What a Landlord Cannot Do in Tennessee by Law

Renting or managing a property in Tennessee? Then knowing the rules isn’t optional—it’s essential. Landlord-tenant laws in the state set clear expectations for what landlords can and cannot do, offering vital tenant protections to renters and property owners alike.

These regulations help prevent misuse of power, ensure safe living conditions, and keep both parties on the right side of the law.

Whether you’re a new renter, a long-time property manager, or somewhere in between, understanding these limits, as well as tenant rights, can save you from costly disputes or legal trouble.

In this guide, we’ll walk you through the actions landlords are legally barred from taking in Tennessee—so you’re never left guessing.

Tennessee Landlord-Tenant Laws

In Tennessee, the legal framework that shapes landlord-tenant relationships is rooted in the Uniform Residential Landlord and Tenant Act (URLTA), which applies to counties with a population of more than 75,000.

While that might seem like a technical detail, it has real-world implications—especially for landlords operating in cities like Nashville, Memphis, and Knoxville.

The URLTA outlines responsibilities for both parties and ensures that the rights of tenants are not overlooked, even in a state that tends to be landlord-friendly.

These laws serve as more than just fine print on a lease agreement.

They govern everything from the basics of rent collection to the maintenance of a livable environment. For example, landlords must keep rental properties in habitable condition—meaning tenants have the right to essential services like working plumbing, heat, and safe electrical systems. A broken furnace in the dead of winter? The landlord is legally obligated to fix it within a reasonable time frame.

Tennessee statutes also define the legal steps required for eviction. A landlord can’t simply change the locks or cut off utilities because a tenant missed rent; they must follow a court-approved process.

Similarly, these laws protect tenants from unfair treatment based on race, religion, gender, family status, disability, or national origin, aligning with both state and federal anti-discrimination guidelines.

Understanding these rules is key whether you’re drafting a lease or deciding how to handle a maintenance issue.

The law is not just about what a landlord can do—it’s equally about what they must not do to maintain a fair and lawful rental environment.

What a Landlord Cannot Do in Tennessee

1. A Landlord Cannot Evict a Service Member on Active Duty

Let’s say a tenant suddenly gets called to active military duty—what happens to their lease? Under the Servicemembers Civil Relief Act (SCRA), landlords in Tennessee—and across the country—must tread carefully.

You cannot evict a service member or their dependents for nonpayment of rent without first obtaining a court order. Doing so without judicial approval isn’t just a violation of federal law—it can carry serious legal consequences.

This protection isn’t just symbolic; it’s designed to shield military families from losing housing while they’re serving the country.

If a lease was signed before the tenant began active duty, and rent falls behind due to military obligations, a judge will assess whether the service member’s duties have materially affected their ability to pay. If that’s the case, the court may issue a stay, temporarily halting the eviction process.

The law also acknowledges that military life often involves sudden moves and shifting responsibilities. So while landlords have rights, they must also recognize the unique burdens faced by service members—and follow proper legal procedures when disputes arise.

This is one area where skipping the courtroom can result in serious consequences for landlords.

2. A Landlord Is Required to Provide a Detailed Rental Agreement in Tennessee

Imagine renting out a property based on a handshake and a few casual texts—sounds risky, right?

In Tennessee, while verbal agreements for leases under one year are technically legal, skipping a written contract can open the door to confusion, miscommunication, and legal trouble down the line.

A well-drafted rental agreement isn’t just a formality, it’s a vital safeguard for both landlord and tenant. It spells out exactly how much rent is due, when it must be paid, what the security deposit covers, how maintenance issues will be handled, and under what conditions the landlord can enter the property.

Without these terms clearly defined, even minor misunderstandings can escalate into costly disputes.

To stay on the safe side, Tennessee landlords should rely on state-specific, attorney-reviewed templates that align with the latest legal requirements. These documents help ensure that every clause—whether about repairs, late fees, or notice periods—complies with local statutes.

It’s a small investment up front that can prevent major legal headaches later.

Even if your lease is short-term, putting everything in writing adds a layer of protection that no verbal agreement can match.

3. A Landlord Must Have Just Cause to Initiate an Eviction

Eviction isn’t as simple as telling a tenant to pack up and leave—at least not in Tennessee.

If you’re a landlord, you must have a legally valid reason to start the process. Otherwise, you’re not just overstepping—you could be breaking the law.

Grounds for eviction generally include nonpayment of rent, lease violations, or criminal activity on the premises. Even then, you can’t take matters into your own hands.

Tennessee law requires landlords to issue a proper written notice, typically giving tenants 14 days to correct the issue—such as paying overdue rent or stopping a lease violation. Only if the tenant fails to comply within that period can you file for eviction in court.

What you can’t do is attempt a “self-help” eviction.

