What Is a Tennessee Lease Agreement
A Tennessee lease agreement is a written contract between a landlord and tenant that outlines the terms of renting a property. It covers important details such as:
- Rental amount
- Lease duration
- Payment schedule
- Security deposit terms
- Maintenance responsibilities
Most residential leases in Tennessee are governed by the Uniform Residential Landlord and Tenant Act (URLTA). This act sets the legal standards for renting housing and protects the rights of both parties (TN Code Ann § 66-28).
Lease Length Considerations in Tennessee
Landlords and tenants to agree on any lease length as long as the duration is clearly stated in a written rental lease agreement in Tennessee. While many leases are 12-month fixed terms, shorter or longer leases are also legal if both parties agree to it.
Before offering a lease, landlords can screen tenants using a Tennessee rental application form to check a tenant’s background and income.
Tennessee Landlord‑Tenant Laws Overview
| Topic | Rule | Tennessee Law |
|---|---|---|
| Rent Control | No rent control laws | TN Code § 66‑35‑102 |
| Grace Period for Rent | Tenants have 5 days after rent is due to pay before a landlord can charge a late fee | TN Code § 66‑28‑201(c) |
| Maximum Late Fee | Late fees may not exceed 10% of the past-due rent | TN Code § 66‑28‑201(c) |
| NSF Fee | Landlords may charge up to $30 for a bounced or returned check | TN Code § 47-29-102 |
| Security Deposit Limit | There is no state-imposed limit on security deposits | TN Code § 66‑28‑301 |
| Security Deposit Return | Must be returned within 30 days, or 7 days after a new tenant takes possession | TN Code § 66‑28‑301(g) |
| Landlord Entry Notice | A 24-hour notice is required to show the unit during the final 30 days of the lease. Otherwise, the landlord must give reasonable notice to enter, except in an emergency | TN Code § 66‑28‑403(e) |
| Repairs and Habitability | Landlords must maintain safe and habitable housing, including essential services such as heating and water | TN Code § 66‑28‑304 |
| Tenant Maintenance Duties | Tenants must keep the unit clean, dispose of garbage properly, and prevent damage | TN Code § 66‑28‑401 |
| Owner/Manager Identification | Landlords must disclose who is authorized to manage the property and receive notices | TN Code § 66‑28‑302 |
| Abandonment of Personal Property | Landlords can dispose of abandoned property after written notice | TN Code § 66‑28‑405 |
| Lead‑Based Paint Disclosure | Required for homes built before 1978 under federal law. Must include EPA disclosure form | EPA Disclosure Rule |
Tennessee Security Deposit Laws
Tennessee landlords can collect a security deposit at the start of a lease to cover expenses such as unpaid rent or property damage.
Maximum Amount
There is no state-imposed limit on how much a landlord can charge for a security deposit in Tennessee. Landlords may set the amount themselves, but it must be stated clearly in the Tennessee residential lease agreement.
Deposit Handling
If a landlord collects a security deposit, they must:
- Keep it in a separate account that does not mix with the landlord’s personal or business funds.
- Inform the tenant where the deposit is stored if they request it.
Tennessee does not require landlords to provide receipts or pay interest on the deposit (TN Code § 66-28-301(a)).
Return Requirements
Landlords must return the tenant’s security deposit within:
- 30 days of the lease ending and the tenant vacating
- 7 days after a new tenant moves in, whichever occurs first
If the landlords deduct any amount for damage or unpaid rent, they must:
- Provide an itemized list of deductions in writing.
- Allow the tenant to inspect the unit and agree or disagree with the deductions (TN Code § 66-28-301(g)).
Rent Rules and Payment Terms in Tennessee
Tennessee law allows landlords and tenants to agree on the terms of rent payment, including how and when it is paid. These terms should be clearly outlined in the lease.
Rent Due Date and Grace Period
Unless stated otherwise within the rental lease agreement, rent is typically due at the beginning of the month. Landlords must give tenants a 5-day grace period before charging any late fees. If the fifth day falls on a Sunday or legal holiday, the grace period extends to the next business day (TN Code § 66-28-201(c)).
Late Fees
After the grace period, landlords can charge a late fee, but it cannot exceed 10% of the past-due rent (TN Code § 66-28-201(c)).
NSF/ Bounced Check Fee
If a tenant’s rent check is returned due to insufficient funds, the landlord may charge a handling fee of up to $30 (TN Code § 47-29-102).
