Skip to content
DepositClaimNow

Tennessee security deposit law: deadline, deductions and penalties

Quick answer

Tennessee law sets no fixed number of days for a landlord to return a security deposit (Tenn. Code § 66-28-301). Under Tennessee law, the tenant can recover the amount wrongfully withheld, and the court may award costs or attorney's fees.

Checked against the statute on October 29, 2026.

Tennessee sets no fixed number of days for returning a security deposit

The deadline

Tennessee's statute doesn't set a fixed number of days to return a deposit. A landlord who owes a refund must send written notice of the amount; the tenant then has 60 days to respond.

Who this law covers

Tennessee's landlord-tenant act applies only in counties with more than 75,000 residents; elsewhere, the lease and general contract law govern the deposit.

What the landlord must send you

On request, a signed move-out listing of damage and estimated repair costs; a tenant who can't attend may ask for a mailed copy.

If the landlord misses the deadline

A landlord who neither kept the deposit in a separate account nor provided the damage listing forfeits the right to keep any part of it (Tenn. Code § 66-28-301(c)).

Penalty for wrongful withholding

Tennessee law sets no multiple penalty; a tenant may recover the amount wrongfully withheld on items disputed in writing (Tenn. Code § 66-28-301).

Read the law

Summary checked against the statute on October 29, 2026. Not legal advice; laws change, so confirm with the source before relying on it.

Free deposit check

Five quick answers. No sign-up. Takes about a minute.

Did the landlord send you a written, itemized list of deductions?

Tennessee security deposit FAQ

How long does a landlord have to return a security deposit in Tennessee?

Tennessee's statute doesn't set a fixed number of days to return a deposit. A landlord who owes a refund must send written notice of the amount; the tenant then has 60 days to respond.

Does Tennessee's security deposit law apply to every rental?

Tennessee's landlord-tenant act applies only in counties with more than 75,000 residents; elsewhere, the lease and general contract law govern the deposit.

What must a Tennessee landlord send when keeping part of the deposit?

On request, a signed move-out listing of damage and estimated repair costs; a tenant who can't attend may ask for a mailed copy.

What happens if a Tennessee landlord misses the deadline?

A landlord who neither kept the deposit in a separate account nor provided the damage listing forfeits the right to keep any part of it (Tenn. Code § 66-28-301(c)).

What is the penalty for wrongfully keeping a security deposit in Tennessee?

Tennessee law sets no multiple penalty; a tenant may recover the amount wrongfully withheld on items disputed in writing (Tenn. Code § 66-28-301).

How do I get my security deposit back in Tennessee?

Give your landlord a forwarding address in writing, keep records of the move-out inspection and any damage listing, then send a demand letter by certified mail that cites Tenn. Code § 66-28-301 and sets a payment date. If the landlord still doesn't pay, you can file in small claims court in the county where the rental is located.

Related guides

Other states