Rent Increases After Disability Upgrades in Tennessee

If you’re renting in Tennessee and need accessibility upgrades—like ramps or grab bars—you might wonder: can your landlord raise your rent because of these improvements? Understanding your rights under Tennessee law is crucial, especially when it comes to navigating modifications for a disability and potential rent changes.

Accessibility Modifications: Your Rights as a Tenant

Under both federal and Tennessee state law, landlords must allow “reasonable modifications” for tenants with disabilities. These modifications—such as installing ramps or widening doorways—make your home more accessible, but they also raise questions about costs and rent changes.

Can Landlords Raise Rent for Accessibility Upgrades?

Generally, landlords cannot increase your rent solely due to your disability or because you requested a reasonable modification. The federal Fair Housing Act protects you from discrimination, and so does the Tennessee Uniform Residential Landlord and Tenant Act (T.C.A. § 66-28-101 et seq.) if you live in a qualifying area.^[1]

• Your landlord may only raise rent if notice and state rules for rent increases are followed (not because of disability modifications).
• If you pay for the upgrade, the landlord cannot raise rent because you improved accessibility.
• If the landlord chooses to upgrade at their own expense (outside of your specific request), a rent increase may be possible—but proper legal notice is still required.

Who Pays for Accessibility Changes?

Most often, tenants pay for disability upgrades but may need to return the property to its original condition when moving out (unless the next renter agrees to keep the changes).

• Written Permission: You usually need to request modifications in writing. Landlords cannot refuse reasonable modifications.
• Restoration: Landlords may require you to restore the unit (e.g., remove a ramp) when you leave, but must allow the modification while you live there.

Notice Requirements for Rent Increases in Tennessee

Landlords must provide proper written notice before increasing rent for any reason:

• For month-to-month leases, 30 days written notice is required.^[2]
• For fixed-term leases, rent generally cannot be changed until renewal unless specified in your lease agreement.

If you receive a notice of rent increase after requesting or completing an accessibility modification, review both your local lease terms and Tennessee state law.

Official Forms: Accommodation Requests and Complaints

Requesting a Disability Accommodation

• Form: Reasonable Accommodation/Modification Request (no official state form number)
• When to use: When you need to ask your landlord for permission to make a disability-related modification or request another accommodation.
• How it works: Write a simple letter or use the sample request tips from HUD. Include details of your request, why it is needed, and, if relevant, who will pay and restore the unit after you leave.
• Official HUD guidance and sample text can be found here: HUD Reasonable Modification Guidelines.

Filing a Discrimination Complaint

• Form: Tennessee Human Rights Commission Housing Discrimination Complaint
• When to use: If your landlord denies your request for a disability modification or illegally raises your rent due to your disability.
• How it works: Fill out the housing discrimination complaint form through the Tennessee Human Rights Commission (THRC). You may submit it online, by mail, or in person—with details about what happened, dates, and any supporting documents.

Where Are Rental Disputes Handled?

In Tennessee, the Tennessee Human Rights Commission (THRC) investigates housing discrimination claims. Lease violations or eviction actions typically proceed through your county’s General Sessions Court.

What Does the Law Say? Legislation to Know

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

These laws protect your right to reasonable modifications and protect against rent discrimination.

Frequently Asked Questions

1. Can my landlord raise the rent if I install a wheelchair ramp?
   No, landlords cannot legally increase your rent simply because you installed a ramp as a reasonable accessibility modification.
2. Who pays for accessibility improvements in rental housing?
   Tenants usually pay, but landlords must allow reasonable modifications for disabilities.
3. What if my landlord refuses to allow an accessibility modification?
   You can file a complaint with the Tennessee Human Rights Commission or with HUD for possible housing discrimination.
4. How much notice must my landlord give for a rent increase?
   Landlords must provide at least 30 days written notice for month-to-month leases in Tennessee.
5. What if my new rent seems retaliatory after I requested a modification?
   Keep all correspondence and consult with advocacy organizations or THRC to discuss your situation and possible next steps.

Key Takeaways for Tennessee Renters

• It is illegal for landlords to raise rent solely because you requested or made a disability accessibility upgrade.
• Requests for modifications should be made in writing; know your rights and keep records.
• For complaints, contact the Tennessee Human Rights Commission right away.

Understanding the law protects your right to enjoy safe, accessible housing without unfair rent increases.

Need Help? Resources for Renters

• Tennessee Human Rights Commission (THRC) – Handles discrimination complaints and can offer guidance: (800) 251-3589
• Tennessee Legal Aid – Free or low-cost legal services for tenants facing housing or discrimination issues
• HUD Fair Housing Office – Federal housing discrimination resources
• Tennessee Courts Locator – For filing cases or finding your local General Sessions Court

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1. Tennessee Uniform Residential Landlord and Tenant Act (T.C.A. § 66-28-101 et seq.)
2. See the Tennessee Tenant Rights Guide: Page 2 (Rent Increases)

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