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 key 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 apply in Williamson County. The URLTA applies by statute in Tennessee counties with populations over 75,000, and Williamson County (about 248,000 residents) is well above that threshold. Franklin landlord-tenant disputes are therefore governed by the full URLTA framework, including statutory rules on habitability, security deposits, retaliation, and notice periods.
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 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 Williamson County's population exceeds 75,000, Franklin renters are covered by the Uniform Residential Landlord and Tenant Act (URLTA), which governs their landlord-tenant relationship. Key protections include:
Habitability (T.C.A. § 66-28-304): Landlords must maintain the premises in a fit and habitable condition. After a tenant gives written notice of a needed repair, the landlord has 14 days to act (or a reasonable time for emergencies). If the landlord fails to comply, the tenant may pursue rent escrow, repair-and-deduct, or lease termination. Renters may also pursue local code enforcement for habitability problems.
Self-Help Eviction Prohibited (T.C.A. § 66-28-505): 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.
Security Deposit (T.C.A. § 66-28-301): Landlords must return the deposit, along with an itemized written statement of any deductions, within 30 days of move-out. Wrongful withholding entitles the tenant to the withheld amount plus additional damages. This is covered in detail in the Security Deposit section below.
Notice to Terminate (T.C.A. § 66-28-512(b)): For month-to-month tenancies, a landlord must give at least 30 days' written notice to terminate the tenancy. Review your lease for any longer notice requirements.
Retaliation (T.C.A. § 66-28-514): Landlords may not retaliate against tenants for reporting code violations, contacting a government agency about habitability, or exercising legal rights. 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 the URLTA (T.C.A. § 66-28-301), because Williamson County's population exceeds 75,000. Here is what Franklin renters should know:
No Statutory Cap: Tennessee does not set a statutory maximum on how much a landlord may 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 T.C.A. § 66-28-301, landlords must return a security deposit — along with an itemized written statement of any deductions — within 30 days of the tenant vacating the unit. Wrongful withholding entitles the tenant to the amount withheld plus additional damages.
Allowable Deductions: Deductions are 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: Tenants who believe their deposit was wrongfully withheld may file a claim in Williamson County General Sessions Court and 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 under the URLTA. Self-help eviction — locking out the tenant, shutting off utilities, or removing belongings without a court order — is prohibited under T.C.A. § 66-28-505 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, the notice period is 14 days to pay or vacate (T.C.A. § 66-28-505). For other lease violations, the landlord must give 14 days' notice to cure or vacate. To terminate a month-to-month tenancy, the landlord must give 30 days' written notice (T.C.A. § 66-28-512(b)). Always review your lease, as it may specify additional or longer 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, habitability violations, and retaliation (T.C.A. § 66-28-514). 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.
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. Because Williamson County's population exceeds 75,000, the Tennessee URLTA applies in Franklin and provides the statutory protections described here. 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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