Last updated: April 2026
Franklin renters should know that Tennessee's URLTA — the law covering deposits, repairs, and retaliation — does not apply in Williamson County. Common law governs most landlord-tenant issues in Franklin. Here is what every Franklin renter needs to know.
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Franklin is the county seat of Williamson County and one of the fastest-growing cities in Tennessee — and indeed, in the United States. With its proximity to Nashville, a booming tech and corporate economy, and a high quality-of-life reputation, Franklin's rental market has experienced sharp rent increases over the past several years. Renters in Franklin occupy apartments, townhomes, and single-family rentals across neighborhoods ranging from the historic downtown core to newer suburban developments in areas like Cool Springs and Westhaven.
A critical fact for Franklin renters to understand is that Tennessee's Uniform Residential Landlord and Tenant Act (URLTA) — the law that provides the most robust statutory tenant protections in the state — does not apply in Williamson County. The URLTA applies by statute only in Tennessee counties and cities with populations over 75,000 (principally Memphis, Nashville, Knoxville, Chattanooga, and Murfreesboro). Franklin falls outside this threshold, meaning landlord-tenant disputes in Franklin are governed primarily by common law and general Tennessee statutes, which provide fewer explicit protections than the URLTA.
Tennessee also prohibits rent control statewide under T.C.A. § 66-35-102, so Franklin landlords may raise rent freely with proper notice. This guide explains what Franklin renters can and cannot count on under current Tennessee law. It is for general informational purposes only and is not legal advice.
Franklin has no rent control, and Tennessee state law explicitly prohibits any locality from enacting it. The statewide preemption is codified at T.C.A. § 66-35-102, which prohibits any county or municipality in Tennessee from enacting, maintaining, or enforcing any ordinance that establishes rent control or rent stabilization. This prohibition applies equally to Franklin and to all other Tennessee cities and counties regardless of size, economic conditions, or rental market pressures.
In practice, this means a Franklin landlord may raise your rent by any amount. There is no cap, no percentage limit, and no requirement to provide a reason. The only substantive protection is the notice requirement: under Tennessee law, a landlord must give at least 30 days' written notice before terminating or altering a month-to-month tenancy. For fixed-term leases, the landlord may propose any new rent at the time of renewal. Tenants who cannot accept the new terms must vacate when the lease expires.
Williamson County's rapid growth has contributed to significant rent increases in Franklin over recent years. While advocacy groups have periodically raised affordability concerns with state legislators, Tennessee's rent control preemption has remained firmly in place. Renters who are facing unaffordable increases should begin planning and searching for alternatives early and may wish to consult with legal aid organizations about any other rights they may have under their specific lease terms.
Because the URLTA does not apply in Williamson County, Franklin renters rely on a combination of general Tennessee statutes and common law to govern their landlord-tenant relationship. This provides a thinner set of statutory protections compared to URLTA cities like Nashville or Memphis. Key points include:
No URLTA Habitability Remedies: The URLTA's detailed habitability requirements — including the right to put rent in escrow after a landlord fails to repair, or to terminate the lease for material noncompliance — do not apply in Franklin. Renters may still be able to pursue habitability claims under Tennessee common law and through local code enforcement, but the statutory framework is less developed.
Tennessee Code — General Landlord-Tenant Law: Tennessee's general landlord-tenant statutes (T.C.A. Title 66, Chapter 28) provide some baseline rules, including basic notice requirements and the prohibition on self-help eviction. Landlords must use the court process to evict tenants — they may not lock out tenants, shut off utilities, or remove belongings without a court order. While the URLTA expressly codifies these protections in covered cities, courts in non-URLTA jurisdictions have also recognized self-help eviction as improper under general Tennessee law.
Security Deposit: Covered in detail in the Security Deposit section below. Without the URLTA, there is no statutory cap on deposit amounts or a specific statutory penalty for wrongful withholding in Franklin, though landlords are generally expected to return deposits with an itemized statement within 30 days of move-out.
Notice to Terminate: For month-to-month tenancies in non-URLTA jurisdictions, 30 days' written notice is the standard practice under Tennessee law to terminate the tenancy. Review your lease for any different or additional notice requirements.
Retaliation: While the URLTA's explicit anti-retaliation provisions do not apply in Franklin, tenants may still have common-law claims in extreme cases of retaliatory eviction. Tenants who believe they are facing retaliation should consult an attorney.
Code Enforcement: Franklin renters with habitability concerns may file a complaint with the City of Franklin Building and Neighborhood Services or the Williamson County codes office, depending on the location of the rental unit. A code violation finding can document habitability problems and may create leverage in negotiations with the landlord.
Security deposit rules in Franklin are governed by general Tennessee law rather than the URLTA, which means fewer explicit statutory protections than tenants in URLTA cities enjoy. Here is what Franklin renters should know:
No Statutory Cap: Unlike URLTA cities where deposit limits and return rules are codified in T.C.A. § 66-28-301, Franklin landlords are not bound by a specific statutory cap on how much they can collect as a security deposit. The amount is determined by the lease agreement. Tenants should negotiate deposit terms before signing and be cautious of excessive deposit requirements.
Return Timeframe: Under general Tennessee practice and the implied terms of most residential leases, landlords are expected to return a security deposit — along with an itemized written statement of any deductions — within 30 days of the tenant vacating the unit. While the specific statutory framework of the URLTA does not apply, courts have recognized a tenant's right to a timely accounting of the deposit.
