Tennessee Landlord Repair Duties: Renter Rights Explained

Every Tennessee renter deserves a safe and livable home, but what happens when maintenance needs arise? Knowing your landlord's repair responsibilities under Tennessee law gives you confidence when issues like leaky roofs, broken heating, or plumbing problems disrupt your everyday life. This article breaks down your rights, explains the repairs landlords must handle, and details the steps you can take if your rental is in need of attention.

What Repairs Is My Landlord Legally Responsible For?

Tennessee landlords must maintain rental properties so they are safe, sanitary, and fit to live in. The main law that outlines these duties is the Tennessee Uniform Residential Landlord and Tenant Act (URLTA), which applies to counties with a population of more than 75,000.

• Keep the property in good and safe repair
• Comply with all health and safety codes affecting housing
• Keep common areas clean and safe
• Maintain plumbing, heating, air conditioning (if provided), and electrical systems in working order
• Supply running water and reasonable amounts of hot water and heat (unless agreed in writing otherwise)

If you live outside a county covered by the URLTA, your rights may differ. However, all landlords in Tennessee have some basic responsibilities to maintain habitable living spaces.

What Is the Tennessee Uniform Residential Landlord and Tenant Act?

The URLTA sets clear rules that landlords in most urban and suburban areas must follow. Notably, the Act covers the landlord's duty to repair and respond to maintenance requests, helping protect tenants from unsafe or unhealthy living conditions.

Your Role as a Renter

As a renter, you have some responsibilities, too. These include:

• Keeping your unit clean and safe
• Not deliberately or negligently damaging the property
• Notifying your landlord in writing when repairs are needed

Being proactive and clear in communication with your landlord helps resolve many maintenance issues quickly.

How to Request Repairs in Tennessee

Reporting maintenance problems in writing is the best way to protect your rights. Tennessee law allows tenants to deliver either a letter or email notice. Be specific about what needs fixing and keep a copy for your records.

Here’s a step-by-step process:

• Write a dated repair request describing the problem
• Deliver it (by hand, mail, or email if permitted) to your landlord or property manager
• Keep copies of the notice and any correspondence
• If the landlord does not address the repairs within a reasonable time (usually 14 days for non-emergencies), you may have additional remedies under the law

Official Forms and Where to Find Them

• Notice of Noncompliance (Repair Request) – While Tennessee does not require a standardized form, tenants can write a "Notice of Noncompliance" explaining needed repairs and deliver it to the landlord. There is a sample template and guidance available from the Tennessee Department of Commerce & Insurance—Landlord-Tenant Resources.
• Complaint to Local Codes Department – If conditions threaten health or safety, tenants may file a complaint with the city or county codes department. Check your local government website for specific forms. For example, Metro Nashville Codes Department provides an online complaint form for housing violations.

For renters in counties covered by the URLTA, always reference official guidance when completing forms or sending notices.

What Happens If Repairs Aren’t Made?

If your landlord does not respond to your written request within 14 days (or sooner in emergencies), you have additional options. Under the URLTA, you may be able to:

• End your lease and move out if the issue seriously affects health, safety, or habitability (see Section 66-28-501)
• Arrange for repairs and deduct the cost from rent (for minor repairs only and with certain conditions)
• File a complaint with your local housing or codes department

Who Handles Disputes or Complaints in Tennessee?

Disputes between tenants and landlords regarding repairs are typically handled by the Tennessee General Sessions Court in your county. Contact your county court clerk for more information on filing a complaint.

Taking timely action is key—report problems in writing, keep detailed records, and know when you can turn to your local codes department or the courts if issues go unresolved.

Frequently Asked Questions

1. How long does a Tennessee landlord have to make repairs? Landlords typically have up to 14 days after written notice to fix standard repair issues. Emergencies may require faster response.
2. Can I withhold rent until repairs are made? Tennessee law does not allow tenants to withhold rent, but certain remedies—like ending the lease or repairing and deducting—may be allowed with proper notice.
3. What should I do for urgent repairs (like no heat or plumbing failure)? Give immediate written notice to your landlord. If not fixed quickly, you may contact local codes enforcement for emergency intervention.
4. Are all landlords in Tennessee covered by the same repair rules? Most urban and suburban landlords (in counties over 75,000 population) must follow the URLTA. Landlords in other counties have different, but still important, obligations.
5. Where can I find official landlord-tenant forms and help? The Tennessee Department of Commerce & Insurance provides some resources and directs renters to local offices and courts for forms.

Need Help? Resources for Renters

• Tennessee Department of Commerce & Insurance—Landlord-Tenant Resources: Official guides, FAQs, and complaint contacts
• Tennessee General Sessions Courts: Handles rental disputes and complaints
• Metro Nashville Codes Department: Report housing safety violations (within Nashville/Davidson County)
• Contact your local city or county codes enforcement office for repairs affecting health or safety

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1. Tennessee Uniform Residential Landlord and Tenant Act (URLTA)
2. Tennessee Department of Commerce & Insurance—Landlord-Tenant Resources
3. Tennessee General Sessions Court
4. Metro Nashville Codes Department—Property Violations

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