Where Tennessee's deposit rules apply
Section 66-28-301 is part of Tennessee's Uniform Residential Landlord and Tenant Act. That Act applies only in counties above the population threshold set in T.C.A. § 66-28-102, so a rental in a smaller county may not be covered. Check your county before relying on the rules below.
Separate account and account location
A landlord who requires a deposit before you move in must put it in an account used only for that purpose, at a bank or lending institution regulated by the state or a federal agency (§ 66-28-301(a)). When you sign the lease and pay the deposit, the landlord must tell you where the account is, but does not have to give you the account number (§ 66-28-301(h)). The landlord does not owe you interest.
The move-out inspection and your signature
When the landlord asks you to vacate, or within five days after receiving your written notice that you are leaving, it may tell you of your right to be present at the inspection. The inspection happens on the day you completely vacate or within four calendar days afterward. At a mutual inspection, you and the landlord compile and sign a listing of damage with the estimated cost of repair. Your signatures make the listing conclusive. If you disagree, state in writing exactly which items you dissent from.
No fixed deadline, but a 60-day response window
Tennessee does not set a number of days for the refund. If you leave owing no rent and are due a refund, the landlord must send notice of the amount to your last known or reasonably determinable address. If the landlord hears nothing from you within 60 days of sending it, it may keep the deposit (§ 66-28-301(f)). If you leave owing rent, the landlord may apply the deposit to that debt (§ 66-28-301(e)). The landlord can still charge for damage found after the inspection, but only if it was discovered within 30 days after you vacated or within 7 days after a new tenant moved in, whichever comes first (§ 66-28-301(g)).
The forfeiture rule
Under § 66-28-301(c), a landlord may not keep any portion of the deposit if it did not put the deposit in the required account and did not provide a listing of damages. There is no statutory multiplier. This is why our calculator shows "No fixed deadline."
Steps to recover a Tennessee deposit
- Confirm your county is covered by the URLTA.
- Give written notice that you are leaving, and ask to attend the inspection.
- Attend, then sign the listing or dissent in writing item by item.
- Keep your forwarding address current and answer the landlord's refund notice quickly.
- If that fails, file a claim in small claims court.
Neighboring states
Kentucky uses nearly the same account-and-listing model. Georgia adds a two-month cap and treble damages, and North Carolina sets a firm 30-day deadline.
Frequently asked questions
Is there a limit on security deposits in Tennessee?
No. T.C.A. § 66-28-301 sets no maximum amount.
How long does a Tennessee landlord have to return a deposit?
There is no fixed number of days. The landlord must notify you of the refund due, and may keep the deposit if you do not respond within 60 days of that notice.
Can I attend the move-out inspection in Tennessee?
Yes, if the landlord gives notice of that right and you schedule it. It takes place on move-out day or within 4 calendar days. If you miss a scheduled inspection, you can lose the right to contest the damages, if the lease says so.
When does a Tennessee landlord lose the deposit?
When it neither kept the deposit in the required separate account nor provided a listing of damages (§ 66-28-301(c)).
Sources
Last reviewed Oct 17, 2026. Read how we verify. Found an error? Tell us.