Rent Increases
Tennessee does not have statewide rent control so landlords can raise the rent by any amount. However, rent increases must follow the notice rules in the lease. If no notice period is listed, landlords should provide at least 30 days’ written notice before increasing rent in a month-to-month lease (TN Code § 66-35-102).
Landlord Entry Laws in Tennessee
Landlords in Tennessee are permitted to enter a rental property for valid reasons. However, the rules regarding notice and timing vary depending on the situation.
General Entry
Tennessee law does not specify a particular notice period for general entry into a property. However, landlords should provide reasonable notice before entering the rental unit. A 24-hour notice is considered best practice for routine maintenance, inspections, or repairs to respect tenant privacy.
End-of-Lease Entry
During the last 30 days of a lease, if the landlord wishes to show the property to prospective tenants, they must provide at least 24 hours’ written notice before entry (TN Code § 66-28-403(e)).
Emergency Access
Landlords can enter without notice in the event of an emergency, such as:
- A fire or gas leak
- A burst pipe or major water leak
- Any situation that poses a threat to the tenant’s health and safety (TN Code § 66-28-403(b)).
Tennessee Property Repair and Habitability Laws
Both landlords and tenants have responsibilities when it comes to maintaining a rental property’s safety and livability. Tennessee follows basic habitability standards under URLTA.
Landlords Responsibilities
Under TN Code § 66-28-304, landlords must:
- Make necessary repairs to keep the unit in a livable condition
- Follow all health and safety codes
- Maintain all electrical, plumbing, and heating systems
- Provide proper garbage containers for multi-unit properties with four or more units.
- Keep all common areas clean and safe.
Tenant Responsibilities
Tenants must do their part to maintain the rental. Under TN Code § 66-28-401, tenants must:
- Keep their unit clean and safe.
- Dispose of garbage properly.
- Use all fixtures and appliances reasonably.
- Avoid damaging the property or allowing others to damage it.
- Comply with local housing and building codes.
Tennessee generally does not allow tenants to “repair and deduct” the cost of repairs from rent. Tenants must report repair issues to the landlord and wait for them to fix the problem.
Tennessee Lease Agreements By Type
Tennessee lease agreements are available in various formats to accommodate specific rental needs. The types below reflect the most common arrangements for both residential and commercial properties. You can customize each agreement to stay compliant with Tennessee law.
Tennessee Standard Lease Agreement
Generates a rental contract for a premise.
Tennessee Month-to-Month Rental Agreement
Allows tenants to live on a property on a monthly basis without a long-term commitment.
Tennessee Commercial Lease Agreement
An agreement that permits a tenant to use a property exclusively for business activities under agreed terms.
Tennessee Room Rental Agreement
A contract for renting a private room in a shared residence, outlining terms like rent, utilities, and personal space rights.
Tennessee Sublease Agreement
Allows the subtenant to rent all or part of the leased property for a specified period.
Tennessee Rent-to-Own Lease Agreement
A lease that includes a future home-buying option.
Required Lease Disclosures in Tennessee
Owner or Manager Identification
The lease must clearly state who owns or manages the property and where to send any official notices (TN Code § 66-28-302(a)).
Lead-Based Paint Disclosure
If the property was built before 1978, the landlord must give the tenant a lead-based paint disclosure form. This includes a warning about any known lead hazards and a federal pamphlet on lead safety that must be given to the tenant (42 US Code § 4852d).
Right of Entry
If the landlord has the right to enter the property (for inspections, maintenance, or other reasons), the Tennessee residential agreement must describe the conditions under which entry is allowed (TN Code § 66-28-403).
Showings
During the last 30 days of a lease, landlords can show the property to future tenants. The lease must state this right and require the landlord to give at least 24 hours’ notice before each showing (TN Code § 66-28-403(e)(5)).
Security Deposit Notice
If the landlord withholds any part of the security deposit, they must provide the tenant with an itemized list of deductions. This list should specify all damages or charges and be provided when the deposit is returned (TN Code § 66-28-301(g)).
Notice of Abandoned Property
If a tenant leaves personal property behind after moving out, the landlord must attempt to notify the tenant before disposing of it (TN Code § 66-28-405).
Ending a Lease in Tennessee
Most fixed-term leases end on the date listed. For month-to-month rentals, either the landlord or tenant must give 30 days’ written notice. Landlords can also use a Tennessee eviction notice form or a 30-day lease termination letter to end a rental agreement formally.
Sample Tennessee Lease Agreement
View a sample Tennessee lease agreement template to see how to outline the rental terms between a landlord and tenant. Then, use our step-by-step questionnaire to customize and download your Tennessee residential lease agreement in PDF or Word.
