In Clarksville, a rental rarely sits empty for long, and with Fort Campbell keeping tenants on the move, turnover is just part of the business. That pace makes it easy to hand over a lease the same way you always have, without noticing the rules shifted underneath you.
On January 1, 2025, Tennessee's Landlord Transparency Law, House Bill 1814, changed what you must disclose before a tenant moves in. Skip something, and it is not just a paperwork slip. It can undercut you if you ever end up in eviction court.
Knowing what belongs in that lease protects everything you have built.
Key Takeaways
Tennessee's Landlord Transparency Law (HB 1814) took effect January 1, 2025, and expanded what landlords must disclose before a lease begins.
Incomplete disclosures can complicate an eviction, so accuracy protects both your tenant relationship and your legal standing.
Clarksville sits in Montgomery County, which falls under URLTA, so its full disclosure and deposit rules apply.
Clear written disclosures and tidy records are among the cheapest ways to prevent costly rental disputes.
Who the Law Actually Covers in Clarksville
Not every Tennessee rental plays by the same rulebook. The state's Uniform Residential Landlord and Tenant Act, known as URLTA, only governs counties with more than 75,000 residents. Montgomery County passes that mark with room to spare, so if you own in Clarksville, you are operating under its full framework, not the lighter rules that apply in smaller counties.
That distinction is worth understanding. URLTA, laid out in Chapter 28 of the Tennessee Code, sets firm rules on disclosures, deposits, and habitability. For owners near Fort Campbell, where tenants come and go on military timelines, these rules are simply the price of a clean, low-drama rental.
Required Landlord Disclosures Before Tenancy
Before a lease begins, make sure your tenant receives every disclosure the law expects. The three below carry the most weight, and getting any of them wrong is exactly where avoidable disputes and liability tend to begin.
Owner and Manager Contact Information
This is the heart of HB 1814. Before the lease starts, you must give tenants, in writing, clear contact details for the people responsible for the property. At a minimum, that means:
The name and address of the owner or authorized property manager.
An agent authorized to receive legal notices for the owner.
A maintenance contact reachable by phone or email.
A 24-hour number for real emergencies.
A dependable way to communicate, such as an online portal.
You will find these requirements in Tennessee Code Section 66-28-302. Keeping the details current when management changes matters just as much as getting them right on day one.
Lead-Based Paint Disclosure
If your property was built before 1978, federal law requires three things before the lease begins:
A completed lead-based paint disclosure form.
The EPA pamphlet on lead safety in the home.
Any known information about lead hazards on the property.
These come from the Residential Lead-Based Paint Hazard Reduction Act, and skipping them can trigger steep federal penalties. It is a small step that saves you from a large problem.
Security Deposit Rules
Tennessee puts no cap on how much you can charge for a deposit, but it is strict about how you handle one. Under Section 66-28-301, every deposit must sit in a separate account used only for that purpose. Blend it with personal or business money, and you can lose the right to withhold any of it.
The timeline matters too. Once a tenant moves out and hands back possession, you have 30 days to refund the deposit or send an itemized list of deductions. Miss that window, and you forfeit the right to keep a single dollar.
Handled together, these three disclosures form the backbone of a compliant lease and give both sides a documented, drama-free start.
Habitability and Honest Marketing
URLTA also asks two straightforward things of you: keep the property livable, and market it honestly.
Livable means the essentials are working and maintained. Plumbing, heating, electrical service, structural soundness, and shared common areas all fall on you. These are not extras. They are the difference between a rental that holds tenants and one that generates complaints.
Honest marketing is just as important. Federal Fair Housing law prohibits misleading claims and any screening that treats protected groups differently. Advertise the rent, amenities, square footage, and application requirements exactly as they are, and hold every applicant to the same standard.
Consistency is not only the fair way to operate, but it also keeps you clear of discrimination complaints that are expensive and draining to fight.
Best Practices That Prevent Disputes
The best landlords rarely stop at the legal minimum. A few simple habits quietly pay for themselves:
Document move-in condition with dated photos and a written report both parties sign.
Spell out every fee in plain terms: rent, due dates, late fees, pet fees, and utilities.
Share the small details tenants forget to ask about, like filter changes and trash pickup days.
Keep signed disclosures, leases, and inspections organized so you can find them in seconds.
None of this is glamorous. But it is exactly what stops a small misunderstanding from turning into a claim you have to defend.
FAQs
Does Clarksville fall under Tennessee's URLTA?
Yes. Montgomery County's population is well above the 75,000 threshold, so URLTA and its disclosure rules apply to most Clarksville rentals.
What changed under HB 1814?
As of January 1, 2025, landlords must provide written contact information for the owner, manager, maintenance, emergencies, and communication before the lease begins. It ensures tenants always know who to reach.
How long do I have to return a security deposit?
You have 30 days after the tenant moves out and returns possession to refund it or itemize deductions. Missing that deadline can cost you the right to withhold anything.
Can a property manager handle all of this?
Yes. A local manager keeps disclosures accurate, deposits properly held, and records ready, which helps owners managing Fort Campbell turnover from a distance.
Disclosure Is Cheap. Disputes Are Not.
Transparency is not busywork. It is one of the cheapest forms of risk management a Clarksville landlord has. Owners who disclose the right information, hold deposits correctly, and keep clean records spend far less time untangling disputes and far more time collecting steady rent.
With HB 1814 now in force, the standard is higher, and the landlords who meet it look more professional to good tenants and stronger in front of a judge.
That Rent Life LLC handles this so you never have to second-guess a lease again. From HB 1814 disclosures and airtight lease prep to tenant screening, deposit handling, and the quick turnovers a Fort Campbell market demands, their team keeps your rental compliant and your weekends free.
Call That Rent Life today and rent with confidence, not crossed fingers.