Tennessee Security Deposit Deadline

Learn why Tennessee security deposit timing is process-based, what the 60-day response window means, and what records matter.

Tennessee does not have a clean statewide "landlord has 30 days" or "landlord has 60 days" security deposit rule.

The better question is: does the Tennessee URLTA deposit process apply to this rental, and did the landlord follow it?

The first timing question

URLTA stands for the Uniform Residential Landlord and Tenant Act. Tennessee's main covered residential deposit procedure is part of that framework.

But Tennessee URLTA is not statewide universal. Under Tenn. Code Ann. section 66-28-102, Chapter 28 applies only in counties with more than 75,000 people according to the 2010 federal census.

If the rental is outside covered-county URLTA coverage, do not assume the full section 66-28-301 procedure controls the dispute in the same way.

The practical first step is simple: identify the county where the rental is located before making a deadline argument.

What the covered process looks at

For covered rentals, timing is only one part of the picture. The facts often include:

where the deposit was held
whether the account location was disclosed
whether an inspection happened or should have happened
whether the landlord prepared a damage list
whether the tenant specifically disagreed with listed damage
whether the landlord sent a refund notice
whether the tenant responded to that notice

These are leverage facts. A renter with the account disclosure, inspection record, damage list, written disagreement, refund-notice envelope, address proof, and demand letters is in a stronger position than a renter arguing only about a calendar date.

The 60-day issue

Tennessee's covered deposit rule includes a refund-notice branch. If the tenant leaves not owing rent and a refund is due, the landlord sends notification to the tenant's last known or reasonably determinable address stating the refund amount. If the tenant does not respond within 60 days after that notification is sent, the landlord may be able to remove the deposit from the account and retain it free from claim.

That is not the same as saying every Tennessee landlord simply has 60 days to return every deposit.

What to do next

If your deposit is missing or deductions are unclear:

confirm the county where the rental is located
save your lease and deposit proof
document move-out, keys, possession, and address
keep inspection notices, damage lists, refund notices, and envelopes
send a clear written demand

If you are moving toward court-focused escalation, keep the 14-day written-notice issue in Tenn. Code Ann. section 66-28-501 in mind.

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Sources used for this guide

Source reviewed: April 2026.

Important

This page provides general educational information and is not legal advice.