That means no changing locks, turning off utilities, or dumping belongings on the lawn. Neglecting necessary repairs and taking these actions is not just unethical—they’re illegal. If you sidestep the legal eviction process, you risk fines, court sanctions, and possible lawsuits from the tenant.

In short, eviction is a legal procedure, not a personal one. Following the law protects your interests—and keeps you out of trouble.

4. A Landlord Cannot Retaliate Against Tenants in Tennessee

Let’s say a tenant reports a leaking roof or mold in the bathroom—and shortly after, the landlord jacks up the rent or threatens eviction. Coincidence? Not likely—and Tennessee law sees it the same way.

Retaliatory actions like these are strictly prohibited.

Landlords are not allowed to punish tenants for exercising their legal rights, especially when it involves health and safety concerns. Whether a tenant files a complaint with housing authorities, requests essential repairs, or joins a tenant union, the law protects them from backlash.

Increasing rent, cutting off services, or serving eviction notices out of spite isn’t just petty—it’s unlawful.

Tennessee takes these violations seriously. Any attempt to force a tenant out of a unit through intimidation or reduced services—without going through the proper legal channels—can result in significant penalties.

Courts don’t look kindly on landlords who try to strong-arm tenants outside the judicial process.

The message is clear: if a tenant is following the law, landlords must do the same. Respecting this boundary keeps rental relationships fair, transparent, and fully above board.

5. A Landlord Must Not Discriminate Under Fair Housing Laws

Securing a place to live should never depend on who you are, where you come from, or what your family looks like. That’s why both federal and Tennessee state laws draw a hard line when it comes to housing discrimination.

Under the Federal Fair Housing Act, it’s illegal for landlords to deny rentals, increase deposits, impose different lease terms, or limit access to amenities based on protected characteristics—like race, color, national origin, religion, sex, disability, or familial status.

Whether it’s refusing to rent to a family with young children or turning away someone with a service animal, such practices are not only unethical—they’re illegal.

In Tennessee, enforcement falls under the Tennessee Human Rights Commission and the U.S. Department of Housing and Urban Development (HUD). These agencies investigate complaints and pursue penalties against landlords who cross the line.

And those penalties aren’t just symbolic—they can include steep fines, legal fees, and public accountability.

Fair housing laws do more than just regulate behavior; they promote equal access and protect the rights of every tenant.

6. A Landlord Is Not Required to Collect a Security Deposit

Just because most landlords ask for a security deposit doesn’t mean it’s required by law at least in Tennessee.

In Tennessee, collecting a security deposit is completely optional—but once a landlord chooses to request one, they must follow specific state rules on how it’s handled.

That money can’t be treated casually.

It must be placed in a separate account—not mixed in with business or personal funds—and the landlord is obligated to provide a detailed, itemized list if any deductions are made at the end of the lease. Whether it’s cleaning costs or minor repairs, transparency is key.

Tennessee also sets a clear deadline: landlords have 30 days to return the deposit after the tenant moves out. If no damages or unpaid rent justify deductions, holding onto that deposit longer than allowed can open the door to legal consequences.

While the law doesn’t cap the amount, many landlords stick to one month’s rent as a fair standard.

Keeping things reasonable and by the book helps avoid disputes—and keeps the rental process smooth for both sides.

7. A Landlord Must Not Defraud or Deceive Tenants

Not everything is as it seems and if a landlord intentionally hides the truth, it could cross the line from careless to illegal. In Tennessee, honesty isn’t optional; landlords are legally prohibited from deceiving tenants through false promises, misrepresented property conditions, or any form of fraud.

Imagine this: a landlord advertises a “newly renovated” unit, but the plumbing is outdated, the appliances barely function, and there’s a hidden mold problem. That’s not just bad business—it’s deception.

Whether it happens during marketing, lease signing, or day-to-day communication, any attempt to mislead tenants can result in serious legal consequences.

Tennessee law expects landlords to act in good faith.

That means providing accurate information, being upfront about property issues, and avoiding bait-and-switch tactics. If a tenant is misled into signing a lease based on false claims, the landlord could face civil penalties, including damages for breach of contract or fraud.

Trust is the foundation of any rental agreement—and once that’s broken, the legal system steps in. For landlords, the takeaway is simple: transparency isn’t just best practice—it’s the law.

8. A Landlord Must Respect the Tenant’s Right to Quiet Enjoyment

Everyone deserves to feel at peace in their own home—even when that home is a rental.

In Tennessee, tenants are legally entitled to what’s known as the right to quiet enjoyment. This means landlords can’t treat a property like it’s theirs to barge into at will, nor can they disrupt a tenant’s daily life with constant visits, intimidation, or unwarranted interference.

This right goes beyond just keeping the noise down—it protects tenants from harassment and unannounced entries.

Unless there’s an emergency, landlords must provide reasonable notice before stepping inside a rental unit. While Tennessee law doesn’t pin down an exact timeframe, most leases agree on 24 hours’ notice, especially during the final month when showings and inspections are common.

