Free Tennessee Lease Agreement Template

A Tennessee lease agreement is a written contract between a landlord and a tenant that sets the terms for renting a residential property in Tennessee. It usually covers:

• Rental amount and payment schedule
• Lease start and end dates
• Security deposit terms
• Maintenance and repair responsibilities
• Rules about pets, guests, and property use

Most residential leases in Tennessee are governed by the Uniform Residential Landlord and Tenant Act (URLTA), which sets standards for renting and protects the rights of both landlords and tenants. You can review these rules in the URLTA overview and the full statute at TN Code Ann § 66-28.

Before offering a lease, many landlords screen applicants with a rental application to confirm income, background, and rental history.

Tennessee has specific rules that affect how you write and enforce a lease. Key topics include:

• Rent control: Tennessee does not have rent control laws, and local governments cannot impose their own caps (TN Code § 66-35-102).
• Grace period for rent: Tenants get a 5-day grace period before late fees can be charged. If the fifth day is a Sunday or legal holiday, the due date moves to the next business day (TN Code § 66-28-201(c)).
• Maximum late fee: Late fees may not be more than 10% of the amount of rent that is past due (TN Code § 66-28-201(c)).
• NSF fee: For a bounced or returned check, landlords may charge up to $30 (TN Code § 47-29-102).
• Security deposit limit: There is no statewide cap on security deposit amounts (TN Code § 66-28-301).
• Security deposit return: Deposits must be returned within 30 days of the lease ending and the tenant vacating, or within 7 days after a new tenant takes possession, whichever happens first (TN Code § 66-28-301(g)).
• Landlord entry: Landlords must give reasonable notice before entering, and at least 24 hours’ written notice to show the unit in the last 30 days of the lease (TN Code § 66-28-403(e)).
• Repairs and habitability: Landlords must keep the property safe and habitable, including essential services like heating and water (TN Code § 66-28-304).
• Tenant maintenance duties: Tenants must keep the unit clean, dispose of trash properly, and avoid damaging the property (TN Code § 66-28-401).
• Owner or manager identification: Landlords must disclose who owns or manages the property and who can receive legal notices (TN Code § 66-28-302).
• Abandoned personal property: Landlords can dispose of abandoned property after providing written notice and following statutory procedures (TN Code § 66-28-405).
• Lead-based paint disclosure: Required under federal law for homes built before 1978, using the EPA’s lead disclosure materials (EPA Lead Disclosure Rule).

Document Genius’s guided form helps you reflect these rules in your Tennessee lease agreement.

Landlords in Tennessee often collect a security deposit at the start of the lease to cover unpaid rent or damage beyond normal wear and tear.

Maximum Amount

There is no state-imposed cap on how much a landlord can charge as a security deposit. The amount is up to the landlord, but it should be clearly stated in the Tennessee lease agreement (TN Code § 66-28-301).

Deposit Handling

If a landlord takes a security deposit, they must:

• Keep the deposit in a separate account that is not mixed with personal or general business funds.
• Inform the tenant where the deposit is held if the tenant asks.

Tennessee does not require landlords to pay interest on security deposits or provide a receipt, unless another law or local rule applies (TN Code § 66-28-301(a)).

Return Requirements

When the lease ends and the tenant moves out, the landlord must notify the tenant regarding the return of their security deposit. The tenant then has 60 days to claim the return of the deposit.:

The landlord may deduct from the deposit the cost of repairing the premises due to damage caused by the tenant. In order to recover the repair cost, the damage must have been discovered within one of two time periods:

• Within 30 days after the tenant vacates the unit, or
• Within 7 days after a new tenant moves in, whichever happens first (TN Code § 66-28-301(g)).

If the landlord deducts money for damage or unpaid rent, they must:

• Prepare a written, itemized list of deductions.
• Allow the tenant to inspect the unit and agree or dispute the list, following the process in TN Code § 66-28-301(g).

Document Genius helps you add clear security deposit terms so everyone knows what to expect at move-out.

Your Tennessee lease agreement should explain how much rent is due, when it is due, how it is paid, and what happens if it is late.

Rent Due Date and Grace Period

Unless the lease says otherwise, rent is typically due at the beginning of the month. Tennessee law gives tenants a 5-day grace period before late fees may be charged. 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 be more than 10% of the overdue rent amount (TN Code § 66-28-201(c)).

NSF / Bounced Check Fees

If a rent payment is returned for insufficient funds, landlords may charge up to $30 as a returned check fee (TN Code § 47-29-102).

