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Manchester is the county seat of Coffee County, a mid-sized Tennessee community best known as the home of the Bonnaroo Music & Arts Festival. Like most Tennessee cities outside the major metropolitan areas, Manchester renters rely primarily on Tennessee state law for their housing protections rather than any local ordinance. Coffee County's population falls well below the 75,000 threshold that triggers the Uniform Residential Landlord and Tenant Act (URLTA), so common law and select state statutes — rather than the full URLTA framework — govern most landlord-tenant relationships here.
Manchester renters most commonly seek information about how much a landlord can raise rent, what happens to their security deposit after move-out, and what steps a landlord must legally follow before evicting a tenant. Because Coffee County is not a URLTA county, certain protections that Nashville or Memphis renters enjoy — such as 30-day termination notice and statutory habitability remedies — are more limited here, making it especially important for Manchester tenants to understand exactly which rules apply to them.
This article provides a plain-language summary of the laws that affect Manchester renters. It is intended for informational purposes only and does not constitute legal advice. For guidance specific to your situation, consult a licensed Tennessee attorney or a legal aid organization.
Manchester has no rent control, and no Tennessee city or county may enact rent control of any kind. Tennessee state law explicitly preempts local governments from regulating or limiting how much a landlord may charge for rent. The preemption statute, Tenn. Code Ann. § 66-35-102, states that no county or municipality shall enact any ordinance, resolution, or rule that would control the amount of rent charged for private residential property.
In practical terms, this means Manchester landlords may raise rent by any amount at any time, as long as they provide the legally required advance written notice before the new rate takes effect. For month-to-month tenants in Coffee County, that notice period under common law is 10 days. There is no cap on the percentage or dollar amount of a rent increase. Tenants who receive a rent increase notice they cannot afford have the option to vacate before the increase takes effect or negotiate directly with the landlord — but no local agency can intervene to limit the increase.
URLTA vs. Common Law: Tennessee's Uniform Residential Landlord and Tenant Act (URLTA), codified at Tenn. Code Ann. §§ 66-28-101 et seq., applies only in counties with populations exceeding 75,000. Coffee County does not meet this threshold, so Manchester landlord-tenant relationships are governed primarily by Tennessee common law and select statutory provisions rather than the full URLTA framework. Some protections described below apply narrowly; always verify applicability to your specific situation.
Security Deposit (Tenn. Code Ann. § 66-28-301): Tennessee law requires landlords to hold security deposits in a separate account and to return the deposit — along with an itemized written statement of any deductions — within 30 days after the tenancy ends and the tenant vacates. If a landlord wrongfully withholds any portion of the deposit without a proper itemized statement, the tenant may be entitled to recover the full deposit amount plus additional damages.
Habitability & Repairs (Tenn. Code Ann. § 66-28-304): Under the URLTA, landlords in qualifying counties must maintain rental units in a habitable condition, including functioning plumbing, heating, and structural safety. Because Coffee County is not a URLTA county, tenants in Manchester have more limited statutory remedies for habitability failures; however, the implied warranty of habitability under Tennessee common law still requires landlords to deliver and maintain premises fit for human habitation. Tenants should provide written notice of needed repairs to create a documented record.
Notice to Terminate Tenancy (Tenn. Code Ann. § 66-28-512 / Common Law): In URLTA counties, landlords must provide 30 days' written notice to terminate a month-to-month tenancy. In non-URLTA counties like Coffee County, Tennessee common law requires only 10 days written notice to terminate a month-to-month tenancy. Fixed-term leases expire at the end of the lease term without additional notice unless the lease requires otherwise.
Anti-Retaliation (Tenn. Code Ann. § 66-28-514): In URLTA counties, landlords are prohibited from retaliating against tenants who report code violations or exercise their legal rights by raising rent, reducing services, or commencing eviction proceedings. While this statute applies directly in URLTA counties, tenants in Manchester who believe a landlord is acting in retaliation should document all communications and consult a legal aid provider, as common law may also offer some protection.
Self-Help Eviction Prohibition (Tenn. Code Ann. § 66-28-505): Statewide, landlords may not remove a tenant through self-help measures. Changing locks, removing doors, shutting off utilities, or removing a tenant's belongings without a court order is illegal regardless of whether the county is subject to URLTA. A landlord who engages in self-help eviction may be liable for damages.
Tennessee law governs security deposits for residential rentals under Tenn. Code Ann. § 66-28-301. There is no statutory cap on the amount a Manchester landlord may charge as a security deposit — the amount is set by agreement between the landlord and tenant in the lease.
Holding Requirements: The landlord must hold the security deposit in a bank or other financial institution in a separate account that is not commingled with the landlord's personal funds. The landlord must disclose the name and address of the institution and the account number to the tenant upon request.
Return Deadline: After the tenancy ends and the tenant vacates the unit, the landlord has 30 days to return the security deposit. The landlord must also provide an itemized written statement listing any deductions made for damages, unpaid rent, or other permissible charges.
Consequences for Wrongful Withholding: If the landlord fails to return the deposit or provide the required itemized statement within 30 days without justification, the tenant may be entitled to recover the full amount of the deposit plus additional damages under Tenn. Code Ann. § 66-28-301. Tenants should document the condition of the unit at move-in and move-out with photos and written records to support any deposit dispute.
In Manchester and throughout Coffee County, landlords must follow a court-supervised eviction process. Self-help eviction — including changing the locks, removing the tenant's belongings, or shutting off utilities without a court order — is illegal under Tenn. Code Ann. § 66-28-505 and may expose the landlord to liability for damages.
Step 1 — Written Notice: Before filing for eviction, the landlord must serve the tenant with a written notice. For nonpayment of rent, Tennessee law requires a 14-day notice to pay rent or vacate (Tenn. Code Ann. § 66-28-505). For violations of the lease other than nonpayment, the landlord must provide a notice specifying the breach and a reasonable opportunity to remedy it. For termination of a month-to-month tenancy without cause in Coffee County, the landlord must provide 10 days written notice under common law.
Step 2 — Filing in General Sessions Court: If the tenant does not comply with the notice, the landlord may file an Unlawful Detainer action in the Coffee County General Sessions Court. The tenant will be served with a summons stating the hearing date.
Step 3 — Court Hearing: Both parties appear before a General Sessions judge. The tenant has the right to present a defense. If the court rules in the landlord's favor, it will issue a judgment for possession.
Step 4 — Writ of Possession: If the tenant does not vacate after judgment, the landlord may request a Writ of Possession. A sheriff's officer will then carry out the physical removal of the tenant. Only law enforcement may physically remove a tenant — not the landlord acting alone.
Just Cause: Tennessee does not require landlords in non-URLTA counties to have just cause to decline to renew a lease or to terminate a month-to-month tenancy. The landlord need only provide the proper notice period.
The information on this page is provided for general informational purposes only and does not constitute legal advice. Tenant rights laws are complex and can change; the statutes and rules described here reflect our understanding as of April 2026 but may not reflect recent legislative changes or court decisions. If you have a specific legal problem or question about your tenancy in Manchester, Tennessee, you should consult a licensed Tennessee attorney or contact a qualified legal aid organization. RentCheckMe is not a law firm and no attorney-client relationship is created by your use of this site.
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