Tennessee security deposit law starts with coverage
Tennessee is not a simple statewide deposit-deadline state. The main residential deposit process sits inside Tennessee URLTA, and URLTA does not apply everywhere.
The basics
URLTA stands for the Uniform Residential Landlord and Tenant Act. In Tennessee, the main covered residential security-deposit rule is Tenn. Code Ann. section 66-28-301.
Before relying on that rule, check coverage. Tenn. Code Ann. section 66-28-102 says the chapter applies only in counties with more than 75,000 people according to the 2010 federal census.
In Tennessee, the first leverage point is knowing whether the covered URLTA process applies. If it does, the dispute is not just about whether the landlord kept money. It is also about the account record, inspection, damage list, written disagreement, refund notice, address proof, and written notice before escalation.
Practical covered-county list
This is a practical list derived from the statutory population threshold and the public 2010 Tennessee county population table. It is not a separate official statewide URLTA registry. Verify locally if the answer matters to your case.
Anderson, Blount, Bradley, Davidson, Hamilton, Knox, Madison, Maury, Montgomery, Rutherford, Sevier, Shelby, Sullivan, Sumner, Washington, Williamson, and Wilson.
If the rental is in a covered county
The deposit rule is process-based. The landlord's handling of the account, inspection, damage list, refund notice, and address can matter.
- The deposit must be kept in a separate account used for deposits.
- The tenant must be told the account location when the lease is signed and the deposit is submitted.
- The inspection and damage-list process matters if the landlord claims damage.
- If the tenant disputes listed damage, the disagreement should be specific and in writing.
- If a refund is due, the landlord's refund notice and the tenant's response can matter.
If the rental is not in a covered county
Do not assume section 66-28-301 controls the dispute in the same way. That does not mean the renter has no rights. It means the legal framework is less clean, and the lease, other Tennessee law, local practice, and the facts may matter more.
Deductions and wear
For covered rentals, deductions should be tied to the deposit process and the damage-list record. The strongest dispute focuses on what the landlord listed, what proof supports it, what you specifically disputed, and whether the charge is for actual damage rather than ordinary use.
Why the deadline is different
Tennessee's covered deposit rule does not read like a simple universal countdown. It includes refund-notice language and a 60-day response window after a refund notification is sent. That 60-day branch is real, but it is not a universal "deposit due in 60 days" slogan.
Written notice before remedies
Tenn. Code Ann. section 66-28-501 includes a 14-day written-notice issue for certain landlord-noncompliance remedies. If you are moving toward court-focused escalation, written notice and delivery proof matter.
Do not treat that as a guaranteed remedy. Treat it as a record-building step before court-focused escalation.
Sources used for this guide
Source reviewed: April 2026.
How this fits together
Use the system if you want the Tennessee coverage, process records, written demand, and final notice organized by stage.
Get the Deposit Recovery SystemImportant: This page provides general educational information and is not legal advice.