Rent Increases

Tennessee has no statewide rent control, so landlords may raise rent by any amount as long as they follow the notice rules in the lease. If the lease is month-to-month and does not specify a notice period, a written notice of at least 30 days before the increase is generally recommended, consistent with TN Code § 66-35-102.

Document Genius lets you define rent, grace periods, late fees, and notice rules so everyone understands the payment schedule.

Landlords may need to enter the rental for repairs, inspections, or showings, but Tennessee law also protects tenant privacy.

General Entry

For everyday maintenance or inspections, Tennessee law does not set a specific notice period. However, landlords should give reasonable notice, and 24 hours’ notice is commonly used as a fair standard.

End-of-Lease Entry

During the last 30 days of the lease term, landlords may show the property to prospective tenants if they provide at least 24 hours’ written notice before entering (TN Code § 66-28-403(e)).

Emergency Access

In an emergency, landlords may enter without prior notice. Emergencies may include:

• Fire or suspected gas leak
• A burst pipe or serious water leak
• Any condition that threatens health or safety (TN Code § 66-28-403(b))

Your Tennessee lease agreement should explain how and when the landlord may enter the property so there are no surprises.

Both parties share responsibility for keeping the rental safe and habitable under Tennessee law and URLTA.

Landlord Responsibilities

Under TN Code § 66-28-304, landlords must:

• Make necessary repairs to keep the unit livable.
• Follow applicable health and safety codes.
• Maintain electrical, plumbing, heating, and other essential systems.
• Provide appropriate garbage containers in certain multi-unit properties.
• Keep common areas clean and reasonably safe.

Tenant Responsibilities

Under TN Code § 66-28-401, tenants must:

• Keep the rental unit clean and safe.
• Dispose of garbage properly.
• Use fixtures and appliances in a reasonable manner.
• Avoid damaging the property or allowing others to cause damage.
• Comply with applicable housing and building codes.

In general, Tennessee does not allow tenants to “repair and deduct” automatically from rent. Tenants should report issues to the landlord and give a reasonable opportunity to fix them. You can read more about the concept of repair-and-deduct on Cornell Law School’s legal encyclopedia. Tenants may still be entitled to recover damages based on the reduced value of the property during the period of non-compliance, or they may secure the necessary services elsewhere and deduct the cost from their rent. TN Code §66-28-502

Document Genius helps you outline repair responsibilities so everyone knows who handles what.

Some information must appear in your Tennessee lease agreement or be provided alongside it.

Owner or Manager Identification

The lease must state who owns or manages the property and where tenants should send notices or legal documents (TN Code § 66-28-302(a)).

Lead-Based Paint Disclosure

For housing built before 1978, landlords must provide a lead-based paint disclosure and a federal pamphlet about lead safety. This is required by federal law (42 U.S. Code § 4852d and the EPA’s disclosure rule).

Right of Entry Terms

If the landlord has the right to enter the rental unit for inspections, maintenance, or showings, the lease should explain when and how this entry is allowed, consistent with TN Code § 66-28-403.

Showings in the Last 30 Days

During the final 30 days of the lease, the landlord may show the property to future tenants if the lease gives that right and the landlord provides at least 24 hours’ notice for each showing (TN Code § 66-28-403(e)(5)).

Security Deposit Deductions

If any part of the security deposit is withheld, landlords must provide an itemized list of deductions, listing each damage or charge when returning the remaining deposit (TN Code § 66-28-301(g)).

Notice of Abandoned Property

If a tenant leaves personal property behind, the landlord must attempt to notify the tenant before disposing of it, following the process in TN Code § 66-28-405.

How a Tennessee lease ends depends on whether it is a fixed-term or month-to-month agreement.

• Fixed-term leases: These usually end on the expiration date stated in the lease. If both parties want to continue, they may sign a renewal or a new agreement.
• Month-to-month leases: Either the landlord or the tenant may end the tenancy by giving written notice, typically at least 30 days before the end of the next rental period.
• Early termination and non-compliance: If a tenant violates the lease or fails to pay rent, the landlord may use a written notice that complies with Tennessee law to end the tenancy or start eviction proceedings.
• Abandoned belongings: If a tenant moves out and leaves personal property, the landlord must follow the notice and timing rules in TN Code § 66-28-405 before disposing of it.

Document Genius makes it easier to include clear move-out, notice, and termination terms in your Tennessee lease agreement so both sides understand how the tenancy may end.