If you own or manage residential rental property in Tennessee, your lease documents must do more than state the rent amount and lease term. They should clearly identify who owns the property, who manages it, how tenants can request maintenance, and where formal notices may be delivered.
Tennessee Code Annotated § 66-28-302 establishes important disclosure requirements for residential rentals covered by the Uniform Residential Landlord and Tenant Act, commonly called URLTA. The law was significantly updated by 2024 Public Chapter 907, effective January 1, 2025, for applicable agreements entered into on or after that date.
For landlords in Clarksville and Montgomery County, these requirements deserve close attention because Montgomery County is subject to URLTA. The following overview explains what you should know before signing a new lease, renewing an existing agreement, or transitioning to a professional property management company.
Important: This article provides general educational information and is not legal advice. Lease requirements can vary according to the property’s county, ownership structure, tenancy, and applicable federal, state, and local laws. Consult a qualified Tennessee attorney about a specific lease or landlord-tenant dispute.
What TCA § 66-28-302 requires
Under the current version of TCA § 66-28-302, the landlord: or another person authorized to enter into a rental agreement on the landlord’s behalf: must provide required information to the tenant in writing at or before the commencement of the tenancy.
The written disclosure must include the name, contact information, and address of:
- The agent authorized to manage the premises
- An owner of the premises or a person or agent authorized to act for the owner
- The person or agent authorized to accept service of process and receive notices and demands
- The maintenance contact or landlord-tenant communication system
The statute’s updated language also addresses:
- A business-hours telephone number
- A 24-hour emergency telephone number, if different
- An office email address
- A maintenance email address, if different
- The address of the managing agent
- The address of the owner or authorized legal agent
These details may be included directly in the lease or in a separate written disclosure delivered at or before the start of the tenancy.
Why the owner’s true name and address matter
A management brand, property nickname, or employee’s first name may not be enough to create a clear legal disclosure.
For active Tennessee lease agreement documentation, include the true legal name and complete address of the property owner or authorized management agent. This is particularly important when the property is owned by:
- A limited liability company
- A corporation
- A trust
- A partnership
- An investment group
- An out-of-state owner
For example, if a Clarksville rental is owned by an LLC, the lease package should accurately identify the LLC’s legal name or identify an authorized agent who can act for the owner regarding service of process, notices, and demands.
The goal is transparency. Your tenant should not have to search public records or guess which person or company is legally responsible for the property.
Managing agent disclosures
If you use a property manager, the lease or written disclosure should identify the management company or individual authorized to manage the premises.
Your documentation should make clear:
- Who is authorized to manage the rental
- Where the managing agent can receive written correspondence
- How the tenant should communicate with management
- Who handles routine maintenance
- How emergency maintenance concerns should be reported
If you manage the property yourself, your own legal name and address may need to appear as the responsible contact, depending on the ownership and management structure. If another person or company handles leasing, rent collection, maintenance, inspections, or tenant communication, make sure the documents accurately reflect that arrangement.
Maintenance communication is now part of the disclosure process
The updated statute requires landlords to provide a dependable method for maintenance services and landlord-tenant communication.
That may include:
- A maintenance telephone number
- A maintenance email address
- A 24-hour emergency contact
- An online tenant portal
- Written instructions for submitting repair requests
A portal can be especially useful for landlords and property managers because it creates a record of:
- When a repair was reported
- What issue the tenant described
- When the request was assigned
- Which vendor responded
- What work was completed
- When the request was closed
A maintenance portal does not replace the landlord’s legal duty to maintain the property. It does, however, help create an organized communication record and may reduce confusion about whether a repair request was received.
Keep all information current
TCA § 66-28-302 requires the information to be kept current. Review and update the disclosure when:
- The property is sold
- Ownership changes
- A new management company is hired
- A management agreement ends
- The owner’s mailing address changes
- The maintenance phone number or email address changes
- A tenant portal is replaced
- Responsibility for receiving formal notices changes
The disclosure obligation extends to successor landlords, owners, and managers. A change in ownership or management should trigger a review of every tenant-facing document and communication channel.
If the required information is not provided, the person who failed to comply may become an agent of each landlord for purposes of accepting service of process and receiving notices and demands. Public Chapter 907 also allows a tenant to submit a written request for missing information. If the information is not provided within 10 days, the tenant may bring a legal action requiring the disclosure. A court may award reasonable costs and attorney’s fees when the landlord or agent failed to comply.
Read the official Tennessee General Assembly text of House Bill 1814 and the 2024 Public Chapter 907 summary.
Other Tennessee landlord-tenant essentials
Section 66-28-302 is only one part of a compliant Tennessee lease and management process. If your property is located in a URLTA county, you should also review the following areas.
Habitability and repairs
Under TCA § 66-28-304, landlords generally must comply with applicable building and housing codes that materially affect health and safety, make necessary repairs, and keep the premises fit and habitable.
