When renting or managing property in Tennessee, both landlords and tenants have specific rights and responsibilities under state law. One of the most important laws governing these relationships is the Tennessee Uniform Residential Landlord and Tenant Act (URLTA).

Whether you’re a property owner, investor, or tenant, understanding how this law applies can help prevent disputes and ensure that all parties comply with Tennessee’s rental regulations.

What Is the Tennessee Uniform Residential Landlord and Tenant Act?

The Uniform Residential Landlord and Tenant Act, often referred to as URLTA, is a state law that regulates most residential rental agreements in Tennessee. It sets out rules for lease terms, rent collection, maintenance obligations, eviction procedures, and more.

The purpose of the Act is to create a fair and consistent framework for both landlords and tenants — reducing misunderstandings and promoting safe, habitable housing throughout the state.

Where Does URLTA Apply?

URLTA does not automatically apply to every rental property in Tennessee. It applies only in counties with a population greater than 75,000, based on the most recent federal census.

As of the latest data, that includes counties such as:

• Anderson
• Blount
• Bradley
• Hamilton
• Knox
• Madison
• Maury
• Montgomery
• Rutherford
• Sevier
• Shelby
• Sullivan
• Sumner
• Washington
• Williamson
• Wilson

If your property is located outside these counties, general Tennessee landlord-tenant law still applies — but the detailed provisions of URLTA may not.

Key Provisions of the Act

The URLTA covers nearly every aspect of the landlord-tenant relationship. Below are some of its most important sections:

1. Landlord Obligations

Under the Act, landlords must:

• Maintain the property in a safe, habitable condition.
• Comply with building and housing codes that affect health and safety.
• Make necessary repairs promptly.
• Keep common areas clean and safe.
• Provide essential services like heat, water, and electricity where required by the lease.

2. Tenant Obligations

Tenants also have duties under URLTA, including:

• Paying rent on time.
• Keeping the rental unit clean and safe.
• Disposing of garbage properly.
• Not deliberately damaging the property.
• Following rules outlined in the lease agreement.

3. Security Deposits

The Act requires landlords to hold security deposits in a separate account and provide an itemized list of damages and costs when a tenant moves out. Tenants must be given an opportunity to inspect the premises before the deposit is withheld.

4. Notice Requirements

Both parties must follow specific notice rules. For example:

• Nonpayment of Rent: Landlords must provide at least 14 days’ written notice before terminating the lease.
• Lease Violations: Tenants must usually be given a 14-day opportunity to correct violations.
• Termination Without Cause: Either party must give written notice in accordance with the lease or state law (typically 30 days for month-to-month leases).

5. Eviction Procedures

Evictions must go through the court system. A landlord cannot lock out a tenant, shut off utilities, or remove belongings without a legal order. Improper “self-help” evictions can result in liability for damages and attorney’s fees.

Why the URLTA Matters

For landlords, the URLTA helps ensure properties are managed responsibly and that evictions are handled lawfully. For tenants, it provides protection against unsafe housing conditions and unlawful lease termination.

Violations of the Act can lead to fines, court judgments, or even the loss of certain legal rights — making compliance essential for everyone involved in rental housing.

Common Mistakes Landlords Make Under URLTA

Even experienced landlords sometimes make errors when handling lease disputes or evictions under the Act. Common issues include:

• Failing to give proper written notice.
• Withholding a security deposit without proper documentation.
• Attempting to evict a tenant without a court order.
• Not maintaining habitable living conditions as required by law.

Working with a knowledgeable real estate attorney can help landlords avoid these pitfalls and protect their investments.

How Our Firm Can Help

At Jerry Long, Attorney at Law, we advise landlords, property managers, and investors on all aspects of the Uniform Residential Landlord and Tenant Act. We provide clear, practical guidance on lease drafting, dispute resolution, eviction procedures, and compliance with Tennessee housing laws.

If you’re unsure whether the URLTA applies to your property or need assistance with a rental dispute, we can help you navigate the process with confidence and professionalism.

Contact Jerry Long, Attorney at Law today to schedule a consultation.

Key Takeaway

Understanding and complying with the Tennessee Uniform Residential Landlord and Tenant Act is critical to maintaining positive landlord-tenant relationships and avoiding costly legal disputes. Whether you own a single rental home or manage a large property portfolio, staying informed — and seeking legal advice when necessary — will help protect your rights and your business.