Tennessee Emergency Repairs: When Renters Can Call a Professional

If you're a renter in Tennessee and suddenly face an emergency repair—like a burst pipe or no heat in winter—it's important to know your rights and the steps you must take. Tennessee law gives both landlords and tenants specific responsibilities when it comes to urgent maintenance, but the process can feel confusing, especially if your landlord is slow to act or unreachable. This guide explains when you can take repair action yourself, what counts as an emergency, and how to recover costs, all based on official state rules for 2024.

Understanding Emergency Repairs in Tennessee

In Tennessee, landlords have a legal duty to keep rentals safe and livable. This is established under the Uniform Residential Landlord and Tenant Act (URLTA) and applies to most urban areas in the state¹. Emergencies typically include issues that make your home unsafe or uninhabitable, such as:

• Burst pipes or major water leaks
• No heat during winter
• Loss of essential utilities (water, electricity, gas) not caused by you
• Serious roof leaks or structural hazards
• Sewage backups

Routine problems, like a dripping faucet, are not considered emergencies. Immediate action is required only when there's a significant risk to your health, safety, or the property.

Landlord Response: Your First Step

By law, you must first notify your landlord of the repair need, preferably in writing. Tennessee law does not specify an exact method, but a written, dated notice (by email, letter, or the landlord's online portal) is strongly recommended. Keep a copy for your records.

Tip: If the matter is urgent, also try to contact your landlord by phone or text for quicker response. Follow up with written notice for documentation.

How Long Must You Wait?

For emergencies, the law expects prompt action. If your safety or property is at risk and you can't reach your landlord, or they fail to respond reasonably quickly, you have additional rights. For non-emergency repairs, Tennessee law allows landlords 14 days after your notice to fix the problem, but emergencies should be addressed much faster².

When Can You Call a Professional Yourself?

If you have a true emergency and your landlord does not respond after you have notified them and allowed a reasonable time for action, you may be allowed to arrange for the repair yourself. Examples include calling a licensed plumber for a major water leak that risks property damage or endangers health.

• Document your attempts to contact the landlord (keep emails, texts, and call logs).
• Gather evidence of the emergency (photos, videos, repair receipts).
• Hire only licensed professionals for work like plumbing, electrical, or HVAC repairs.

You may have the right to deduct the reasonable cost from your rent, but only if you've followed these steps exactly. The repair cost must be comparable to normal market rates for the work needed.

Using Official Forms

Tennessee does not have a specific state-wide emergency repair form, but you should provide a Written Notice of Repair. This is not an official numbered form, but it's a simple letter or email describing:

• The nature of the emergency
• When you discovered it
• Attempts to notify the landlord
• Your intent to have the repair completed if not fixed immediately

In some cities, there may be local forms or complaint options with the city housing department. For example, if you live in Nashville/Davidson County, visit the Nashville Codes Department for local complaint forms.

Who Handles Landlord-Tenant Disputes in Tennessee?

If your landlord refuses to reimburse you or tries to evict you for acting, you can contact your local court or the Tennessee State Courts. There is no single "housing tribunal" in Tennessee; usually, cases go to General Sessions Court in your county.

For more guidance, read the official Uniform Residential Landlord and Tenant Act (see especially Sections 66-28-301 and 66-28-501).

Steps to Take for Emergency Repairs

• Contact your landlord as soon as possible about the issue.
• Wait a reasonable (but brief) time for action in an emergency, unless delay is dangerous.
• If you must, arrange for a licensed repair professional and document everything.
• Keep receipts and give your landlord written notice if you plan to deduct repair costs from rent.

Taking these steps protects your rights and helps you recover your money.

Frequently Asked Questions

1. What counts as an emergency repair in Tennessee rentals?
   A situation that endangers your health or safety, or causes serious property damage, such as no heat in winter, burst pipes, or total loss of electricity (not due to your own actions).
2. Can I always just call a repair service and deduct the cost?
   No. You must first notify your landlord and give them a reasonable opportunity to fix the problem unless the emergency poses immediate danger and the landlord cannot be reached promptly.
3. How do I prove I tried to contact the landlord?
   Save all written notices, emails, call logs, texts, and photographs of the damage or urgent need for repair.
4. Is there a Tennessee emergency repair form?
   There is no specific state-wide form. A written letter or email stating the emergency and your request for repairs is sufficient.
5. What if my landlord tries to evict me for "taking matters into my own hands"?
   You have the right to defend yourself in Tennessee courts, especially if you've followed the law and documented all steps. Seek legal assistance if this happens.

Need Help? Resources for Renters

• Tennessee Department of Commerce & Insurance: Tenant Information
• Tennessee State Courts Directory
• Uniform Residential Landlord and Tenant Act (Full Text)
• Nashville Codes Department: Property Standards (Local complaints)
• Legal Aid of Tennessee: Housing Resources

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1. Uniform Residential Landlord and Tenant Act (URLTA), Tennessee Code Annotated Title 66, Chapter 28. See official legislation
2. Tennessee Code 66-28-501: Landlord’s obligation to repair, maintenance timeframes. Full text

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