Tennessee · Repairs · Updated Oct 2026

Tennessee tenant repair rights

What a landlord in Tennessee must keep in repair, how to ask for repairs, whether you can repair and deduct or withhold rent, and the protection against retaliation.

Short answer

In counties covered by the Act, the landlord must follow building and housing codes that affect health and safety, make all repairs needed to keep the home fit and habitable, keep common areas clean and safe, and provide garbage containers in buildings with 4 or more units.

Repair and deduct
Only in limited cases
Withholding rent
Not allowed
Notice before entry
No statute

Repairs in Tennessee

The landlord's duty
In counties covered by the Act, the landlord must follow building and housing codes that affect health and safety, make all repairs needed to keep the home fit and habitable, keep common areas clean and safe, and provide garbage containers in buildings with 4 or more units. Tenn. Code Ann. § 66-28-304. Other counties have no state repair statute; local building codes and your lease apply.
How to ask for repairs
Give the landlord written notice describing the problem and keep a copy. For other violations of the lease or the Act, after 14 days' written notice you can sue for damages, a court order and attorney's fees (§ 66-28-501). Since January 1, 2025, leases signed or renewed must give you in writing a phone number or e-mail for maintenance, or an online portal (§ 66-28-302).
Repair and deduct
Only for essential services (gas, heat, electricity and other utilities, and other landlord duties that materially affect your health and safety), in counties covered by the Act. If the landlord deliberately or negligently fails to provide them, after written notice describing the problem you may choose one: get the service yourself and deduct the actual, reasonable cost from rent; or recover damages for the lower rental value while you stay; or move to reasonable substitute housing and owe no rent while the problem lasts (and also recover its reasonable cost). You can also get attorney's fees. You must not have caused the problem. Tenn. Code Ann. § 66-28-502.
Withholding rent
No general right to withhold rent. The only exception is substitute housing under § 66-28-502 (you owe no rent while you live elsewhere because the landlord failed to provide essential services). The older state law that let tenants pay rent to the county clerk when a health or building inspector found the home unfit (Tenn. Code Ann. title 68, chapter 111) was repealed in May 2025. Withholding rent otherwise can lead to eviction.
Law
Tenn. Code Ann. §§ 66-28-304, 66-28-501, 66-28-502

Landlord entry in Tennessee

No general advance-notice rule. In counties covered by the Act, you may not unreasonably refuse entry for inspections, repairs, services or showings, and the landlord may not abuse entry or use it to harass you. The landlord may enter without consent in an emergency, or if utilities were shut off through no fault of the landlord (to check for and repair damage). The landlord may show the home to new renters in the last 30 days of the lease only if the lease allows it and you get at least 24 hours' notice. If the landlord enters unlawfully or harasses you, you can get a court order or end the lease, plus actual damages and attorney's fees. Tenn. Code Ann. §§ 66-28-403, 66-28-513. No entry statute in other counties.

Retaliation in Tennessee

In counties covered by the Act, a landlord may not raise rent, cut services, or file or threaten an eviction because you complained to the landlord of a violation (the statute's wording refers to § 66-28-301) or used your rights under the Act. The landlord may still evict if you are behind on rent, you or your household caused the code violation, or repairs require the home to be emptied. No presumption period is set. Tenn. Code Ann. § 66-28-514. No retaliation statute in other counties (the old protection for complaining to a building inspector, § 68-111-105, was repealed in May 2025).

Get repairs made, step by step

  1. Write down the problem and take dated photos or video.
  2. Ask in writing and keep a copy. In Tennessee: Give the landlord written notice describing the problem and keep a copy.
  3. Give the landlord the time the rule allows, and let them in to do the work with proper notice.
  4. If nothing happens, call your local housing or code inspector and talk to legal aid before you stop paying any rent.
  5. Keep paying rent unless the rule above lets you withhold it and you follow its steps exactly.

Repair request letter for Tennessee

Ask your landlord in writing to fix the problem by a date. A written, dated request is the first step in almost every state, and it is proof that the landlord knew. Check the problems, add dates, then download the letter as PDF or Word (or copy it). Sign it, keep a copy and photos, and send it in a way you can prove.

Your letter is made in your browser. Nothing you type is sent to us or anyone else.

The name on your lease or rent receipts.

What needs repair? (required)

Your state's rule on repair requests is shown below the form.

Tennessee's rule on asking for repairs:Give the landlord written notice describing the problem and keep a copy. For other violations of the lease or the Act, after 14 days' written notice you can sue for damages, a court order and attorney's fees (§ 66-28-501). Since January 1, 2025, leases signed or renewed must give you in writing a phone number or e-mail for maintenance, or an online portal (§ 66-28-302).

Dates, rooms and how the problem affects you. This text goes into the letter as written.

Where to get free help in Tennessee

Questions about repairs in Tennessee

How do I ask my landlord for repairs in Tennessee?

Give the landlord written notice describing the problem and keep a copy. For other violations of the lease or the Act, after 14 days' written notice you can sue for damages, a court order and attorney's fees (§ 66-28-501). Since January 1, 2025, leases signed or renewed must give you in writing a phone number or e-mail for maintenance, or an online portal (§ 66-28-302).

Can I repair and deduct the cost from rent in Tennessee?

Only for essential services (gas, heat, electricity and other utilities, and other landlord duties that materially affect your health and safety), in counties covered by the Act. If the landlord deliberately or negligently fails to provide them, after written notice describing the problem you may choose one: get the service yourself and deduct the actual, reasonable cost from rent; or recover damages for the lower rental value while you stay; or move to reasonable substitute housing and owe no rent while the problem lasts (and also recover its reasonable cost). You can also get attorney's fees. You must not have caused the problem. Tenn. Code Ann. § 66-28-502.

Can I withhold rent for repairs in Tennessee?

No general right to withhold rent. The only exception is substitute housing under § 66-28-502 (you owe no rent while you live elsewhere because the landlord failed to provide essential services). The older state law that let tenants pay rent to the county clerk when a health or building inspector found the home unfit (Tenn. Code Ann. title 68, chapter 111) was repealed in May 2025. Withholding rent otherwise can lead to eviction.

How much notice does a landlord need to enter in Tennessee?

No general advance-notice rule. In counties covered by the Act, you may not unreasonably refuse entry for inspections, repairs, services or showings, and the landlord may not abuse entry or use it to harass you. The landlord may enter without consent in an emergency, or if utilities were shut off through no fault of the landlord (to check for and repair damage). The landlord may show the home to new renters in the last 30 days of the lease only if the lease allows it and you get at least 24 hours' notice. If the landlord enters unlawfully or harasses you, you can get a court order or end the lease, plus actual damages and attorney's fees. Tenn. Code Ann. §§ 66-28-403, 66-28-513. No entry statute in other counties.

Can my landlord retaliate if I complain in Tennessee?

In counties covered by the Act, a landlord may not raise rent, cut services, or file or threaten an eviction because you complained to the landlord of a violation (the statute's wording refers to § 66-28-301) or used your rights under the Act. The landlord may still evict if you are behind on rent, you or your household caused the code violation, or repairs require the home to be emptied. No presumption period is set. Tenn. Code Ann. § 66-28-514. No retaliation statute in other counties (the old protection for complaining to a building inspector, § 68-111-105, was repealed in May 2025).

More for Tennessee renters

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Sources

Last checked: Oct 2026.