Rental Property Rules in Nashville, TN: What Residents Actually Need to Know

If you live in Nashville or are thinking about moving there, rental property rules are one of those things you probably won't think about until they affect you directly. Nashville has 8 specific rules on the books covering different aspects of rental property rules, and some of them might surprise you.

Security Deposit Rules

Tennessee imposes no statutory cap on security deposit amount, but the Uniform Residential Landlord and Tenant Act requires deposits to be held in a separate bank account and itemized within thirty days of move-out under TCA 66-28-301.

Key details: Deposit cap: None statewide. Account requirement: Separate, disclosed bank. Itemization deadline: Thirty days. Statute: TCA 66-28-301.

Failure to itemize within thirty days forfeits all deductions; tenants may sue in General Sessions Court for full refund plus actual damages and reasonable attorney fees under TCA 66-28-301(g).

Source-of-Income Discrimination

Tennessee state law and Metro Code do not prohibit landlord discrimination based on lawful source of income, including Section 8 vouchers; only federal protected classes apply, leaving Nashville voucher holders with no enforceable refusal claim.

Key details: Local protection: None enacted. State protection: Not in TCA 4-21-601. Voucher refusal: Legal in Nashville. Federal recourse: Disparate-impact only.

No local penalty applies; federal disparate-impact claims under the Fair Housing Act may yield damages and injunctive relief if voucher refusal disproportionately harms a protected class.

If you are coming from a city with tighter rules, you will find Nashville gives residents more flexibility on source-of-income discrimination.

Tenant Anti-Harassment

Nashville has no dedicated anti-harassment ordinance, so tenants rely on Tennessee URLTA retaliation prohibitions (TCA 66-28-514) and general civil claims for landlord harassment, lockouts, or utility shutoffs in Davidson County.

Key details: Local ordinance: None enacted. State retaliation rule: TCA 66-28-514. Self-help bar: TCA 66-28-504. Lookback window: One year.

Self-help eviction triggers actual damages plus three months' rent or treble actual damages under TCA 66-28-504; retaliation within one year creates a defense to eviction and damages claim under 66-28-514.

The rules around tenant anti-harassment in Nashville lean permissive, but that does not mean anything goes.

Eviction Moratorium History

Nashville never enacted a local eviction moratorium during COVID-19; Davidson County renters relied solely on the federal CDC moratorium (2020-2021) and state-administered HOPE rental assistance, with eviction filings resuming July 2021.

Key details: Local moratorium: Never enacted. Federal CDC moratorium: Sept 2020-Aug 2021. Filings resumed: July 2021. Preemption: TCA 66-35-101.

No local penalties apply; landlords who improperly invoked CARES Act covered-property exemptions during the federal moratorium faced FTC and state attorney general actions, but Metro had no enforcement role.

Nashville is more permissive than most cities when it comes to eviction moratorium history. That said, there are still limits.

Pass-Through Charges

Tennessee permits landlords to pass through utility, trash, pest, and capital-improvement fees if disclosed in the lease; Nashville imposes no local cap because TCA 66-35-101 preempts municipal limits on rent or fees.

Key details: Local fee cap: None enacted. Disclosure required: In written lease. Common pass-throughs: RUBS, trash, pest. Preemption: TCA 66-35-101.

Undisclosed mid-lease fees are unenforceable and recoverable in General Sessions Court; landlords also forfeit late-fee enforcement on disputed pass-throughs under URLTA disclosure principles in TCA 66-28-201.

The rules around pass-through charges in Nashville lean permissive, but that does not mean anything goes.

Just Cause Eviction

Nashville does not have a just-cause eviction ordinance. Tennessee follows standard landlord-tenant law (T.C.A. Title 66, Chapter 28) which allows landlords to terminate tenancies for specific causes (non-payment, lease violations) or by giving proper notice for no-cause terminations. No local just-cause protections exist.

Key details: Just-Cause Requirement: None — state law applies. Non-Payment Notice: 14 days under T.C.A. § 66-28-505. Lease Violation: 30 days with right to cure first violation. No-Cause (Month-to-Month): 30 days' notice. Self-Help Eviction: Illegal in Tennessee.

Landlords who attempt self-help evictions face civil liability. Tenants who remain after proper notice face detainer court proceedings. There are no penalties related to just-cause eviction because no such local ordinance exists.

The rules around just cause eviction in Nashville lean permissive, but that does not mean anything goes.

Rental Registration

Nashville requires short-term rental property (STRP) permits under Title 17, but does not have a general rental registration or licensing requirement for long-term residential rentals. Landlords of traditional rentals must comply with the Uniform Residential Landlord and Tenant Act (T.C.A. Title 66, Ch. 28) and maintain properties to Metro property standards.

Key details: Long-Term Registration: Not required. Short-Term Permit: STRP permit required for stays <30 days. Property Standards: All rentals must comply with Ch. 16.24. Security Deposits: Governed by T.C.A. § 66-28-301. State Law: TN Uniform Residential Landlord & Tenant Act.

Operating a short-term rental without an STRP permit is a zoning violation subject to fines. Long-term rental properties in poor condition may receive property standards citations under Chapter 16.24.

Rent Control

Nashville does not have rent control. Tennessee state law (T.C.A. § 66-35-102) preempts local governments from enacting rent control or rent stabilization ordinances. Landlords in Nashville may set and increase rents without government-imposed limits.

Key details: Rent Control: Prohibited by state law. State Preemption: T.C.A. § 66-35-102. Rent Increases: No caps — market rate applies. Notice for Month-to-Month: 30 days per state law. Local Authority: Nashville cannot enact rent regulations.

Not applicable — there are no rent control regulations to violate. Landlord-tenant disputes regarding rent are governed by lease terms and state law.

Nashville is more permissive than most cities when it comes to rent control. That said, there are still limits.

The Bottom Line

Compared to many U.S. cities, Nashville gives residents more room on rental property rules. 6 of the 8 rules here are rated permissive. But permissive does not mean unregulated. There are still requirements, and the city does enforce them when violations are reported.

All of the above reflects Nashville's municipal code as of our last review. If you need specifics on fines, exemptions, or filing requirements, the detailed ordinance pages linked above have the full breakdown.