Landlords should maintain essential systems and address problems involving:
- Plumbing
- Electrical service
- Heating and cooling
- Structural components
- Sanitary conditions
- Required safety equipment
- Common areas
- Water and hot water service
Document maintenance requests, vendor assignments, repair updates, and completion dates. Prompt communication is important even when a repair cannot be completed immediately.
Security deposits
For URLTA-covered properties, review the requirements of TCA § 66-28-301. Among other requirements, the statute addresses the handling of security deposits, the location of the deposit account, move-out procedures, damage documentation, and the return or accounting of the deposit.
Your process should include:
- A written statement of the deposit amount
- Information about where the deposit is held when required
- A detailed move-in condition report
- Photographs of the property’s condition
- A move-out inspection process
- Written itemization of lawful deductions
- Timely return of the deposit balance when required
Do not assume that security deposit procedures are identical in every Tennessee county. URLTA coverage matters.
Entry and tenant privacy
Tennessee law limits a landlord’s access to an occupied rental home. Tenants generally may not unreasonably withhold consent for inspections, repairs, agreed services, or showings, while landlords may enter without consent in an emergency.
Landlords should not abuse access rights or use entry to harass a tenant. If a lease permits showings during the final 30 days of the tenancy, the statute includes a specific 24-hour notice requirement for those entries.
Use written notices that identify the purpose of entry, expected date, and approximate time window.
Lease terms and required federal disclosures
A well-prepared Tennessee lease should clearly address:
- Property address
- Legal names of all tenants
- Lease dates
- Rent and payment methods
- Late fees and other charges
- Security deposit terms
- Utilities
- Maintenance responsibilities
- Occupancy limits
- Pets
- Smoking
- Parking
- Subleasing
- Renewal and termination procedures
- Notices and communication methods
For most residential housing built before 1978, federal law also requires a lead-based paint disclosure before the lease is signed. Review the EPA’s residential lead-based paint disclosure requirements.
Clarksville and Montgomery County landlords: a local compliance checklist
Montgomery County is a URLTA county, so landlords in Clarksville generally need to follow the applicable provisions of Title 66, Chapter 28.
Before delivering a new lease or renewal, confirm that your file includes:
- The full rental property address
- The true legal name and address of the owner or authorized agent
- The managing agent’s name and address
- Business-hours contact information
- Emergency contact information when different
- Office and maintenance email addresses when applicable
- Tenant portal instructions, if used
- Rent and fee terms
- Security deposit information
- Maintenance and repair procedures
- Entry procedures
- Required federal disclosures
- Signature and delivery records
Make sure the lease, separate disclosures, tenant portal, and maintenance instructions all contain consistent information.
Tennessee and Kentucky leases should not use the same process
If you own rental property in both Tennessee and Kentucky, do not use one generic lease system for every property.
TCA § 66-28-302 is Tennessee law. Kentucky rentals must be reviewed under Kentucky statutes, applicable local requirements, and the property’s location. Kentucky’s landlord-tenant framework is found in Kentucky Revised Statutes Chapter 383.
Maintain separate procedures for:
- Lease disclosures
- Security deposits
- Entry notices
- Repairs
- Termination notices
- Eviction processes
- Property management documentation
A regional property management company may serve owners in both states, but it should maintain state-specific leases, notices, and compliance procedures.
How Haus can help
Lease compliance starts with accurate information and a consistent process. Haus Realty & Management helps landlords and investors across Tennessee and Kentucky with leasing, tenant communication, maintenance coordination, inspections, renewals, and property management systems.
If you own a rental in Clarksville, Montgomery County, or another Tennessee community, visit Haus property management services or contact our experienced team.
We are committed to providing dedicated, professional support tailored to your property and investment goals.
Frequently asked questions
What is TCA § 66-28-302?
TCA § 66-28-302 is a Tennessee landlord disclosure statute that requires applicable landlords to provide tenants with written information identifying the managing agent and the owner or authorized agent for notices, demands, and service of process.
Does the true owner’s name have to be included?
The lease or accompanying written disclosure must identify the owner or an authorized agent who can act for the owner. For active lease documentation, using the true legal name and complete address is the clearest compliance practice.
When must the information be provided?
The required information must be provided in writing at or before the commencement of the tenancy.
What happens if a tenant requests missing information?
Under the updated law, a tenant may provide written notice requesting the information. If the landlord does not provide it within 10 days, the tenant may pursue a legal action to require the disclosure. A court may award reasonable costs and attorney’s fees if the landlord or agent failed to comply.
Does TCA § 66-28-302 apply to Kentucky rentals?
No. TCA § 66-28-302 is Tennessee law. Kentucky rentals should be reviewed under Kentucky law and applicable local requirements.
Is this legal advice?
No. This article is general educational information about Tennessee real estate laws and lease documentation. Speak with a qualified attorney about your specific property, lease, ownership structure, or tenant matter.
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