Landlord Repair Deadlines and Renter Rights in Tennessee

If you’re renting in Tennessee and dealing with a broken heater, leaking faucet, or faulty locks, knowing your rights can make a big difference. Tennessee law sets guidelines for how quickly a landlord must address repair and maintenance requests. This article explains those timelines, the steps to take if your landlord isn’t acting, and where to get official help—all in simple language.

Landlord Responsibilities for Repairs and Maintenance

Tennessee’s landlord-tenant law requires landlords to keep rental homes “fit and habitable.” This means:

• Maintaining basic utilities—heat, water, electricity
• Fixing leaks, plumbing, and appliances supplied by the landlord
• Ensuring safety (like working locks and smoke detectors)
• Complying with Tennessee Uniform Residential Landlord and Tenant Act requirements

These rules mostly apply in counties with a population over 75,000. For smaller counties, see your county codes or consult the Tennessee Department of Commerce & Insurance – Landlord and Tenant Resources.

How Long Does a Landlord Have to Fix Repairs in Tennessee?

The law does not name a specific number of days for every repair, but it does require that landlords act “promptly” and “within a reasonable time” after being notified in writing. What’s reasonable depends on the severity of the problem:

• Urgent issues (e.g., no heat in winter, water not working): usually expected to be fixed within 3 days.
• Less urgent issues (e.g., minor leaks): often expected within 14 days.

You must give your landlord written notice of the problem, then allow a reasonable repair window.

What Counts as "Reasonable Time"?

State law leaves room for interpretation, but life-safety or essential services should be restored as quickly as possible. If you’re unsure, check guidance from the Tennessee Courts Landlord/Tenant Self-Help Center.

Your Step-by-Step Renter Action Guide

Tennessee renters need to follow certain steps to protect their rights if maintenance isn’t getting fixed:

• 1. Notify the landlord in writing: Describe the issue and date your letter. Email and keep a copy for your records.
• 2. Wait for the reasonable repair period: For serious repairs, three days may be enough. For less urgent, 14 days is standard.
• 3. If there’s no action, consider your legal options: You may be able to terminate your lease, withhold rent, or seek repairs through court—only if you follow all notice requirements.

Key Official Forms for Tenants

• Notice to Landlord to Make Repairs (No Official State Form Number): Draft a written request describing the repair needed. This serves as your official notice initiating the legal timeline.
  Example: If your heater breaks in January, write: “Heater is not working since Jan 3rd. Please repair within 3 days.”
  Find sample templates and more at the Tennessee Courts Landlord/Tenant Self-Help Center.
• Notice of Tenant’s Intent to Terminate Lease (No Official State Form Number): If repairs aren’t made within the required time, you may end your lease after written notice. Template letters are offered by the Tennessee Department of Commerce & Insurance.
• Court Petition (Detainer Warrant): For unresolved issues, renters may file in General Sessions Court. Forms and instructions can be found at the Tennessee State Courts website.

What Tribunal Handles Tenancy Disputes?

In Tennessee, disputes about repairs go before your local General Sessions Court. This court decides landlord-tenant cases, including non-repair issues. Learn how to file or what to expect on their official self-help page.

Relevant Legislation

• Tennessee Uniform Residential Landlord and Tenant Act (T.C.A. §§ 66-28-101 et seq.)

FAQ: Maintenance and Repair Timelines

1. How soon must my landlord fix heat or plumbing in Tennessee?
   Essential repairs like heat or plumbing must be fixed promptly, typically within three days after written notice for urgent issues.
2. Can I withhold rent if repairs aren’t made?
   Only after written notice and a waiting period may you have certain options. Never withhold rent before seeking legal advice or checking Tennessee law.
3. What if my landlord ignores my repair request?
   If there’s no response within a reasonable period, you may be able to end your lease or file in General Sessions Court.
4. Does this law apply in all Tennessee counties?
   The main act applies in counties over 75,000 people—others may have different rules. Always check your local laws.
5. Do I need an official form for repair requests?
   No state form is required, but your repair notice must be in writing and kept for your records.

Key Takeaways for Tennessee Renters

• Landlords must keep rentals habitable and make repairs within a reasonable time after written notice
• Urgent fixes should be completed in about three days; less serious problems may take up to 14 days
• Use official resources and courts if repairs are not handled

Need Help? Resources for Renters

• Tennessee Courts Landlord/Tenant Self-Help Center – guides and forms for renters
• Tennessee Department of Commerce & Insurance – Renters and Landlord Resources
• General Sessions Court Directory – file rental disputes
• Local legal aid (find locations at Tennessee Justice Center)

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1. Tennessee Uniform Residential Landlord and Tenant Act, Tenn. Code Ann. §§ 66-28-101 et seq. – official PDF
2. Tennessee Courts Landlord/Tenant Self-Help – official site
3. Tennessee Department of Commerce & Insurance – tenant/landlord resources

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