Allowable Deductions: Deductions are generally permitted only for unpaid rent and damage to the unit beyond normal wear and tear. Normal wear and tear — routine scuffs, minor nail holes, ordinary carpet wear — cannot be charged to the tenant. Franklin renters should document the unit's condition with dated photographs and video at both move-in and move-out, and retain copies of all written communications with the landlord.
Practical Advice: Because the URLTA's specific statutory penalties for wrongful withholding do not apply in Williamson County, enforcing deposit rights may require filing a civil lawsuit. Tenants who believe their deposit was wrongfully withheld should consult the Legal Aid Society of Middle Tennessee (las.org) or a private attorney to evaluate their options.
Evictions in Franklin must follow Tennessee's formal court process. Although the URLTA does not apply in Williamson County, self-help eviction — locking out the tenant, shutting off utilities, or removing belongings without a court order — is prohibited under general Tennessee law and is not a lawful remedy available to landlords.
Step 1 — Written Notice: Before filing for eviction, the landlord must give the tenant proper written notice. For nonpayment of rent in a non-URLTA jurisdiction, the standard notice period under Tennessee law is 14 days to pay or vacate. For other lease violations or to terminate a month-to-month tenancy, the landlord must typically provide 30 days' notice. Always review your lease, as it may specify additional or different notice requirements.
Step 2 — Detainer Warrant Filing: If the tenant does not comply with the notice, the landlord may file a Detainer Warrant (the Tennessee equivalent of an eviction complaint) in Williamson County Sessions Court (135 Fourth Avenue South, Franklin, TN 37064). A hearing date will be set, typically within one to two weeks of filing.
Step 3 — Court Hearing: Both parties have the right to appear and present their case. Tenants may raise defenses including improper notice, payment of rent, and habitability violations. Franklin renters who cannot afford an attorney should contact the Legal Aid Society of Middle Tennessee (las.org) before the hearing date.
Step 4 — Judgment and Appeal: If the sessions court enters judgment for the landlord, the tenant generally has 10 days to appeal to Williamson County Circuit Court. Filing an appeal may stay the eviction while it is pending.
Step 5 — Writ of Possession: After a final judgment with no appeal, the landlord may request a Writ of Possession from the court. Only the Williamson County Sheriff's Office may physically execute the writ and remove the tenant — the landlord has no independent right to remove the tenant from the premises.
No. Franklin has no rent control, and Tennessee law explicitly prohibits any city or county from enacting it under T.C.A. § 66-35-102. A Franklin landlord may raise your rent by any amount. There is no cap, no percentage limit, and no requirement to justify the increase. The only protection you have is the right to receive advance written notice before a month-to-month tenancy is terminated or changed — generally 30 days under Tennessee law.
There is no legal limit on rent increases in Franklin. Tennessee's statewide preemption (T.C.A. § 66-35-102) bars any local rent stabilization law, and the URLTA — which is the primary tenant protection statute in Tennessee — does not apply in Williamson County. Your landlord may raise rent by any amount, provided they give you adequate written notice (generally 30 days for month-to-month tenancies) before the change takes effect. If you believe an increase is retaliatory, consult a Tennessee attorney about potential common-law remedies.
The URLTA's specific security deposit rules (T.C.A. § 66-28-301) do not apply in Williamson County, as Franklin is a non-URLTA city. Under general Tennessee practice, landlords are expected to return the deposit — along with an itemized statement of any deductions — within 30 days of move-out. There is no statutory cap on the deposit amount in non-URLTA cities. Always provide your forwarding address in writing and document your unit's condition with photos at move-in and move-out. If your deposit is wrongfully withheld, contact the Legal Aid Society of Middle Tennessee (las.org) for guidance.
For nonpayment of rent in a non-URLTA jurisdiction like Franklin, Tennessee law requires 14 days' written pay-or-quit notice. To terminate a month-to-month tenancy or for other lease violations, the landlord must generally give 30 days' notice. After the notice period, the landlord must file a Detainer Warrant in Williamson County Sessions Court and obtain a court judgment — they cannot remove you from the unit without going through the court process. Review your lease, as it may specify different or additional notice requirements.
No. Self-help eviction — including changing locks, removing doors, shutting off utilities, or removing your belongings — is not a lawful remedy available to landlords in Tennessee, even in non-URLTA cities like Franklin. Landlords must go through the court process to evict a tenant. If your landlord locks you out or shuts off utilities without a court order, document the incident, contact law enforcement, and reach out to the Legal Aid Society of Middle Tennessee (las.org) for assistance.
Because the URLTA does not apply in Williamson County, Franklin renters do not have the same statutory repair remedies (such as rent escrow) available to tenants in Nashville or Memphis. Your practical options include: (1) putting your repair request in writing and giving the landlord a reasonable time to respond; (2) filing a complaint with the City of Franklin Building and Neighborhood Services or Williamson County codes enforcement to document the habitability problem; and (3) consulting the Legal Aid Society of Middle Tennessee (las.org) about common-law remedies if conditions are severe. Document all communications with your landlord in writing.
The information on this page is provided for general informational purposes only and does not constitute legal advice. Tenant rights laws are complex and change over time — while we strive to keep this content accurate and up to date as of April 2026, we cannot guarantee that all information reflects the most current legal developments. Importantly, the Tennessee URLTA does not apply in Williamson County, and the legal protections available to Franklin renters differ significantly from those in URLTA-covered cities. If you have a specific legal question about your rights as a renter in Franklin, Tennessee, you should consult a licensed Tennessee attorney or contact a local legal aid organization. Do not rely solely on this page when making decisions about your tenancy.
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