How long does a landlord have to return a security deposit in Tennessee?

Tennessee does not set a single fixed day count. Under Tenn. Code § 66-28-301, a landlord who fails to follow the statute's account and itemization requirements forfeits the right to keep any part of the deposit.

Do I have to sue to get my security deposit back?

Usually not. Most landlords pay once they receive a formal written demand sent by certified mail that cites the statute and the penalties for withholding. Small claims court is the fallback if they ignore it.

Tennessee security deposit law

What your landlord is legally required to do after you move out, how long they have, and what it costs them if they get it wrong.

Deadline to return

See below

Governing statute

Tenn. Code § 66-28-301

The deadline

Tennessee does not set a single fixed day count in Tenn. Code § 66-28-301. Instead the statute works by forfeiture: a landlord who fails to meet its account and itemization requirements loses the right to keep any portion of your deposit.

Verification could not confirm a fixed numeric return deadline in § 66-28-301. The statute operates by forfeiture rather than a day count.

What it costs your landlord

Under Tenn. Code § 66-28-301, a landlord who wrongfully withholds a deposit in Tennessee may be liable for forfeiture of the right to retain any portion of the deposit where the deposit was not held in a proper account or no itemized damage list was provided. That exposure is the reason a formal demand letter works: it is usually cheaper for a landlord to pay you than to argue about it.

Important limit on who this law covers

Tennessee's URLTA applies only in counties with population over 75,000 per the 2010 census.

How to get your deposit back in Tennessee

1. Confirm the deadline has passed. Count from the day you moved out and returned possession.
2. Put your forwarding address in writing. In several states a landlord has no obligation until they have it, and having sent it protects your claim.
3. Gather your evidence. The lease, proof you paid the deposit, move-in and move-out photos, and any itemization they sent.
4. Send a written demand by certified mail. Cite Tenn. Code § 66-28-301, state the amount owed, and give a deadline to pay. Certified mail creates the delivery record a judge will want to see.
5. File in small claims if they ignore you.You don't need a lawyer. File in the county where the property is located.

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Common questions

How long does a landlord have to return a security deposit in Tennessee?: Tennessee does not set a single fixed day count. Under Tenn. Code § 66-28-301, a landlord who fails to follow the statute's account and itemization requirements forfeits the right to keep any part of the deposit.
What is the penalty if my landlord keeps my deposit in Tennessee?: Under Tenn. Code § 66-28-301, a landlord who wrongfully withholds may be liable for forfeiture of the right to retain any portion of the deposit where the deposit was not held in a proper account or no itemized damage list was provided.
Do I have to sue to get my security deposit back?: Usually not. Most landlords pay once they receive a formal written demand sent by certified mail that cites the statute and the penalties for withholding. Small claims court is the fallback if they ignore it.

Statute text verified against the published source on July 29, 2026. Laws change — confirm the current text before relying on it. This page is general information, not legal advice.