White House is a growing city in Sumner County, Tennessee, situated along the border of Sumner and Robertson Counties north of Nashville. As the Nashville metropolitan area expands, White House has seen rapid residential development and an increasing number of renters seeking affordable housing within commuting distance of the city. Tenants in White House are subject entirely to Tennessee state law — the city has enacted no local tenant protections or housing ordinances beyond what the state provides.
A critical detail for White House renters: Sumner County does not meet the population threshold required to fall under Tennessee's Uniform Residential Landlord and Tenant Act (URLTA), which applies only in counties with populations exceeding 75,000 (Tenn. Code § 66-28-102). This means that many of the stronger statutory protections under the URLTA — including the 30-day deposit return deadline and enhanced habitability remedies — technically apply only in larger counties. Renters in White House are generally governed by Tennessee common law and the limited statewide statutes that apply universally.
This article summarizes the tenant rights laws most relevant to White House renters, including deposit rules, eviction procedures, and where to find help. This information is provided for educational purposes only and is not legal advice. If you have a specific legal problem, contact a licensed Tennessee attorney or a local legal aid organization.
Rent Control Status: Prohibited by State Law
White House has no rent control, and no Tennessee city or county may ever enact it. Tennessee state law explicitly preempts all local rent regulation through Tenn. Code Ann. § 66-35-102, which prohibits any county, municipality, or other governmental entity from enacting, maintaining, or enforcing any ordinance or resolution that would control or establish a maximum amount of rent charged for privately owned residential or commercial property.
This preemption is absolute — there are no exceptions for affordable housing emergencies, rapidly rising markets, or large landlords. In practice, this means your landlord in White House can raise your rent by any amount at any time, provided they give you proper advance notice before the increase takes effect at the start of a new rental period. There is no cap on how much rent can increase, no requirement that increases be tied to inflation, and no local board or agency that reviews rent increases.
Renters facing steep rent hikes have limited recourse under Tennessee law beyond choosing not to renew their lease. If you believe a rent increase is being used as retaliation for a complaint you made, that is separately actionable under Tennessee's anti-retaliation provisions — Sumner County's population exceeds 75,000, so the URLTA and its retaliation protections (Tenn. Code Ann. § 66-28-514) apply in White House.
Tennessee's Uniform Residential Landlord and Tenant Act (URLTA) Applies in White House
Tennessee's primary tenant protection statute, the Uniform Residential Landlord and Tenant Act (URLTA), codified at Tenn. Code Ann. §§ 66-28-101 through 66-28-521, applies in counties with a population of 75,000 or more (Tenn. Code § 66-28-102). Sumner County's population exceeds that threshold, so White House renters are covered by the full URLTA framework described below.
Security Deposit Rules (Tenn. Code § 66-28-301)
Landlords must hold security deposits in a separate account, provide tenants with written notice of the bank and account information, and return the deposit within 30 days of the tenant vacating, along with an itemized written statement of any deductions. Failure to comply entitles the tenant to the full deposit amount plus additional damages.
Habitability and Repairs (Tenn. Code § 66-28-304)
Landlords must maintain rental units in a fit and habitable condition, comply with applicable housing codes, keep common areas safe and clean, and ensure that essential services like heat, running water, and electricity remain functional. After a tenant provides written notice of a needed repair, the landlord has 14 days to begin remediation, or a shorter reasonable time in emergencies. Remedies available to the tenant include rent escrow, lease termination, and damages.
Notice to Terminate Month-to-Month Tenancy (Tenn. Code § 66-28-512(b))
Landlords must provide at least 30 days' written notice before terminating a month-to-month tenancy. Tenants owe the same notice period to their landlord when choosing to vacate.
Anti-Retaliation Protection (Tenn. Code § 66-28-514)
Landlords are prohibited from retaliating against tenants who file housing code complaints, contact government agencies about habitability issues, or exercise any other legal tenant rights. Retaliatory acts — including rent increases, reduction of services, or eviction — within a certain period after a protected action create a presumption of retaliation that the landlord must rebut.
Prohibition on Self-Help Eviction (Tenn. Code § 66-28-505)
A landlord may never engage in self-help eviction. It is illegal for a landlord to change the locks, remove the tenant's belongings, shut off utilities, or otherwise force a tenant out without first obtaining a court order. Any landlord who engages in self-help eviction may be liable to the tenant for actual damages and other relief.
Security Deposit Rules for White House Renters
Tennessee does not set a statewide maximum cap on the amount a landlord can charge for a security deposit. Because Sumner County's population exceeds 75,000, White House renters are covered by the URLTA's security deposit rules under Tenn. Code Ann. § 66-28-301.
Return and itemization: The landlord must deposit the security deposit into a separate bank account, provide the tenant written notice of the name and address of the financial institution and the account number, and return the deposit within 30 days after the tenant vacates the unit. The landlord must include an itemized written statement of any deductions made for unpaid rent or damages beyond normal wear and tear. If the landlord wrongfully withholds the deposit or fails to return it within the required timeframe, the tenant is entitled to the full deposit amount plus additional damages as determined by the court.
Tenants should always document the condition of a unit at move-in and move-out with photographs, written notes, and if possible, a signed move-in checklist. Keep copies of all written communications with your landlord regarding the deposit.
Eviction Process in White House, Tennessee
Step 1 — Written Notice (Tenn. Code Ann. §§ 66-28-505, 66-28-512)
Before a landlord can file for eviction in court, they must serve the tenant with proper written notice. Because Sumner County is covered by the URLTA, the required notice periods are:
Step 2 — Filing in Sessions Court
If the tenant does not comply with the notice, the landlord may file a detainer warrant (eviction complaint) in the Sumner County General Sessions Court. The court will schedule a hearing, typically within a few weeks of filing. The tenant will be served with a copy of the detainer warrant and notice of the hearing date.
Step 3 — Court Hearing
At the hearing, both parties may present evidence and testimony. If the court rules in the landlord's favor, a judgment for possession is entered. The tenant may appeal the decision to circuit court within 10 days (Tenn. Code § 29-18-128), which may require posting an appeal bond.
Step 4 — Writ of Possession
If the tenant does not vacate after a judgment, the landlord may obtain a writ of possession, which authorizes a sheriff or constable to physically remove the tenant and their belongings from the premises.
Self-Help Eviction Is Illegal (Tenn. Code § 66-28-505)
At no point in this process may the landlord lock the tenant out, remove the tenant's personal property, shut off utilities, or take any other action to force the tenant out without a court order. Doing so constitutes an illegal self-help eviction. Tenants who are illegally locked out or have utilities shut off should contact local law enforcement and a legal aid attorney immediately, as they may be entitled to damages and restoration of possession.
The information provided on this page is for general educational purposes only and does not constitute legal advice. Tenant rights laws in Tennessee — including those affecting White House and Sumner County — are subject to change by the state legislature and courts, and the applicability of specific statutes may depend on facts and circumstances unique to your situation. Do not rely solely on this article when making decisions about your tenancy. If you have a specific legal problem, you should consult a licensed Tennessee attorney or contact a qualified legal aid organization such as the Legal Aid Society of Middle Tennessee & The Cumberlands. Laws may have changed since this article was last updated in April 2026.
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