Renting out a spare room offers Tennessee property owners a practical way to generate extra income, share housing costs, and make better use of their space. Even when the tenant lives under the same roof, a written room rental lease agreement in Tennessee sets clear expectations from the beginning.
In this guide, we’ll walk through the Tennessee laws and best practices for room rentals, so landlords can create a simple, compliant agreement that supports a smoother living arrangement for everyone in the household.
Room Rental Laws
Tennessee landlord-tenant laws set the framework for how owners of rental property and tenants must interact. These statutes help regulate the main aspects of renting, including:
- Security deposits
- Rent and fees
- Access and privacy
- Maintenance and habitability
- Lease terms and termination
- Eviction and breaches
These laws apply to all residential rentals in Tennessee, including room rentals, and protect both landlords’ and tenants’ rights by setting clear expectations for conduct, notices, and remedies.
Different Types of Room Rental Agreements in Tennessee
Room rental agreements in Tennessee may be written or oral, but written leases provide landlords with more explicit protections and enforceable terms.
Verbal agreement: Tennessee allows verbal agreements, usually treated as month-to-month tenancies. However, these agreements are harder to enforce. Therefore, landlords should use written terms whenever possible.
Fixed-lease: A fixed-term room rental sets a start and end date. The lease ends on the stated date unless both parties agree to renew. Landlords may terminate early only as allowed by the lease or for legal cause.
Month-to-month lease: A month-to-month room rental agreement in Tennessee renews each period until either party gives at least 30 days’ written notice before the next rent date to terminate.
Required Landlord Disclosure
Tennessee law requires landlords to provide tenants with specific disclosures before or during the lease signing. These notices explain who manages the property and highlight important health, safety, and financial details for Tennessee residents.
Lead-based paint: If the house construction is before 1978, disclose any known lead-based paint or hazards and provide the required federal pamphlet.
Agent and landlord identification: Landlords must provide the tenant(s) with the name and address of the property owner as well as any authorized manager before the lease begins (Tenn. Code § 66-28-302(a)).
Security Deposit Rules
Maximum security deposit: Tennessee law doesn’t set a limit on security deposits.
Pet deposits: There is also no set limit on pet deposits in Tennessee. Therefore, if you collect one, treat it as part of the security deposit and follow the same banking, inspection, and return requirements.
Security deposit receipt: The law does not require rental property owners to issue a receipt to tenants.
Deduction tracking: Landlords must offer a mutual inspection and prepare a written, itemized list of any damages and estimated repair costs at the time of move-out. Next, they’ll have to get the tenant sign this list. If they should happen to skip the inspection or the damages list, they’ll lose the right to keep any portion of the security deposit (Tenn. Code § 66-28-301).
Security deposit return: Landlords may apply the deposit toward any rent or other charges the tenant owes. Additionally, if a refund is due, send notice to the tenant’s last known address. If they do not respond within 60 days, landlords can then keep the remaining funds (Tenn. Code § 66-28-301(f)).
Rent Payment Rules
Late rent fees: Landlords may charge a late fee only if it is part of the existing rental agreement. However, it is essential to note that Tennessee does not set a statewide cap on late fees.
Right to withhold rent: Tenants may not withhold rent for repairs; it’s not an automatic right under Tennessee law.
Grace period: Tennessee does not require landlords to offer tenants a grace period for late rent payments.
Pet rent: Landlords can charge pet rent if the lease allows it. However, Tennessee law does not regulate pet rent.
Rent Payment Increase Rules
Rent payment increase frequency: Landlords may increase rent at the end of a lease term or during the tenancy if the lease allows it.
Rent payment increase maximum: There are no statewide cap limits on how much landlords can raise rent.
Rent control/stabilization: Tennessee has no rent control or rent stabilization laws.
Tennessee Room Rental Agreement Breaches
Failure to pay: If a room renter fails to pay rent, landlords may serve a 14-Day Notice to Quit. Additionally, if the tenant still does not pay within that timeframe, landlords may file for eviction (Tenn. Code § 66-28-505(a)(2)).
Lease violations: Correctable lease violations happen. In that case, the landlord may serve a Notice to Comply and give the tenant 14 days to fix the issue. However, for more serious violations, the landlord may issue a 3-Day Notice to Quit and move forward with eviction if the tenant does not leave (Tenn. Code § 66-28-505(b)).
Self-help evictions: Tennessee law prohibits self-help evictions. Always use the court eviction process instead.
Terminating a Tennessee Room Rental Agreement
Fixed-term: A fixed-term room rental agreement in Tennessee ends on the date stated in the lease.
Month-to-month: To end a month-to-month room rental, either the landlord or the tenant must give at least 30 days’ written notice before the next rent due date (Tenn. Code § 66-28-512(b)).
Tenant’s right to terminate: Tenants in Tennessee may terminate if the rental property owner fails to maintain the premises after receiving written notice and a reasonable chance to fix the issue. Tenants may also terminate as allowed by the lease or other applicable law.
Room abandonment: If your renter abandons the room without notice, landlords may apply the security deposit to unpaid rent or damages (Tenn. Code § 66-28-301(e)).
Landlord Access Laws
Advance notice: Landlords must obtain tenant consent before entering their rental unit for inspections, repairs, services, or showings. During the final 30 days of the lease, landlords may show the unit to prospective tenants if the lease agreement allows and they provide at least 24 hours’ notice (Tenn. Code § 66-28-403(e)(5)).
Immediate access: Landlords in Tennessee may enter their rental properties without consent only in a true emergency that requires immediate action (Tenn. Code § 66-28-403(b)).
Landlord harassment: Rental property owners cannot abuse their right of entry. Therefore, never use access to the room to harass, pressure, or disturb the tenant (Tenn. Code § 66-28-403(d)).
Lease Agreement Renewal and Termination
Required renewals: Tennessee law does not require landlords to renew a lease. Thus, leases end on the date stated in the agreement unless both parties agree to renew or extend the term.
Required notice: For standard, fixed-term leases, no notice is necessary. The lease simply expires upon its expiration date.
Month-to-month considerations: A Tennessee month-to-month lease agreement renews each month until one party gives proper notice. To terminate a month-to-month tenancy, either party must give at least 30 days’ written notice before the next rent due date (Tenn. Code § 66-28-512(b)).
Room Rental Agreement Tennessee FAQs
What to include in a Tennessee room rental agreement?
For a room rental agreement in Tennessee, be sure to include these details: the rent amount and due date, security deposit terms, lease length, house rules, shared-space use, utilities, maintenance duties, guest and pet policies, and move-out requirements.
How do I legally rent out a room?
To legally rent out a room in Tennessee, follow state and local codes. Then, create a written room rental agreement in Tennessee. Additionally, provide required disclosures, and respect tenant privacy and access rules under state law.
How to make a Tennessee room rental agreement?
Use a simple Tennessee room rental agreement template from a trusted landlord software. Choose a printable PDF you can fill out, customize with your rent terms, house rules, and disclosures, then have both parties sign and keep copies.
