlinburg has unique regulations due to its status as a tourist destination. The city requires a business license for all rental properties and collects additional tourism taxes. There are also specific fire safety requirements due to the mountainous terrain and wildfire risks.

Pigeon Forge has zoning restrictions that favor tourist accommodations. Rental properties must be registered with the city and pay amusement taxes in addition to standard taxes. The city also has specific signage and parking requirements for rental properties.

University Towns

Murfreesboro, home to Middle Tennessee State University, has specific occupancy limits for rental properties to prevent overcrowding in student housing areas. The city requires annual rental permits and has noise ordinances specifically targeting rental properties in neighborhoods near campus.

Chattanooga has implemented a short-term vacation rental ordinance requiring permits and limiting the number of non-owner occupied rentals in residential areas. The city also has specific regulations for properties in historic districts, which may limit exterior modifications to rental properties.

Rural Counties

Sevier County has fewer restrictions on rental properties outside of incorporated areas, but requires compliance with septic system regulations for properties not connected to municipal sewer systems. The county also has specific wildfire mitigation requirements for rental properties in wooded areas.

Hamilton County enforces flood zone restrictions that may affect rental properties near waterways. Property owners in designated flood zones may face additional insurance requirements and building restrictions when converting properties to rentals.

Suggested Compliance Checklist

Verify whether the unit must be registered or licensed before renting

Before listing days after starting

Required only in any county having a metropolitan form of government and a population in excess of five hundred thousand (500,000), according to the 2000 federal census or any subsequent federal census.

Size the security deposit to the rule and confirm the holding-account requirements

Before signing days after starting

(consult the state code)

Issue the required disclosures and keep a signed acknowledgment

At lease signing days after starting

Tennessee landlords must disclose in writing: (1) The name and address of the agent authorized to manage the premises and the owner or their agent for service of process (T.C.A. § 66-28-302). (2) The location of the bank account where the security deposit is held (T.C.A. § 66-28-301(h)). (3) That the landlord's fire or casualty insurance does not cover the tenant's personal property (T.C.A. § 66-28-201(a)). (4) The right to show the property to prospective tenants in the final 30 days of the lease must be stated in the rental agreement (T.C.A. § 66-28-403(e)(5)).

Serve the statutory periodic-tenancy termination notice in writing

Ongoing days after starting

30 days

Document: lease-termination-letter

Calendar the entry-notice timeline before any non-emergency access

As needed days after starting

at least twenty-four (24) hours prior to entry

Move evictions through the formal court track set by statute

At move-out days after starting

The landlord may deliver a written notice to the tenant specifying the acts and omissions constituting the breach and that the rental agreement will terminate upon a date not less than fourteen (14) days after receipt of the notice if the breach is not remedied in fourteen (14) days.

Finalize the deposit accounting and refund on the legal deadline

If eviction needed days after starting