Tennessee security deposit rules
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.
What the law requires
No statutory limit. 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.. 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.
- Deductions: unpaid rent and damage beyond normal wear and tear, itemised in writing. Cleaning and repainting after ordinary use are normal wear in most states.
- Deadline: the clock usually starts when the tenant moves out and, in many states, when a forwarding address is provided. Missing it typically forfeits the landlord’s right to keep any of the deposit and can add statutory damages.
- Interest: none required under state law. Cities in some no-interest states have their own ordinances, so check the municipal code where you rent.
Move-out checklist
- Give written notice of the move-out date and a forwarding address; many deadlines only start when the landlord has the address.
- Photograph every room after cleaning, with a timestamp. Request a joint inspection where the state allows one.
- If the deadline passes, send a written demand citing Tenn. Code § 66-28-301. Small-claims court handles deposit disputes in every state and most cap the claim well above a typical deposit.
Related Tennessee rules
- Late fees: 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. Late fee calculator.
- Notice to end a 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. Notice calculator.
- All rules on one page: Tennessee landlord and tenant law.
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.
How long does a landlord have to return a security deposit in Tennessee?
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.. The statute is Tenn. Code § 66-28-301.
Does a Tennessee landlord have to pay interest on the security deposit?
No. Tennessee law does not require interest on residential security deposits.