Tennessee Rental Utility Laws: Who Pays and What to Know

When renting a home or apartment in Tennessee, knowing who is responsible for paying utilities is a key part of understanding your rights and planning your monthly budget. This guide explains Tennessee's laws about utilities in rental housing, how landlord and tenant responsibilities are decided, and what steps renters should take to resolve billing or shut-off disputes.

Who Typically Pays Utilities in Tennessee?

In Tennessee, whether the landlord or the tenant pays for utilities like electricity, water, gas, and trash is usually determined by the lease agreement between you and your landlord. Tennessee law does not automatically require landlords to cover utility costs—unless specified in the lease or required for health and safety reasons.

• Lease Agreements: Most leases in Tennessee state who is responsible for each utility. If your lease is silent, ask your landlord and get any agreement in writing.
• Types of Utilities: Common utilities include electricity, water, gas, sewer, garbage, and sometimes internet or cable. The parties responsible can vary for each.
• Shared Utilities: In some multi-unit rentals, utilities may be divided among tenants (sometimes called "ratio utility billing") or included in rent. Ask how amounts are calculated and if you will see individual meter readings.

Tennessee Laws Governing Utilities in Rentals

Tennessee’s main rental housing law, the Tennessee Uniform Residential Landlord and Tenant Act (URLTA), applies in counties with a population over 75,000. Other areas mostly follow traditional contract rules and general state law.

• Essential Services: Under Tennessee law, landlords must ensure that rental units are fit for living and have working plumbing, heating, running water, and electricity if required under the lease.^[1]
• Failure to Provide Utilities: If the landlord’s actions (or failure to pay a bill they are responsible for) lead to a utility shutoff—for example, forgetting to pay the water bill—the renter may have remedies, including reducing rent, seeking alternate housing, or terminating the lease.^[2]

Even if the tenant is responsible for utilities, landlords cannot deliberately shut off or interrupt essential services to force out a tenant. This is considered "constructive eviction" and is prohibited by law.

When Are Official Forms Used?

There are no state-mandated forms specifically for utility disputes or payment changes. However, several forms or notices can help protect your rights when issues arise:

• Tennessee Notice to Pay or Quit: This written notice is used by landlords who believe the tenant is behind on rent or other payments—sometimes used when utility bills are unpaid and owed as "additional rent."
  Use this if your landlord says you owe utilities through the lease and demands payment. View example of official court forms.
• Repair & Deduct or Notice of Landlord Breach: If your landlord fails to provide essential services (like water or heat) that are their responsibility, tenants may notify the landlord in writing and request repairs per URLTA Section 66-28-501.
  This notice should describe the problem, request a fix, and state the tenant’s intended actions if repairs are not made.

What to Do if Utilities Are Shut Off

If your utilities are cut off because your landlord did not pay a bill they are responsible for—or if utilities are turned off to force you out—take these steps:

• Write a dated notice to your landlord describing the loss of service and requesting immediate restoration.
• Keep copies of all communications (texts, emails, letters).
• If the problem isn’t fixed quickly and threatens your health or safety, you may pursue remedies under the Tennessee Uniform Residential Landlord and Tenant Act.
• Contact local health or housing code enforcement if conditions are unsafe.
• Seek help from your county's civil General Sessions Court for urgent relief. Find your local court through the General Sessions Courts directory.

Most Tennessee rental disputes involving utilities are handled in the General Sessions Court for your county. Learn more about filing in the General Sessions Court. For larger counties under URLTA, your rights may be stronger and more streamlined by law.

Understanding Lease Clauses About Utilities

Always review your lease for the section on utilities:

• Check each utility: Who pays, how bills are calculated, and due dates.
• For shared meters: Is there a clear method for splitting costs?
• If utilities are included in rent, what happens if rates rise?

Ask for clarification or written amendments if something is unclear. If your landlord tries to change utility terms before the lease ends, you may have the right to refuse or negotiate.

FAQ: Renters' Questions About Utilities in Tennessee Rentals

1. Can a landlord shut off my utilities to make me move out?
   No. Shutting off essential utilities to force a tenant out is illegal in Tennessee and may be considered an unlawful eviction.
2. Is my landlord required to include utilities in the rent?
   No. Tennessee law does not require landlords to provide or include utilities, unless the lease states they must or health/safety is jeopardized without them.
3. What if I pay utilities but the landlord controls the bills?
   If you pay utilities to your landlord instead of directly to the provider, ask for written verification and copies of utility bills. If there's a dispute, send a written request and keep records.
4. What happens if my lease is silent on utilities?
   The party responsible is usually determined by custom or negotiation, but it is best to reach a written agreement with your landlord to avoid confusion.
5. Where can I file a complaint about utility issues in my rental?
   Contact your county's General Sessions Court or your city’s local housing/code enforcement office.

Summary: Key Points About Utilities in Tennessee Rentals

• Responsibility for utilities is set by your lease. Always ask and get terms in writing.
• Landlords cannot legally cut off your utilities as a way to force you out.
• If utilities are disrupted due to your landlord’s failure to pay, you have remedies under Tennessee law.

Understanding utility responsibilities gives you peace of mind and the ability to take action if problems arise.

Need Help? Resources for Renters

• Tennessee General Sessions Courts – For filing rental disputes, including utilities
• Tennessee Department of Commerce & Insurance – Tenant Resources
• Read the Tennessee Uniform Residential Landlord and Tenant Act (URLTA)
• Tennessee Consumer Affairs – General consumer complaints, including rental issues

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1. Tennessee Uniform Residential Landlord and Tenant Act (URLTA), full text of statute
2. Tennessee Code Annotated § 66-28-501. Noncompliance by landlord—Essential services

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