Tennessee Rules on Shutting Off Electricity for Unpaid Rent

If you're renting a home or apartment in Tennessee, facing issues like late rent or unpaid bills can be stressful. Many renters worry about their landlord shutting off essential utilities like electricity if they're behind on payments. This article explains when a landlord can legally shut off your electricity for non-payment in Tennessee, what rights and protections you have, and what steps you can take if this happens.

Can a Landlord Legally Shut Off Electricity in Tennessee?

In Tennessee, landlords are generally not allowed to shut off electricity or other essential utilities as a way to force payment or remove a tenant. This action is known as a "constructive eviction" and is usually prohibited under the Tennessee Uniform Residential Landlord and Tenant Act (URLTA).^[1]

If your electricity is included in your rent and controlled by the landlord, they cannot shut it off to make you leave, even if you owe rent. Instead, landlords must follow the formal eviction process through the courts.

When Can Electricity Be Shut Off?

• If you control and pay your own utility bills (through a direct account), a utility company may disconnect service for non-payment, but your landlord usually cannot do so.
• If your landlord controls the electricity (it’s in their name), they cannot legally shut off your power for late rent or other reasons. The only exception is temporary shut-off for legitimate emergency repairs.

Your Rights as a Renter in Tennessee

• You have the right to essential services, including electricity, water, and heat.
• Your landlord cannot use utility shut-offs to evict you or as punishment for non-payment.
• If the landlord wrongfully disconnects your utilities, you can file a complaint and may be entitled to damages or early lease termination.

The main law covering this is the Tennessee Uniform Residential Landlord and Tenant Act (found in Tennessee Code Annotated Title 66, Chapter 28).^[2]

Steps If Your Electricity Is Wrongfully Shut Off

1. Contact your landlord in writing and ask for service to be restored immediately.
2. If they refuse, gather rent receipts, utility bills, and any communication as evidence.
3. Submit a complaint to your local city or county housing code office or Code Enforcement.
4. You can also consider filing a claim at your local General Sessions Court (handles landlord-tenant cases in Tennessee).

Relevant Tennessee Official Forms

• Notice of Breach of Lease (Nonpayment) – No standard statewide form; landlords must provide written notice, usually giving 14 days to cure or vacate. Renters should keep copies of any notices received.
• Complaint Form: General Sessions Civil Warrant – Used to file a civil claim against a landlord for wrongful utility shut-off. This form can be obtained directly from your local General Sessions Court clerk's office, as requirements can vary by county.

Example: If your electricity was wrongfully disconnected and the landlord won’t restore service, you can file a civil claim (called a Warrant) at General Sessions Court and attach documentation of the violation.

What Can Happen to Landlords Who Illegally Shut Off Utilities?

According to Tennessee Code Annotated § 66-28-521, if a landlord unlawfully disconnects utilities, a tenant may:

• Recover actual damages and reasonable attorney’s fees
• Obtain a court order to have utilities turned back on
• Possibly terminate their lease without penalty

FAQ: Renters’ Rights to Utilities in Tennessee

1. Can my landlord turn off my electricity if I’m late on rent?
   No. In Tennessee, landlords cannot legally cut off electricity to force payment or eviction. They must use the formal court-ordered eviction process.
2. Who do I contact if my landlord has shut off my power?
   Start with your local housing code office or code enforcement. You can also file a claim in General Sessions Court.
3. If I pay the electric bill directly, can the company shut it off?
   Yes, the utility company may disconnect your service for non-payment, but your landlord cannot.
4. What if the landlord says the shut-off is for repairs?
   Temporary shut-offs for emergency repairs are allowed, but any shut-off for non-payment is illegal.

Conclusion: Key Takeaways for Tennessee Renters

• Landlords generally cannot legally shut off electricity as a way to collect rent or evict tenants.
• You have the right to essential services and legal protections if utilities are wrongfully disconnected.
• If facing a shut-off, use official channels—like your local housing office or General Sessions Court—for help.

Understanding your rights under Tennessee’s landlord-tenant law can help you protect yourself in challenging situations with your landlord.

Need Help? Resources for Renters

• Tennessee Department of Commerce & Insurance – Tenant Information
• Tennessee General Sessions Court Directory (official tribunal for tenancy cases)
• Tennessee Uniform Residential Landlord and Tenant Act (Tennessee Code Annotated Title 66, Chapter 28)
• Local housing code office, city hall, or code enforcement office (find via city/county website)

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1. Tennessee Uniform Residential Landlord and Tenant Act, Rule 1260-02
2. Tennessee Code Annotated Title 66, Chapter 28: Uniform Residential Landlord and Tenant Act

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