State Law Guide · Updated January 2026
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.
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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
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.
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HUD/IRS Citations
Useful life depreciation built in
$19 · Avg Tennessee deposit: $1,350 · Potential 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.
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:
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Based on Tennessee Code § 66-28-301 · HUD Handbook 4350.1 · IRS Publication 527