Tennessee Security Deposit Return Deadline
- Penalty for missing it
- no statutory multiplier (No multiplier in the statute — the remedy is the amount wrongfully withheld. (A Memphis landlord-tenant firm notes courts have awarded double in practice, but that is not in the statute text.))
- The law
- Tenn. Code Ann. §66-28-301
The rule
30 days after the tenant vacates or abandons the premises (or 7 days after a new tenant takes possession, if earlier). Landlord must send an itemized list of deductions (§66-28-301(g)).
- Applies only in URLTA counties (pop. 68,000+: Davidson, Shelby, Knox, Hamilton, Rutherford, Williamson, Montgomery, etc.). Outside those counties, common law applies.
- Deposits must be held in a separate bank account; written receipt required.
- Tenant forfeits the right to contest deductions if they skip the move-out inspection after being notified.
What happens if your landlord misses the deadline
In Tennessee, a missed deadline seriously weakens your landlord's position. Depending on the circumstances, they may forfeit the right to deduct anything at all, owe you the penalty above, or both. The exact consequence depends on Tenn. Code Ann. §66-28-301 and whether they provided the required itemized statement. Don't assume the money is gone — a missed deadline is often the strongest fact pattern for getting it back.
Your next steps in Tennessee
- Confirm the clock ran. Make sure you provided a forwarding address in writing, and that the full deadline has passed.
- Send a demand letter citing Tenn. Code Ann. §66-28-301 and the no statutory multiplier penalty. Most landlords pay at this stage.
- If they ignore it, file in small claims. See our walkthrough for the process.
Tennessee deposit questions
How long does my Tennessee landlord have to return my deposit?
30 days after the tenant vacates or abandons the premises (or 7 days after a new tenant takes possession, if earlier). Landlord must send an itemized list of deductions (§66-28-301(g)).
What if my landlord never sends an itemized list of deductions?
In most states — including Tennessee — failing to provide the required itemized statement within the deadline forfeits the landlord's right to withhold anything. Check Tenn. Code Ann. §66-28-301 for the exact rule.
Can I get more than my deposit back in Tennessee?
Tennessee law allows no statutory multiplier for No multiplier in the statute — the remedy is the amount wrongfully withheld. (A Memphis landlord-tenant firm notes courts have awarded double in practice, but that is not in the statute text.). See our penalties guide for how judges apply this.
Source: https://publications.tnsosfiles.com/acts/107/pub/pc0272.pdf · Verified 2026-10-09