Tennessee Lease Agreement Create a Tennessee Lease Agreement

Tennessee Lease Agreement

Published Dec 13, 2025
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A Tennessee Lease Agreement is a legal document that establishes the rights and obligations of landlords and tenants regarding a rental property in Tennessee.

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TENNESSEE LEASE AGREEMENT

This Lease Agreement (the "Agreement") is entered into on (the "Effective Date") by and between:

LANDLORD:
Name: ("Landlord")
Mailing Address:

TENANT(S):
Name: ("Tenant")

I. PROPERTY

The Landlord agrees to lease to the Tenant, and the Tenant agrees to lease from the Landlord, the residential premises located at the following address (the "Premises"):

II. TERM

The term of this Agreement shall be (check one):

III. RENT

The Tenant agrees to pay the Landlord a monthly rent of $.

Rent is due on the day of each month.

Rent shall be paid by the following method(s):





Payment instructions:

IV. LATE FEES AND RETURNED CHECKS

Late Fees: Pursuant to Tennessee Code Annotated § 66-28-201(d), no late fee shall be charged unless the rent is at least five (5) days past due. If rent is not paid within five (5) days of the due date, Tenant shall pay a late fee of: $ (Note: Under TN law, this amount cannot exceed 10% of the amount of rent past due).

Returned Checks: If a check is returned for insufficient funds, Tenant shall pay a charge of $ (not to exceed $30.00 or the actual bank charges, whichever is greater) plus any applicable late fees.

V. SECURITY DEPOSIT

The Tenant agrees to pay a security deposit in the amount of $ to the Landlord.

Location of Deposit: Pursuant to Tennessee Code Annotated § 66-28-301, the Landlord shall deposit the security deposit in an account used only for that purpose in a bank or lending institution subject to regulation by the state of Tennessee or any agency of the United States government.

The Security Deposit is held at the following financial institution:
Bank Name:
Address:

Return of Deposit: The Landlord shall return the security deposit to the Tenant in accordance with Tennessee Code Annotated § 66-28-301. The Landlord may retain all or a portion of the security deposit for unpaid rent, damages beyond normal wear and tear, or other charges provided in this Agreement.

VI. UTILITIES AND SERVICES

The parties agree that utilities and services shall be the responsibility of the following parties:

Electricity:

Gas:

Water/Sewer:

Trash Collection:

Cable/Internet:

Landscaping/Lawn Care:

Snow Removal:

VII. OCCUPANTS

The Premises shall be occupied only by the Tenant and the following additional occupants:

VIII. PETS

IX. MAINTENANCE AND REPAIRS

Tenant Responsibilities: The Tenant shall keep the Premises in a clean and sanitary condition and shall not cause any damage to the Premises beyond normal wear and tear. The Tenant is responsible for minor repairs and maintenance, including replacing light bulbs and HVAC filters.

Landlord Responsibilities: The Landlord shall maintain the Premises in a habitable condition and comply with all applicable building and housing codes. The Landlord is responsible for structural repairs and major mechanical systems.

X. RIGHT OF ENTRY

Pursuant to Tennessee Code Annotated § 66-28-403, the Landlord may enter the Premises to inspect, make necessary repairs, or exhibit the Premises to prospective or actual purchasers, mortgagees, workers, or tenants.

Except in cases of emergency or if it is impracticable to do so, the Landlord shall give the Tenant at least twenty-four (24) hours' notice before entering the Premises.

XI. DEFAULT AND TERMINATION

Non-Payment of Rent: If rent is unpaid when due and the Tenant fails to pay rent within fourteen (14) days after written notice by the Landlord of nonpayment and the Landlord's intention to terminate the rental agreement if the rent is not paid within that period of time, the tenancy terminates as provided in the notice (Tennessee Code Annotated § 66-28-505).

Non-Compliance: If there is a material noncompliance by the Tenant with the rental agreement or a noncompliance with Tennessee Code Annotated § 66-28-501 materially affecting health and safety, the Landlord may deliver a written notice to the Tenant specifying the acts and omissions constituting the breach and that the rental agreement will terminate upon a date not less than thirty (30) days after receipt of the notice if the breach is not remedied in fourteen (14) days.

XII. ABANDONMENT

Pursuant to Tennessee Code Annotated § 66-28-405, the Tenant's unexplained absence from the Premises for thirty (30) days without payment of rent shall constitute abandonment. If the Tenant abandons the Premises, the Landlord may enter and take possession. The Landlord may remove and store any personal property left by the Tenant for not less than thirty (30) days.

XIII. LEAD-BASED PAINT DISCLOSURE

Housing built before 1978 may contain lead-based paint. Lead from paint, paint chips, and dust can pose health hazards if not managed properly.

The Premises was built:

XIV. TENNESSEE SPECIFIC DISCLOSURES

Identification of Agent/Owner (T.C.A. § 66-28-302):
The following person is authorized to manage the Premises and/or act on behalf of the owner for the purpose of service of process and receiving notices:

Name:
Address:

Showings During Final 30 Days (T.C.A. § 66-28-403(e)(5)):
If the Landlord wishes to show the property to prospective tenants during the final thirty (30) days of the tenancy, the Landlord must provide notice here.

XV. ADDITIONAL TERMS AND CONDITIONS

The parties agree to the following additional terms:

XVI. GOVERNING LAW

This Agreement shall be governed by and construed in accordance with the laws of the State of Tennessee, specifically the Uniform Residential Landlord and Tenant Act (Title 66, Chapter 28) where applicable.

XVII. ENTIRE AGREEMENT

This Agreement constitutes the entire agreement between the parties and supersedes all prior understandings, agreements, or representations. This Agreement may only be modified in writing signed by both parties.

