State Law Guide · Updated January 2026
Your landlord's deductions may not hold up under state law.
Tennessee Security Deposit Laws
Under Tennessee Code § 66-28-301, Tennessee landlords must return security deposits within 30 days (10 days if landlord terminates lease) of a tenant moving out. Landlords who wrongfully withhold deposits face penalties of up to No statutory penalty; actual damages recoverable.
Quick Answer
In Tennessee, landlords have 30 days (10 days if landlord terminates lease) to return your security deposit after you move out and provide a forwarding address. The maximum deposit is No statutory limit. If your landlord wrongfully withholds your deposit, you can sue in Small Claims Court (up to $25,000) and may recover No statutory penalty; actual damages recoverable under Tennessee Code § 66-28-301. Landlords must provide an itemized statement of deductions.
Received deductions from your landlord?
Check if they violate Tennessee law
What Tennessee Law Requires
Return Deadline
Landlords have exactly 30 days (10 days if landlord terminates lease) to return your deposit after you move out. If they make deductions, they must provide an itemized statement explaining each charge with documentation.
Penalties for Violations
Landlords who wrongfully withhold deposits face No statutory penalty; actual damages recoverable. You can file in small claims court for amounts up to $25,000without needing an attorney.
Interest Requirements
No interest requirement
Your landlord was required to follow these rules exactly. If they didn't, you may be owed your full deposit back — plus penalties. A generic complaint gets ignored. A letter citing Tennessee Code § 66-28-301 deadlines and HUD depreciation schedules gets results. Upload their deduction letter to find out.
Common Deductions Landlords Make
Federal guidelines from HUD and the IRS establish "useful life" standards that limit what landlords can charge. Many common deductions are partially or fully invalid under these guidelines.
Carpet Replacement
Typical: $500-1,5005-year useful life per HUD MAP Guide Appendix 5C. Charges may be reduced or invalid based on how long you lived there.
Interior Paint
Typical: $200-7003-year useful life per HUD Handbook 4350.1. Charges may be reduced or invalid based on how long you lived there.
How It Works
Upload Letter
Upload your landlord's deduction letter
AI Analyzes Charges
Each deduction checked against Tennessee law and HUD guidelines
Get Demand Letter
Download a letter with legal citations and deadlines
Get a Demand Letter That Cites These Laws
Our tool analyzes your landlord's deductions against Tennessee Code § 66-28-301 and federal HUD guidelines, then generates a formal demand letter you can send immediately.
Legal Demand Letter
Cites exact statutes & deadlines
Ready in Minutes
Download as PDF or Word
HUD/IRS Citations
Useful life depreciation built in
"After 8 years they charged $900 for carpet that was installed before I moved in. That carpet was shot. They sent the full amount back."
— East Tennessee
$19 to recover up to $1,350. That's a 71x return.
Frequently Asked Questions
How long does a Tennessee landlord have to return my deposit?
TN landlords have 30 days normally. If the landlord terminates the lease, only 10 days.
Is there a deposit limit in Tennessee?
No. Tennessee is one of the more landlord-friendly states with no deposit cap.
Can I sue my Tennessee landlord?
Yes. Tennessee General Sessions Court handles claims up to $25,000—one of the higher small claims limits.
Have your landlord's deduction letter handy?
How much can I recover in Tennessee for a wrongful deposit withholding?
Tennessee allows recovery of actual damages—there is no statutory multiplier penalty. However, General Sessions Court handles disputes up to $25,000—one of the highest limits in the country. Recovery focuses on the wrongfully withheld amount plus court costs.
City-Specific Rules
Some Tennessee cities have additional tenant protections:
- Nashville: Additional tenant resources through Metro Nashville.
- Memphis: Active tenant advocacy organizations.
Official Resources
- Tennessee Attorney General Consumer Protection(Government)
- Legal Aid Society of Middle Tennessee(Legal Aid)
Compare Other States
See how Tennessee's security deposit laws compare to nearby states:
Don't let the 30-day window pass
Get Your Tennessee Demand Letter Now
Tennessee tenants are already using this tool to dispute unfair deductions.
Average Tennessee deposit: $1,350 · Based on Tennessee Code § 66-28-301 · HUD Handbook 4350.1 · IRS Publication 527