Tennessee Landlord Disclosure Law 2025: URLTA Counties Require Written Owner and Maintenance Contacts

This disclosure obligation sits inside Tennessee's Uniform Residential Landlord and Tenant Act, which applies only in counties with a population over 75,000 according to the 2010 federal census.

[Cite: Tenn. Code 66-28-102]

A landlord operating in a smaller county isn't automatically bound by this specific statute; the population threshold is what determines whether this chapter, and this disclosure requirement inside it, actually governs a given tenancy.

The landlord has to disclose in writing the name and address of the agent authorized to manage the premises, and the name and address of the owner or a person or agent authorized to act for the owner.

[Cite: Tenn. Code 66-28-302(a)(1)]

A tenant receiving this disclosure should be able to identify a real person or entity, and a real address, tied to both the ownership of the property and whoever is actually authorized to manage it day to day; a vague reference to a management company name alone, without the required address detail, doesn't fully satisfy this requirement.

The landlord has to provide either a telephone number or email address for maintenance services, or access to an online portal system designed for landlord-tenant communication.

[Cite: Tenn. Code 66-28-302(a)(2)]

That's framed as alternatives, not a combined requirement; a landlord using a well-functioning tenant portal for maintenance requests and communication has satisfied this piece of the disclosure obligation without also needing to separately provide a phone number or email address.

The disclosed information has to be kept current, not just accurate at the time of the original lease signing.

[Cite: Tenn. Code 66-28-302(b)]

A landlord who changes property management companies, or whose maintenance contact information changes, has an ongoing obligation to update what was originally disclosed; the requirement doesn't end once the initial paperwork is handed over at move-in.

This requirement specifically applies to successors, meaning a new owner or new managing agent inherits the same disclosure obligation.

[Cite: Tenn. Code 66-28-302(b)]

A tenant whose building is sold to a new owner, or whose management company changes mid-lease, is still entitled to updated disclosure reflecting whoever is now actually responsible; the obligation doesn't reset or disappear just because the original disclosing party is no longer involved.

The statute's consequence for noncompliance is that the non-disclosing party becomes an agent of each landlord for purposes of service of process and receiving and receipting for notices and demands; the statute doesn't contain a 10-day cure period or a specific dollar fee.

[Cite: Tenn. Code 66-28-302(c)]

That's worth flagging specifically because some secondary sources describing this law reference a 10-day compliance window or a penalty fee that doesn't actually appear in the enacted statutory text; a landlord or property manager should rely on the agency-for-service-of-process consequence as the actual mechanism, not an unconfirmed fee structure.

If the required disclosure isn't made, the undisclosed party effectively becomes reachable for legal notices and demands directed at the landlord, even without having agreed to that role.

[Cite: Tenn. Code 66-28-302(c)]

A property manager who skips this disclosure risks becoming the point of contact for legal notices intended for the property owner, a role that carries its own administrative and potentially legal burden, regardless of whether that manager ever intended to take on that function.

Beyond the statute's own built-in consequence, secondary commentary on this law notes that noncompliance can complicate eviction proceedings and increase scrutiny under code enforcement.

[Cite: Hausrentalstn, "HB 1814 Explained"]

A landlord facing an eviction case or a code-enforcement inquiry while also failing to meet this disclosure requirement may find that gap used against them in those separate proceedings, even though this statute's own direct penalty is the service-of-process consequence described above.

This requirement applies to rental agreements entered into, amended, or renewed on or after January 1, 2025.

[Cite: Tenn. Code 66-28-302, as amended by Pub. Ch. 907 (2024)]

A landlord with an existing tenancy that predates this law should expect the disclosure obligation to apply at the next renewal or amendment, rather than assuming an older lease is permanently exempt from the requirement.

Since this disclosure has to happen in writing and stay current, the most reliable approach is building it into standard lease-signing and renewal paperwork rather than treating it as a one-off communication.

[Cite: Tenn. Code 66-28-302]

A property manager who includes the owner/agent identification and maintenance contact information directly in the lease document itself, and updates that document whenever management or contact details change, keeps the disclosure both compliant and easy to verify later.

The practical starting point is confirming whether a given property sits in a county where Tennessee's Uniform Residential Landlord and Tenant Act applies, based on the 75,000-population threshold, since that determines whether this specific disclosure requirement is in play.

For any URLTA-county property, building a standard disclosure document covering owner/agent identity and a maintenance contact method, and updating it promptly whenever ownership or management changes, keeps the obligation satisfied on an ongoing basis rather than just at move-in.