Two ways to rent in Tennessee
The same free builder makes both — pick the one that fits and the agreement adapts automatically.
Standard Residential Lease Agreement
A fixed-term lease with set start and end dates (usually one year) — best for a long-term tenant.
Create a fixed-term leaseMonth-to-Month Rental Agreement
A flexible tenancy that renews each month and ends with proper written notice from either party.
Create a month-to-month agreementOverview
Renting out a home in Tennessee? A residential lease agreement is the contract that protects both sides — it sets the rent, the term, the deposit, and the rules the landlord and tenant agree to, and it's your proof of what was agreed if a dispute ever comes up. In Tennessee's larger counties (population over 75,000) tenancies are governed by the Uniform Residential Landlord and Tenant Act in Title 66, Chapter 28; elsewhere the lease and general law control.
Tennesseelease rules & requirements
Security deposit
Tennessee sets no maximum on a residential security deposit — the amount is whatever the lease states (one month's rent is the common benchmark). Under the URLTA the deposit must be held in a separate account, and after move-out the landlord must give the tenant a written, itemized list of any deductions; the balance is generally returned within about 30 days once the tenant provides a forwarding address.
Late fees
Tennessee caps late fees at 10% of the past-due rent and requires a five-day grace period before any fee can be charged (Tenn. Code 66-28-201). If the fifth day falls on a weekend or legal holiday, no late fee applies if rent is paid the next business day.
Landlord entry & notice
Under the URLTA the landlord must give at least 24 hours' notice before entering for non-emergency reasons such as repairs or inspections, and may enter only at reasonable times (Tenn. Code 66-28-403). Emergencies are the exception. Restating the 24-hour rule in the lease keeps both sides on the same page.
Required disclosures
The landlord must disclose the name and address of the owner or the person authorized to manage the property and to receive notices and demands. The federal lead-based-paint disclosure is required for homes built before 1978. A signed copy of the lease should be given to the tenant.
Ending the lease
A fixed-term lease simply ends on its end date. A month-to-month tenancy can be ended by either party with at least 30 days' written notice before the next rental date under Tenn. Code 66-28-512.
Does it need notarizing?
No. A Tennessee residential lease doesn't need to be notarized or witnessed — it's binding once the landlord and tenant(s) sign. Each party should keep a signed copy.
This is general information, not legal advice. Confirm the current rules under the Tennessee Uniform Residential Landlord and Tenant Act (Title 66, Chapter 28).
How to write a Tennessee lease agreement
- 1
Choose the lease type — a fixed-term lease (set start and end dates) or a month-to-month tenancy.
- 2
Add the property details and the landlord's and tenant(s)' full legal names and addresses.
- 3
Set the monthly rent, the due date, accepted payment methods, and a late fee (up to 10% after a 5-day grace period).
- 4
Set the security deposit and when it's returned, plus any pet, parking, smoking, or utility terms.
- 5
Add the required disclosures (owner or manager identity; lead-based paint for pre-1978 homes) and any house rules.
- 6
The landlord and every tenant sign and date the lease — and each keeps a copy.
Ready to create your Tennessee lease agreement?
Fill the form, watch it build live, and download the PDF — free, no signup.
Open the free builderWhat to include
- Landlord & tenant(s) — names and addresses
- Property, lease type & term
- Rent — amount, due date & payment methods
- Security deposit, late & NSF fees
- Pets, parking, smoking & utilities
- Disclosures & signatures
Tennessee lease agreement FAQ
Does a Tennessee residential lease need to be notarized?
No. A residential lease in Tennessee doesn't have to be notarized or witnessed. It's legally binding once the landlord and tenant(s) sign it.
Is there a limit on the security deposit in Tennessee?
No. Tennessee doesn't cap residential security deposits by statute — the amount is set by the lease. One month's rent is the common benchmark, and under the URLTA the deposit must be held in a separate account.
How long does a Tennessee landlord have to return the deposit?
After move-out the landlord must give a written, itemized list of any deductions and return the balance once the tenant provides a forwarding address, generally within about 30 days. A tenant who does not claim the refund within 60 days of the landlord's notice can forfeit it.
How much can a late fee be in Tennessee?
No more than 10% of the past-due rent, and only after a five-day grace period (Tenn. Code 66-28-201). If the fifth day is a weekend or legal holiday, no fee applies if rent is paid the next business day.
How much notice ends a month-to-month lease in Tennessee?
At least 30 days' written notice from either the landlord or the tenant, given before the next rental date, under Tenn. Code 66-28-512.
Does the landlord have to give notice before entering?
Yes, in counties where the URLTA applies (population over 75,000): at least 24 hours before non-emergency entry, at reasonable times (Tenn. Code 66-28-403). Emergencies are the exception, and a 24-hour clause in the lease is wise everywhere.
What must a Tennessee lease disclose?
The name and address of the owner or the person authorized to manage the property and receive notices, plus the federal lead-based-paint disclosure for homes built before 1978. The tenant should also receive a signed copy of the lease.
Is this Tennessee lease agreement really free?
Yes — completely. Fill it in, preview it live, and download the PDF with no signup, no credit card, and no watermark. Unlike sites that charge a fee or push a subscription to download, there's nothing to pay here.