Repeated drop-ins or failure to respect privacy could be seen as a breach of this legal protection, opening the door to tenant complaints—or even lawsuits.

Respecting boundaries isn’t just polite; it’s a requirement that helps keep rental relationships balanced and respectful.

9. A Landlord Is Required to Maintain a Habitable Living Environment

Moving into a rental shouldn’t feel like moving into a construction zone or a health hazard.

In Tennessee, landlords have a legal duty to ensure their properties are more than just livable—they must meet clear standards for health, safety, and comfort.

The law requires landlords to maintain essential services like heating, plumbing, and electricity. If the furnace breaks down in the middle of winter or the toilet stops working, it’s on the landlord to get it fixed—and fast.

Typically, they have 14 days to make repairs after receiving written notice from the tenant.

Habitability also means addressing deeper issues, like leaky ceilings, mold, or pest infestations, which is part of property upkeep . A damp, pest-ridden space can quickly turn a rental into a health risk, which is why the law expects landlords to make necessary repairs, take preventive measures, and respond promptly to complaints.

10. A Landlord Cannot Impose Sudden or Unlawful Rent Increases

A new month shouldn’t come with a new rent amount out of nowhere. In Tennessee, while landlords do have the right to raise rent, they must follow specific rules that protect tenants from surprise or retaliatory increases.

State law requires written notice—typically 30 days—before raising rent on a month-to-month lease.

That way, tenants aren’t blindsided and have time to adjust or explore other options. For fixed-term leases, the situation is even stricter: rent cannot be changed at all until the lease ends, unless both parties agree in writing.

Trying to sneak in a rent hike as payback for a complaint or maintenance request?

That’s not just unfair—it’s illegal. The law is clear that rent adjustments must be done in good faith and with proper notice, not as a form of pressure or punishment.

At the end of the day, lease terms are a legally binding contract, and any attempt to alter them without mutual agreement can backfire legally. For landlords, it’s a reminder that raising rent isn’t just a business decision—it’s a legal one too.

Conclusion

Being a landlord in Tennessee comes with real opportunities—but also serious responsibilities in property management. From respecting a tenant’s right to privacy to handling deposits properly and following legal eviction procedures, the law outlines clear boundaries that can’t be ignored. Overstepping those lines doesn’t just risk conflict—it invites lawsuits, fines, and long-term reputational damage.

For tenants, understanding your rights helps you recognize when something’s not right—and gives you the confidence to speak up. For landlords, following the rules isn’t just about staying legal—it’s about building trust, protecting your investment, and avoiding costly mistakes.

Whether you’re managing one unit or a dozen, the best place to start is the lease agreement. Review it. Understand it. And make sure it aligns with Tennessee law.

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FAQs

Can a landlord stop taking rent for no reason and evict you in TN?

No, a landlord in Tennessee cannot simply refuse rent and proceed with eviction without cause. To lawfully evict a tenant, there must be valid grounds such as lease violations or nonpayment. If a landlord stops accepting rent or requires tenants to pay rent without explanation and tries to force an eviction, it could be seen as a retaliatory or bad-faith action—both of which are prohibited under Tennessee landlord-tenant laws. Tenants should document all communications and seek legal guidance if this happens.

Can a landlord withdraw eviction?

Yes, a landlord can withdraw an eviction if both parties resolve the issue before the court date. For example, if a tenant pays overdue rent or corrects a lease violation, the landlord may choose not to move forward. However, once a case is filed in court, proper legal steps must be taken to dismiss it.

What is considered normal wear and tear in Tennessee?

In Tennessee, normal wear and tear refers to the expected deterioration of a rental property due to everyday use. Examples include faded paint, minor carpet wear, or loose doorknobs. These are not grounds for deducting from a security deposit. Damage caused by negligence or abuse—like broken windows, large holes in walls, or pet stains—falls outside this category and can legally justify deposit deductions. Clear lease terms can help avoid disputes at move-out.

Can a tenant refuse entry to a landlord in Tennessee?

Yes, tenants have the right to privacy, and a landlord cannot enter the property at will. In Tennessee, landlords must give reasonable notice, usually 24 hours, unless there’s an emergency. Entry terms are typically outlined in the lease agreement. If a landlord repeatedly enters without notice or disrupts the tenant’s quiet enjoyment, it could be considered harassment or a lease violation. Tenants should address concerns in writing and keep records.

Is a landlord allowed to keep a security deposit without justification in Tennessee?

No, Tennessee law does not allow a landlord to keep a security deposit without valid reason. At the end of the lease, landlords must provide an itemized list of deductions within 30 days of the tenant moves out. If deductions are unjustified or no explanation is given, tenants may have grounds to take legal action and recover the full deposit. Always document the property’s condition with photos and a walk-through.