SIGNATURES

LANDLORD
Signature: _________________________
Print Name: _______________
Date:

TENANT
Signature: _________________________
Print Name: _______________
Date:

What is a Tennessee Lease Agreement?

A Tennessee lease agreement is a legally binding contract entered into by a landlord and a tenant to outline the terms of a rental arrangement for real estate within the state. This document serves as the governing framework for the tenancy, detailing critical information such as the monthly rent amount, payment due dates, security deposit requirements, and the duration of the lease. It is utilized by property owners to secure their assets and by tenants to establish their rights to occupy a specific premise. The agreement ensures that both parties understand their obligations under the Tennessee Uniform Residential Landlord and Tenant Act and other relevant state statutes.

Legal Framework and the URLTA

The legal structure governing rental contracts in Tennessee is primarily found in the Tennessee Uniform Residential Landlord and Tenant Act (URLTA). This Act, located under Title 66, Chapter 28 of the Tennessee Code, applies specifically to counties with a population exceeding 75,000 according to the federal census. In counties with smaller populations, the general Tennessee Code applies, though many landlords voluntarily adopt URLTA standards to ensure comprehensive legal coverage. The URLTA standardizes the rights and remedies available to landlords and tenants, addressing issues such as maintenance duties, access to the premises, and eviction procedures. It explicitly prohibits lease clauses that attempt to waive a tenant's statutory rights or limit the landlord's liability for failing to perform legal duties.

Required Disclosures and Landlord Obligations

State law mandates that specific disclosures be included in or attached to a Tennessee lease agreement before the tenancy commences. The landlord must provide the tenant with the name and address of the property owner and any agent authorized to manage the premises or act on behalf of the owner for service of process. Additionally, if a security deposit is collected, the landlord must disclose the location of the separate bank account where the funds are held. For properties constructed prior to 1978, federal law necessitates the inclusion of a lead-based paint disclosure form to inform tenants of potential health risks associated with lead exposure.

Key Components of a Valid Tennessee Lease

  • Identification of Parties: The full legal names of the landlord and all adult tenants responsible for the lease.
  • Premises Description: The physical address of the rental unit, including unit numbers and any included storage areas or parking spaces.
  • Term of Tenancy: The specific start and end dates for fixed-term leases, or the conditions for month-to-month arrangements.
  • Rent Specifics: The total amount due, the due date, acceptable payment methods, and the policy regarding grace periods.
  • Security Deposit Terms: The amount of the deposit, the bank location where it is held, and conditions for its return.
  • Signatures: The dated signatures of all parties involved to validate the contract.

Security Deposits and Financial Regulations

Tennessee provides specific regulations regarding the handling of security deposits to protect tenant funds. While there is no statutory limit on the amount a landlord may charge, the funds must be deposited into an account used solely for that purpose in a financial institution subject to state or federal regulations. Upon the termination of the lease, the landlord is required to inspect the premises and compile a comprehensive list of damages if they intend to retain any portion of the deposit. The tenant has the right to inspect the premises alongside the landlord to verify these damages. Failure to follow these strict procedural rules regarding the holding and returning of deposits can result in the landlord forfeiting their right to retain the funds.

Rights and Responsibilities of the Parties

A Tennessee lease agreement establishes a reciprocal relationship of rights and duties. Landlords are obligated to maintain the premises in a fit and habitable condition, complying with all applicable building and housing codes materially affecting health and safety. They must also make all necessary repairs to keep the unit in a liveable condition. Tenants, in turn, are responsible for keeping the part of the premises they occupy as clean and safe as conditions permit. They must dispose of waste properly, use all electrical, plumbing, and HVAC systems in a reasonable manner, and refrain from deliberately or negligently destroying or damaging any part of the property.

Relevant Statutes and Legal Penalties

The enforceability of a Tennessee lease agreement relies on adherence to state laws, specifically Tennessee Code Annotated (TCA) Title 66, Chapter 28. Under TCA § 66-28-301, landlords are strictly regulated on security deposit procedures; failing to deposit funds into a separate account prevents the landlord from keeping any part of the deposit for damages. Regarding late fees, TCA § 66-28-201 stipulates a mandatory five-day grace period. Landlords cannot charge a late fee until five days have passed since the rent due date, and the fee cannot exceed 10% of the past-due amount. Federal requirements, such as the Residential Lead-Based Paint Hazard Reduction Act (42 U.S. Code § 4852d), impose heavy fines for non-compliance regarding lead disclosures in older buildings.

Frequently Asked Questions

Tennessee state law does not impose a statutory limit on the amount a landlord can request for a security deposit. However, the amount is typically determined by market rates and the creditworthiness of the tenant. Regardless of the amount, the funds must be held in a separate account.
Yes, Tennessee law mandates a five-day grace period for rent payments. A landlord cannot charge a late fee until five days have passed after the rent due date. Furthermore, the late fee cannot exceed 10% of the amount of rent that is past due.
Verbal lease agreements are recognized in Tennessee for rental terms of three years or less. However, verbal agreements are difficult to enforce in court due to a lack of physical evidence regarding the agreed-upon terms. It is highly recommended to use a written contract for all tenancies.
While the URLTA does not specify an exact number of hours for notice in non-emergency situations, landlords generally provide 24 hours of notice before entering. In the event of an emergency, the landlord typically has the right to enter the premises without prior notice to address the immediate issue.
The maximum late fee a landlord can charge is 10% of the past-due rent amount. This fee can only be applied after the statutory five-day grace period has expired. If the lease does not specify a late fee, the landlord cannot retroactively charge one.
Yes, if a landlord intends to keep any part of the security deposit for damages, they must inspect the unit and provide a list of damages. The tenant generally has the right to be present during this inspection to verify the claims. Failure to follow this process may result in the landlord losing the right to the deposit.

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